What you will learn.
An independent, practical journey from your first property search to registered ownership and the first weeks in your Alanya home. Check current requirements and costs for your specific transaction with the appropriate professionals.
Your purchase, from first enquiry to registered title
Start with your use case and true budget
Define whether the home is for full-time living, holidays, rental use or long-term ownership. Allow for transfer charges, bank costs, insurance, furnishing and running costs in addition to the asking price.
Compare areas and shortlist suitable homes
Assess actual location, building age, access, distance to everyday services, site dues, sunlight and accessibility. Compare resale apartments, completed new homes and off-plan projects on different terms.
Check foreign-buyer eligibility where relevant
Before paying a non-refundable amount, confirm that your nationality can acquire the property and that the particular property is not subject to an acquisition restriction. The rules concern both the person and the location.
Investigate title, building and contract documents
Arrange appropriate checks of the seller’s authority, title record, mortgages and liens, encumbrances, relevant permits, occupation status and contractual representations. Ask independent professionals to examine legal or technical concerns.
Agree the terms without rushing a deposit
Have the offered price, payment schedule, inclusions, deposit refund terms, target transfer date, occupancy and remedies for delays recorded in writing. Do not treat a reservation form as proof of ownership.
Prepare the foreign-buyer and payment file
Confirm passport/ID details, translations if applicable, required declaration and photo, representation paperwork, property tax-declaration value evidence, DASK where applicable and the foreign currency purchase certificate process if applicable.
Complete the official land-registry transfer
The land registry checks the application and notifies relevant fees. The parties or validly authorised representatives attend the necessary signature stage. Transfer of title is completed by registration, not by a private promise or deposit alone.
Record a complete handover
Check actual possession, keys, access cards, inventory, utility meters, site management, insurance and any known maintenance or dues issues. Keep copies of signed documents and payment receipts.
Organise ownership after the transfer
Handle subscriptions, site payments, maintenance, insurance, furnishing and any property-management arrangement. Investigate tax and reporting obligations specific to your circumstances with qualified advisers.
Before any deposit: the checks worth requesting
Which documents might a foreign buyer need?
What happens at the Land Registry Directorate?
Submission and document review
The application is submitted with the necessary documents. The directorate verifies whether the process can proceed; missing documents may be requested.
Official fee notification
Applicable title-deed and revolving-fund charges are communicated through the official process. Verify payment instructions independently.
Official signature and registration
The official deed is signed by the relevant parties/accepted representatives. The authority completes registration and title is transferred.
Keep the completed transaction record
Obtain the title registration information and preserve the official deed, fee documents, contract records and transaction receipts securely.
Resale, completed new-build or off-plan?
Resale apartment
Focus on registered title and encumbrances, age/condition, occupancy documentation, site dues, outstanding obligations, what remains in the property, and a documented handover.
Completed new-build
In addition to title checks, compare the promised specifications with the completed apartment, verify occupancy/municipal status, warranties where applicable and the precise date and condition of delivery.
Project still under construction
Request project permits, developer/seller authority, milestones, exact unit specifications, land/title arrangements, payment stages, delay remedies and independent review of the sale agreement.
Land or commercial property
Different planning, project, permitted-use and regulatory constraints may apply. Do not assume the residential-apartment checklist is sufficient.
Know the cost categories before you commit
| Budget category | What to confirm |
|---|---|
| Purchase price and currency | Confirm contractual price, payment currency, timing and bank conversion costs; document what each payment covers. |
| Title-deed charges and official fees | Check applicable statutory transfer charges and the current TKGM revolving-fund tariff. Official amounts depend on the transaction and current rules. |
| Translation, legal and technical services | Allow for any sworn translator, independent legal review, building inspection or tax advice you choose or are required to obtain. |
| Insurance and moving-in expenses | Consider DASK where applicable, utilities, deposits, internet, repairs, furnishing and transfer-related practical costs. |
| Ongoing site costs and taxes | Assess monthly management charges, possible extraordinary maintenance, insurance and applicable owner obligations. |
Four transaction safeguards worth remembering
A private contract is not title
A reservation or preliminary sale contract can establish obligations but does not, by itself, transfer registered ownership. Confirm the precise legal instrument in use.
A screenshot is not a title check
A parcel map helps locate land; it does not replace reviewing current title records and restrictions with an authorised professional.
Currency documents depend on the transaction
TKGM identifies the foreign-currency purchase certificate as part of the relevant foreign-buyer workflow. Citizenship-purpose transfers may require additional steps.
Buying a property does not guarantee a permit
Acquiring real estate and being eligible for residence or citizenship are separate decisions. Evaluate them independently using current official rules.
After the keys: a practical handover list
The practical work coordinated by Alanya Realty
Before you make a decision.
A residence permit is not generally required simply to purchase, but the nationality of the buyer and the location/type of real estate must satisfy applicable acquisition rules.
No. Registered title is acquired through the legally required land-registry process. A private agreement or deposit may create contractual rights and obligations but is not a substitute for registration.
No. TKGM notes that the general valuation-report requirement for ordinary foreign purchases was abolished. Special rules, including price determination for citizenship applications, differ.
It is safer to have the property’s registered status, the seller’s authority and any proposed deposit terms checked before transferring a non-refundable amount.
Some steps can be coordinated remotely and a valid power of attorney may allow representation at specific stages. Overseas powers of attorney must satisfy the applicable Turkish registration requirements.
TKGM explains that the bank-issued certificate is part of the applicable foreign-person purchase process. Ask the bank and land-registry office for the current procedure before arranging conversion or transfer.
No. Residence and citizenship applications have separate criteria, property conditions and official decision processes. Ownership alone does not guarantee either outcome.
There is no fixed time for every purchase. Documentation, nationality checks, available appointments, bank processes, legal concerns and whether the project is ready can affect the timetable.
Yes. Review permits, the development and land-title arrangements, contract delivery commitments, specifications, staged payments and remedies for delay, rather than using the resale checklist alone.
We can assist with suitable property selection, area comparisons, viewings, practical coordination and post-purchase services according to the agreed scope. Independent legal, tax and immigration advice remains important where needed.
Where to verify.
We favour official land registry, migration, citizenship and public investment documentation. Source details should be rechecked before publication.
