Frequently Asked Questions

Yes, citizens of most countries can purchase property in Turkey. The process is straightforward and typically takes 3-6 weeks from offer to title deed transfer. Turkey has reciprocal agreements with over 180 countries. Some restrictions apply to properties near military zones and for citizens of certain countries.

The buying process involves: 1) Property selection and viewing, 2) Agreeing on terms and signing a reservation agreement, 3) Obtaining a tax number and opening a Turkish bank account, 4) Property valuation by a licensed appraiser, 5) Military clearance check (takes 1-5 days), 6) Title deed (Tapu) transfer at the Land Registry Office. Our team guides you through every step.

While we strongly recommend visiting to view properties firsthand, it is possible to purchase remotely using a Power of Attorney (PoA). You can authorize a representative to act on your behalf at the notary and Land Registry. Video tours and virtual viewings are also available to help you make an informed decision before traveling.

From selecting a property to receiving the title deed, the process usually takes 3-6 weeks. The main variable is the military clearance check, which typically takes 1-5 business days but can occasionally take longer. If you are purchasing with financing, the bank approval process may add an additional 1-2 weeks.

Yes, several Turkish banks offer mortgage loans to foreign buyers. Typically, you can finance up to 50-70% of the property value with terms of 5-15 years. Interest rates vary by bank and currency. Many developers also offer installment payment plans directly, which can be more flexible than bank financing.

Tapu is the official title deed document issued by the Turkish Land Registry Office (Tapu ve Kadastro Genel Mudurlugu). It proves legal ownership of the property and contains details such as the property address, owner information, property type, and registration number. The Tapu is the only legal proof of property ownership in Turkey.

You will need: 1) A valid passport with a notarized Turkish translation, 2) Turkish tax number (obtained free from the tax office), 3) Passport-size photos, 4) Property valuation report from a licensed appraiser, 5) Proof of funds or bank transfer records, 6) DASK earthquake insurance policy. Our team assists with obtaining all required documents.

Iskan (habitation certificate) is an official document confirming that a building meets all construction standards and is suitable for residential use. It is required for connecting utilities (water, electricity, gas) at residential rates, obtaining a residence permit, and applying for Turkish citizenship through property investment. Always verify Iskan status before purchasing.

While not legally required, we strongly recommend hiring an independent lawyer experienced in Turkish real estate law. A lawyer can verify the property's legal status, check for liens or encumbrances, review contracts, and ensure your interests are protected throughout the transaction. Legal fees typically range from 1-2% of the purchase price.

Military clearance is a mandatory check by the Turkish military to ensure the property is not located in a restricted military zone. This check is required for all property purchases by foreign nationals. It typically takes 1-5 business days but can occasionally take up to a few weeks. The process is handled by the Land Registry Office.

Beyond the property price, expect: Title deed transfer tax (4% of declared value, usually split 2%+2% between buyer and seller), Property valuation report (approx. 5,000-10,000 TL), Notary and translation fees, DASK earthquake insurance, and utility connection fees if applicable. Total additional costs typically range from 5-8% of the property price.

Annual property tax in Turkey is very affordable. For residential properties, it is 0.1% of the property's tax-assessed value in regular municipalities, or 0.2% in metropolitan municipalities like Alanya. The tax-assessed value is typically lower than the market value. Property tax is paid in two installments: May and November.

VAT rates depend on the property type and size. Properties under 150 sqm in residential projects may qualify for reduced VAT rates (1-8%). Properties over 150 sqm typically incur 20% VAT. Foreign buyers who pay in foreign currency and have not resided in Turkey for the past 6 months may be eligible for a VAT exemption on their first property purchase.

Monthly maintenance (aidat) fees in Alanya vary depending on the complex amenities. Basic apartments range from 300-800 TL/month, while luxury complexes with pools, gyms, saunas, and security can be 1,000-3,000 TL/month. These fees cover shared facilities maintenance, building insurance, cleaning, gardening, security, and elevator maintenance.

Rental income in Turkey is subject to progressive income tax rates ranging from 15% to 40%. There is an annual rental income exemption for residential properties (updated yearly). Expenses such as maintenance, insurance, and depreciation can be deducted. Turkey has double taxation agreements with many countries, so you typically won't be taxed twice on the same income.

Yes, purchasing property worth at least $400,000 USD qualifies you for Turkish citizenship by investment. The property must be held for a minimum of 3 years and cannot be sold to another foreigner for citizenship purposes. The citizenship process typically takes 3-6 months after application. Your spouse and children under 18 are also eligible.

Property ownership alone no longer automatically grants a residence permit in Turkey. However, owning property valued at $200,000 or more (varies by region) may support your short-term residence permit application. The residence permit is issued for 1-2 years and is renewable. It allows you to stay in Turkey legally and access public services.

After submitting your citizenship application, the process typically takes 3-6 months. The steps include: property purchase and title deed transfer, appraisal confirming the $400,000 minimum value, applying for a conformity certificate, submitting the citizenship application at the Provincial Directorate of Migration, and waiting for approval from the General Directorate of Civil Registration.

Yes, you can combine the values of multiple properties to meet the $400,000 minimum investment requirement for citizenship. All properties must be purchased within the application period and registered in your name. Each property will have a 3-year sale restriction annotation placed on its title deed.

Yes, Turkey fully allows dual citizenship. Obtaining Turkish citizenship does not require you to renounce your existing citizenship. However, you should verify with your home country's regulations, as some countries may not permit their citizens to hold dual nationality. Turkish citizenship provides benefits including visa-free travel to 110+ countries and access to the Turkish healthcare and education systems.

Yes, we provide comprehensive property management for owners who do not reside in Turkey full-time. Services include rental management, tenant screening, maintenance coordination, utility bill payments, annual tax handling, and regular property inspections with photo reports. This ensures your investment is well-maintained and generates income even when you are abroad.

Alanya offers strong rental returns, particularly during the tourist season (May-October). Well-located apartments near the beach can generate 5-8% annual rental yield. Short-term holiday rentals through platforms like Airbnb can be especially profitable during peak summer months. Off-season long-term rentals to expats and digital nomads provide steady year-round income.

After receiving the title deed and Iskan certificate, you can connect water, electricity, and natural gas. Water is arranged through the local municipality (ASAT in Alanya), electricity through the regional provider (AKSA or CK Enerji), and natural gas through Aksa Dogalgaz. Internet and TV services are available from providers like Turk Telekom, Superonline, and D-Smart. We assist new owners with all connections.

Yes, we work with trusted local furniture suppliers and renovation contractors. We can arrange complete furnishing packages from budget to luxury, tailored to your taste and rental goals. For renovation, we coordinate with licensed contractors for anything from minor updates to complete interior redesigns. We provide cost estimates, supervise work, and ensure quality standards.

We assist with property resale as well. The Alanya real estate market has shown consistent appreciation, with average annual price increases of 15-25% in recent years. Capital gains tax applies if you sell within 5 years of purchase (15-40% progressive rate on the gain). After 5 years, residential property sales are exempt from capital gains tax. We handle marketing, viewings, and the complete sales process.

Alanya offers an exceptional combination of Mediterranean climate with 300+ sunny days per year, affordable property prices compared to Western Europe, modern infrastructure, excellent healthcare facilities, and a cosmopolitan lifestyle. The city has a large international community with residents from over 80 countries. Property values have shown strong appreciation, making it both a lifestyle and investment destination.

Alanya enjoys a Mediterranean climate with hot, dry summers and mild, rainy winters. Summer temperatures range from 28-35 degrees Celsius, while winters are mild at 10-15 degrees. The sea temperature is comfortable for swimming from May through November (20-28 degrees). Annual rainfall is concentrated in December-February. The Taurus Mountains behind the city create a unique microclimate that keeps Alanya warmer than neighboring regions.

Alanya has excellent healthcare facilities including multiple private hospitals with international accreditation (such as Baskent University Hospital and Alanya Alaaddin Keykubat University Hospital). Many doctors speak English, German, and Russian. Private health insurance costs approximately 3,000-8,000 TL per year depending on age and coverage. Dental and cosmetic treatments are particularly affordable compared to European prices.

Alanya is served by Gazipasa Airport (GZP, 40 km east) with direct flights from many European cities, and Antalya Airport (AYT, 130 km west) which is a major international hub. Local transportation includes public buses, dolmus (shared minibuses), taxis, and rental cars. The city is also building a new tram line. A modern highway connects Alanya to Antalya. Many residents find a car useful but not essential for daily life.

The cost of living in Alanya is significantly lower than in Western Europe. A comfortable lifestyle for a couple costs approximately 15,000-25,000 TL per month, covering rent/mortgage, utilities, groceries, dining out, and entertainment. Fresh produce at local markets is very affordable. Dining at restaurants costs roughly one-third of European prices. Utilities average 1,000-2,500 TL/month depending on the season and property size.