Top 10 Most Important Questions About Buying Property in Turkey

Every year, thousands of foreigners choose Turkey not only as a vacation spot, but also as a country for profitable real estate investments. However, before buying, many questions arise: how to arrange everything correctly, what risks to consider, what will happen to taxes and is it possible to make money on rent or resale?

In this article, we have collected the TOP 10 most important questions about buying real estate in Turkey. Detailed answers will help you understand the nuances of the Turkish market, avoid typical mistakes for beginning investors and make the right choice.

Contents of the article:

1. What determines the price of real estate in Turkey?
2. What documents are needed to buy an apartment in Turkey?
3. What document is proof of ownership of an apartment in Turkey?
4. What taxes does a buyer of real estate in Turkey pay - during and after the transaction?
5. What to choose: a new building from a developer or a finished home from the owner?
6. Can a foreigner buy an apartment in Turkey in installments from a developer?
7. How much does an apartment with a sea view cost?
8. Is it possible to obtain a residence permit after purchasing real estate in Turkey?
9. Are foreigners allowed to rent out housing and make money from it?
10. Buying without intermediaries or with a real estate agency: which is safer and more profitable?

1. What does the price of real estate in Turkey depend on?

The cost of real estate in Turkey is influenced by a number of factors. And the spread of prices between similar properties can be significant. To understand this, it is worth considering the following key pricing parameters:

• Location

The location of the property is one of the main factors in pricing. The most expensive properties are those in tourist-developed regions with access to the sea, for example, in Alanya, Antalya and Istanbul. Prices vary depending on the distance from the beach, center, airport, schools and other infrastructure. The closer the property is to the sea and popular tourist points of interest, the higher its cost.

• View from the window and number of floors

The presence of a panoramic view of the sea, mountains or city significantly affects the price. Apartments with a sea view are traditionally more expensive. The floor is also taken into account - in most resort towns in Turkey, middle and upper floors are valued, where premium apartments are located.

• Property type

Apartments in residential complexes with developed infrastructure (swimming pool, fitness center, sauna, security) are more expensive than properties in old housing stock or houses without additional amenities.

• Construction class and finishing

New business and premium class buildings are significantly more expensive than standard housing, as they include improved layouts, designer finishes, energy-efficient systems and additional comfort elements.

• Object readiness stage

At the excavation stage, prices are usually significantly lower than at the completion of the project. As the house is completed, the cost per square meter increases, so investors who buy at an early stage of construction receive the greatest benefit.

• Prospects for the development of the region

The development of infrastructure in the area, the construction of new roads, tourist facilities or the planned opening of airports also increase the cost of housing.

• Additional factors

These include the availability of furniture and appliances, design features, the possibility of obtaining a residence permit under TAPU and the right to rent out, as well as other parameters that can affect the final price.

To correctly estimate the cost of an object in Turkey, it is not enough to focus only on the area. It is important to consider a combination of factors, from the location and stage of construction to the status and infrastructure of the complex.

2. What documents are needed to buy an apartment in Turkey?

Buying an apartment in Turkey for Russians and citizens of other countries is an official legal procedure that requires the preparation of a certain set of documents.

Documents prepared by the buyer:

• Passport with a notarized translation into Turkish.
• Tax identification number obtained in Turkey.
• Biometric format photographs.
• Application for obtaining a certificate of title (TAPU).
• Earthquake insurance (DASK).
• Permission from government agencies, if required.
• Power of attorney if the buyer or seller acts through a representative.

Registration of the property as property takes place in a state body - the Land Cadastre Department. If necessary, the buyer can use the services of a licensed real estate agency, which will prepare a package of documents, organize the translation and notarization of documents, and also support the transaction at all stages.

3. What document is proof of ownership of an apartment in Turkey?

The main and only official document confirming the right of ownership of real estate in Turkey is the TAPU certificate. This document is issued by the State Cadastre Office (Tapu ve Kadastro Genel Müdürlüğü).

The TAPU specifies who owns the property, where it is located, its status, area and type of ownership. The document is issued at the final stage of the purchase and sale transaction and is issued to the new owner after all procedures have been completed, taxes and state fees have been paid.

It is possible to check the authenticity of the TAPU at the Cadastral Office, as well as through the Web Tapu mobile application, a service launched by the Ministry of Environment and Urbanization of Turkey.

4. What taxes does a buyer of real estate in Turkey pay - during and after the transaction?

Investments in Turkish real estate are accompanied by mandatory tax payments, which must be taken into account when planning a budget. At the same time, the fiscal burden on owners remains relatively low, especially in comparison with European countries.

Main taxes upon and after purchase:

• Transfer Tax (Tapu Harcı). This is the main tax when registering a transaction. In 2025, the standard rate is 4% of the cadastral value of the property.
• Annual Property Tax in Turkey (Emlak Vergisi). Owners of Turkish property are required to pay a municipal tax annually. The rate depends on the type of property and its location. For housing, it is:
  • 0.1% — base rate (in small towns);
  • 0.2% — within large cities.

For residents and non-residents of Turkey, property tax obligations are identical.

5. What to choose: a new building from a developer or a finished home from the owner?

Buying a home in Turkey can happen in two main scenarios: buying an apartment directly from the developer (in a new building) or a finished home from the owner.

The main advantages of buying an apartment from a developer:

• Interest-free installment plan. One of the key advantages of purchasing new buildings is access to installments from the developer itself, usually without interest. Foreign buyers can make payments in stages, with a minimum down payment of 10%.
• Modern layouts and infrastructure. New buildings are designed taking into account current requirements for comfort: well-thought-out layouts, bathrooms in each bedroom, as well as the infrastructure of the residential complex - swimming pools, fitness rooms, saunas, video surveillance.
• Developer's warranty and new utilities. The property is handed over with new utilities, and the developer itself bears warranty obligations - on average from 2 to 5 years, depending on the type of work.
• Low starting price at an early stage of construction. The earlier the buyer enters the project, the better the price. As construction is completed, the cost per square meter increases. This makes new buildings especially attractive to investors.

Flaws:

• Waiting for the facility to be put into operation (up to 1–2 years).
• Possible delays during the construction phase.
• It is necessary to carefully check the developer’s reputation for the availability of all permits.

Advantages of buying a second-hand home:

• The property is ready for occupancy. In case of an urgent move or the goal of immediately renting out the property, the secondary market is the best solution. You can start using the apartment literally within a few days after payment.
• Availability of furniture and equipment. Objects on the secondary market are sold turnkey, which saves additional expenses on arrangement.

Flaws:

• Payment is usually one-time.
• Worn out communications, partial repairs required.

Each option has its own characteristics, advantages and risks, and the choice between them depends on the purchase goals, budget and time frame. A professional real estate agency will help you make a choice, check the property documents and choose the best option.

6. Can a foreigner buy an apartment in Turkey in installments from a developer?

Foreign citizens can purchase real estate in Turkey in installments directly from the developer. This is one of the most accessible and convenient ways to buy an apartment without using a bank loan, especially for those who do not have the entire amount on hand at once.

The installment plan is provided by the developer itself - as a rule, without the participation of banks and without charging interest. The conditions depend on the specific project and stage of construction. The payment period may be limited by the construction period, and may also exceed it. Today, some developers in Alanya are ready to offer installments for several years.

7. How much does an apartment with a sea view cost?

An apartment with a sea view in Alanya is the dream of many foreign buyers. The Eastern Mediterranean attracts with its warm climate, well-kept beaches, picturesque landscapes and high rental demand. However, such a view is not only aesthetics, but also a significant factor in pricing. The closer the property is to the sea and the more open the view, the higher the cost per square meter.

Prices depending on the area:

• The center of Alanya and near Cleopatra Beach. These are the most expensive and prestigious locations. There are practically no plots left for new construction, so the supply is limited. Price: 1,500–2,500 $/m².
• Both, Tosmur. Popular with families and buyers looking for comfort. The areas are being actively built up with modern complexes. Cost: about $1,400/m².
• Kargicak, Kestel. Hilly areas where even the second line can have a great view of the sea. There are many luxury complexes with terraces and panoramic windows. Average price: from 1,300–1,500 $/m².
• Avsallar, Mahmutlar. Mid-priced locations popular with renters and investors. Price tag for apartments with a view: $1,150/m² on average.

The cost of an apartment with a sea view in Alanya varies depending on the area, type of view, level of the building and infrastructure. Such properties remain the most popular on the market - both for personal use and for investment purposes. If you are considering buying a property with a view, it is important to act quickly: liquid options are among the first to sell out.

8. Is it possible to obtain a residence permit after purchasing real estate in Turkey?

Buying real estate in Turkey gives a foreign citizen the right to apply for a short-term residence permit (ikamet) based on TAPU. However, owning property does not automatically guarantee a residence permit - the decision is made by the Migration Service, and a number of conditions must be met.

Basic requirements for obtaining a residence permit:

• The property must be residential (apartments, house, villa), be in a habitable condition and have a technical passport (iskan).
• The cost of the apartments specified in the TAPU is not less than 200,000 USD.
• The housing is located in an area open for legalization of residence. The Ministry of Internal Affairs has approved a list of microdistricts in which the percentage of foreigners exceeds the established norm. In these locations, the issuance of primary residence permits has been temporarily suspended, even if there is property.
• All documents have been prepared, including a certificate of financial solvency.

An alternative to a residence permit is Turkish citizenship through investment. If the amount of investment in real estate is at least USD 400,000 and the conditions are met, the owner can apply for a Turkish passport. This is a separate, state investment program, which also provides for accelerated processing of documents.

9. Are foreigners allowed to rent out housing and make money from it?

Foreign property owners in Turkey do have the right to rent out their property and earn income from it. However, it is important to understand that new, strict rules for short-term rental of apartments have come into force since 2024.

Short-term rental is a rental for a period of up to 100 days, usually for tourism.

What is required for legal short-term rental:

• Official permission (license) from the Ministry of Culture and Tourism.
• The location of the property in a residential complex approved for short-term rent.
• Consent of all owners of the complex.
• Availability of fire alarms, evacuation plans, and a number plate at the entrance.
• Registration of each guest with the police.
• Payment of all taxes and fees, including VAT, etc.

If you plan to earn income from your property, it is important to structure the process correctly from the very beginning, even at the stage of choosing the property.

10. Buying without intermediaries or with a real estate agency: which is safer and more profitable?

Buying real estate in another country is always a serious decision associated with legal, financial and organizational risks. In Turkey, you can buy an apartment or villa either directly from the owner or developer, or through an agency. At first glance, it seems that buying on your own allows you to save money, but in practice, everything is far from clear.

The potential benefit of buying on your own may be saving money. However, the list of benefits ends there. The main difficulties begin when the buyer encounters bureaucracy, language barriers and legal issues.

Contacting a professional real estate agency with a license gives the buyer a number of advantages:

• Document verification. The company checks the legal purity of the property, the availability of all permits, compares data from the municipality, tax and land registry.
• Transaction support from start to finish. Includes selection of properties, organization of viewings, negotiations with the seller, signing contracts, paying taxes, obtaining TAPU.
• Support in native language and transparent conditions. Convenient communication, no misunderstandings and explanation of each step.
• Post-transaction assistance. Registration of utility bills, insurance, consultations on rent, taxation and residence permits.
• Legal security. The buyer is insured against errors.

In practice, working with an agency not only reduces risks, but also often helps save money: specialists know how to bargain, which projects provide discounts, which developers are reliable and how to avoid unnecessary expenses. At the same time, large agencies in Turkey do not charge commission from buyers.

If you are looking for a transparent, legally secure transaction, an individual approach to each client and full support at all stages, contact the Altop Real Estate agency. We have been working in the Turkish market for over 15 years, have an official license and support clients from the moment of the first request to receiving all the documents and keys to your new property.