Alanya is one of Turkey's most active real estate markets for foreign investors, and every purchase happens in a country with an unfamiliar language and legal system. As a real estate lawyer in Alanya, we manage the entire process in Turkish and Russian, from the title deed (tapu) transfer and due diligence to sales contracts and dispute resolution. Our goal is for you to buy your property safely and avoid legal surprises later on.
The Title Deed (Tapu) Transfer Process for Foreigners
In Turkey, ownership passes only through the official tapu registered at the Land Registry and Cadastre Directorate. 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. As your title deed lawyer in Alanya, we handle the process through these steps:
- Obtaining a Turkish tax identification number for the foreign buyer (free and issued the same day).
- Securing the SPK-licensed property valuation (appraisal) report, which is mandatory for foreign purchases.
- Arranging the compulsory DASK earthquake insurance for residential buildings.
- Filing at the Land Registry and paying the revolving-fund charge and transfer fees.
- Completing the military clearance check and registering title on the appointment day.
A sworn translator is legally required at the Land Registry for foreign buyers who do not speak Turkish. The title transfer fee is 4% of the declared sale price, in principle split as 2% buyer and 2% seller, though in practice the buyer often assumes it. Declaring a value below the true price carries serious legal and tax risk, so we advise a correct declaration.
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 verify:
- The title deed record: who the true owner is and whether the seller is authorised.
- Mortgages, liens, annotations and encumbrances; whether any debt or injunction burdens the property.
- The zoning status and condominium (kat mülkiyeti) title; whether the project is licensed.
- The occupancy permit (iskan) and the building's conformity with its construction licence.
- Outstanding maintenance dues, common-area obligations and the site management plan.
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.
Rules Specific to Foreign Buyers
Turkey abolished the reciprocity principle in 2012, so citizens of many countries may now acquire property in Turkey. However, certain limits apply:
- A foreign individual may acquire a maximum of 30 hectares of real estate nationwide.
- Foreign ownership may not exceed 10% of the privately owned area within a district.
- Acquisition is restricted in military forbidden zones and security zones; the Land Registry obtains military clearance before a sale, which usually concludes within a few weeks.
- Additional restrictions may apply to citizens of certain countries.
We check these rules for the specific parcel before you commit, because if the military clearance result is negative, the transfer cannot proceed.
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. Under current practice, the minimum property value for a short-term residence permit based on real estate is USD 200,000, and for purchases after 15 January 2025 this value must be recorded directly in the tapu. The real estate investment threshold for Turkish citizenship is USD 400,000, with the property held for at least three years. Both routes require an SPK-licensed appraisal and a foreign-currency purchase certificate (DAB). Because some neighbourhoods in Alanya may be closed to new residence-permit registrations, we advise checking the neighbourhood and your intended purpose before buying.
Power of Attorney and Contracts for Remote Buyers
Buyers abroad can complete the whole process through a properly drafted power of attorney without travelling to Turkey. We carefully limit the scope of the power of attorney, granting authority only for specific transactions. Before any deposit or earnest money is paid, we prepare a written contract clarifying each party's obligations, the delivery date and the withdrawal terms. Verbal agreements and trust-based payments are the most common source of losses.
Real Estate Disputes
As a real estate lawyer in Alanya, we also stand by you in litigation: title cancellation and registration actions, claims against developers for defective or incomplete delivery, lease and eviction cases, condominium and site-management disputes, and disagreements over dues and common areas. In each file we first assess settlement and mediation, and resort to court when necessary. We do not promise a guaranteed outcome; instead we explain every stage transparently and defend your rights diligently.
Documents You Will Need
For a foreign buyer's title deed transfer in Alanya, the following documents are generally required:
- 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.
- 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; missing paperwork is one of the most common causes of delay.
Taxes and Costs
When deciding to buy, you should account for transaction costs alongside the sale price:
- Title transfer fee: 4% of the declared price, in principle shared between buyer and seller.
- Revolving-fund and service charges.
- The SPK appraisal report fee.
- The DASK earthquake insurance premium.
- Annual property tax paid to the municipality.
Foreign buyers meeting certain conditions may benefit from a VAT exemption on residential or commercial units bought first-hand from the developer and paid in foreign currency transferred from abroad; this exemption requires the property to be held for a defined period and payment to be made in foreign currency. In addition, base taxable property values have risen significantly as of January 2026, which may affect fee and tax costs. We assess the current rates and exemption conditions with you before the transaction.
Why Work With a Real Estate Lawyer in Alanya?
A real estate agent brokers the sale; legal security is provided by an independent lawyer. A title deed lawyer in Alanya reviews the land registry record, the contract and the payment terms impartially, protecting your interests. This lets you structure the money transfer safely and avoid litigation that might otherwise arise later.
Free Initial Consultation
Having a 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.