Foreigners Buying Property in Türkiye: A Complete Guide for Alanya

Alanya is one of the districts where foreign investors most often buy property in Türkiye, and every purchase happens in a country with an unfamiliar language and legal system. Foreigners buying property in Türkiye must follow specific rules, and at Rufina Taştan Law Office we manage this process in Alanya in Turkish and Russian. This guide explains every stage, from eligibility and the tapu transfer to due diligence, fees, and the link to residence and citizenship.

Can Foreigners Buy Property in Türkiye?

Foreign acquisition is governed by Article 35 of the Land Registry Law (Tapu Kanunu). Today, citizens of roughly 180 or more countries are eligible by nationality to acquire real estate in Türkiye; only a few nationalities are restricted. Before you decide to buy in Alanya, we check these conditions for your nationality and the specific parcel.

• A foreign individual may acquire a maximum of 30 hectares of real estate across Türkiye.
• The property cannot lie in a military or security restricted zone; a clearance check is carried out before the sale, and this check is now largely automated and usually concludes within days.
• Additional restrictions may apply to citizens of certain countries.

These rules are updated from time to time, so we confirm the current position in each file before the transaction.

How the Tapu Transfer Works in Alanya

In Türkiye ownership passes only through the official title deed (tapu) registered at the Land Registry Directorate (Tapu Müdürlüğü). A notarised sales-promise agreement or a private contract does not transfer ownership on its own; the real transfer is completed with registration at the Land Registry. The foreign buyer must first obtain a Turkish tax identification number, issued at the tax office with a passport, often the same day.

Since 2019, an SPK-licensed property valuation (appraisal) report has been mandatory for all sales to foreigners. This report states the market value in Turkish Lira and forms the basis for the land-registry fees. A sworn translator is legally required at the Land Registry for buyers who do not speak Turkish.

Pre-Purchase Due Diligence

The most critical stage is the review carried out before any deposit is paid. For the property you intend to buy in Alanya, we examine the title record and the property's actual condition in detail.

• Who the true owner is in the tapu record, and whether the seller is authorised.
• Mortgages, liens, annotations and encumbrances; whether any debt or injunction burdens the property.
• Whether an occupancy permit (iskan) exists and whether the building conforms to its construction licence.
• DASK compulsory earthquake insurance, and any unpaid property tax and dues/utility debts.
• For projects, the building's construction and licensing status.

Buildings without an occupancy permit or built contrary to zoning carry a future risk of demolition, fines and loss of value on resale. We recommend that no payment be made until this review is complete.

Costs, Fees and Payment Rules

Alongside the sale price, you should budget for transaction costs from the outset. The title transfer fee (tapu harcı) is currently 4% of the declared value and, as a rule, split between buyer and seller, though in practice the buyer often assumes it. There is also a revolving-fund service charge and, where needed, a sworn translator's fee.

For foreign buyers, payment increasingly must go through banks and be documented with a foreign-currency purchase certificate (DAB), which matters especially if the payment will later be used for a residence permit or citizenship. Declaring a value below the true price carries serious legal and tax risk.

The Link to Residence Permit and Citizenship

Many Russian, Ukrainian and CIS buyers in Alanya connect their purchase to a residence permit or Turkish citizenship. Since 16 October 2023, buying a residential property worth at least USD 200,000, confirmed by the valuation report, can support a short-term residence permit for the owner, spouse and children under 18. Holding a property worth at least USD 400,000, confirmed by valuation, for three years (with a restriction annotated on the title) may qualify you to apply for Turkish citizenship by investment. Because these thresholds and conditions can change, we assess the current position with you in each file.

The Purchase Process, Step by Step

• 1. Preliminary check of nationality eligibility and the security/military clearance status for the parcel.
• 2. Obtaining a Turkish tax identification number from the tax office.
• 3. Due diligence on the title record and the property's actual condition.
• 4. Preparing a written sale/deposit contract and clarifying the deposit terms.
• 5. Securing the SPK-licensed valuation report.
• 6. Making payment through a bank and obtaining the DAB certificate.
• 7. Arranging DASK earthquake insurance for residential property.
• 8. Filing at the Land Registry, paying the fees and revolving-fund charge, and registering title on the appointment day.

Documents You Will Need

• A valid passport and, where needed, a notarised Turkish translation.
• A Turkish tax identification number.
• Biometric photographs (usually two).
• The SPK-licensed property valuation (appraisal) report.
• The compulsory DASK earthquake insurance policy for residential property.
• The seller's title deed and identity document.
• A foreign-currency purchase certificate (DAB) if a residence permit or citizenship is intended.
• A notarised power of attorney for remote transactions, and a sworn translator if you do not speak Turkish.

Preparing complete and accurate documents ensures the transaction is finalised without delay on the appointment day.

Free Initial Consultation

Having an independent legal review before buying property in Alanya prevents major risks from arising later. At Rufina Taştan Law Office we provide service in Turkish and Russian and explain the process to our foreign clients in their own language. For a free initial consultation, reach us by phone or WhatsApp at +90 538 838 63 66, or write to info@avrufinatastan.com. Our office is on Keykubat Boulevard, Güllerpınarı district, Alanya.

Frequently Asked Questions

Do I need a residence permit to buy property in Türkiye as a foreigner?

No. You do not need to hold a residence permit in advance to acquire property in Türkiye; eligibility depends on your nationality and the conditions in Article 35 of the Land Registry Law. Owning property can, through a separate application, support a short-term residence permit.

How much is the title deed fee for a foreign buyer in Alanya?

The title transfer fee is currently 4% of the declared value and, as a rule, split between buyer and seller. In practice the buyer often assumes it; we confirm the current rate before the transaction.

What is the maximum amount of property a foreigner can own in Türkiye?

A foreign individual may acquire a maximum of 30 hectares of real estate across Türkiye. The property also cannot lie in a military or security restricted zone; a clearance check is carried out before the sale.

Is the valuation (appraisal) report mandatory?

Yes. Since 2019, an SPK-licensed valuation report has been mandatory for all sales to foreigners. The report states the market value in Turkish Lira and forms the basis for the fees.

Can I buy property in Alanya without travelling to Türkiye?

Yes. With a properly drafted power of attorney you can complete the whole process without travelling. We recommend limiting the power of attorney to only the necessary transactions.

Does buying property make me a Turkish citizen automatically?

No, it is not automatic. Holding a property worth at least USD 400,000, confirmed by valuation, for three years may qualify you to apply for citizenship by investment; the application is a separate process and the conditions must be met.