Buying a home in Alanya: from title deed to keys

Buying in Alanya takes between two and four weeks when the steps are done in the right order. Where a purchase drags on, the problem is rarely the rules — it is that the order got broken. Here are the steps as they should actually run.

1. Tax number and bank account

First you obtain a Turkish tax number; a passport and a declared address are enough, and it is issued the same day. The bank account follows. Paying through a bank is not only practical — it is required for the currency exchange document the title deed office will ask for.

2. Contract and deposit

Once the property is chosen, a preliminary contract is signed with the seller and a small share of the price is usually paid as a deposit. If the contract does not state clearly under what circumstances the deposit is returned, do not sign it. That one sentence prevents most of the disputes that come later.

3. Checking the title record

The land registry is checked for mortgages, liens or annotations on the property. The occupancy permit (iskân) is checked as well. In a building without one, water and electricity run permanently on temporary tariffs — over years, that is a real difference.

4. Valuation report

A valuation report is mandatory on sales to foreign nationals. It is produced by a licensed firm, is valid for three months, and sets the floor for the value declared at the title deed office. A report coming in well below the agreed price is one of the common reasons a purchase is delayed.

5. Currency exchange document

Foreign buyers must convert the payment into Turkish lira and document it. The exchange certificate from the bank is requested at the title deed appointment. Skipping this step and turning up anyway means the appointment has to be rebooked.

6. The appointment and transfer

With the documents complete, an appointment is booked at the land registry. Buyer, seller and — if either party does not speak Turkish — a sworn translator attend. The transfer happens that same day and the deed is handed over in person.

Costs

The title deed fee is 4% of the sale price and is in practice usually split between the parties. Beyond that there is the valuation fee, the translator's fee and a revolving-fund charge. Annual property tax is low, starting at 0.1% for residential property.

Buying by power of attorney

If you cannot travel to Turkey, the process can run on a notarised special power of attorney. Issued abroad, it needs an apostille. Keep its scope narrow: one named property, for a limited period.

Afterwards

Once the deed is in hand come the utility transfers (electricity, water, gas), the compulsory earthquake insurance (DASK) and, where relevant, notice to the building management. A residence permit application can also be made at this stage.

Being alongside you through all of this is part of what we do; every property in our portfolio has had its documents checked before you ever see it.