Buying property in Alanya: how it works, step by step

In short

• Foreigners from most countries, Norway included, can buy property in Turkey, and do so all the time in Alanya.
• The property is yours only once the title deed — the tapu — is signed at the land registry. A contract with the seller or an agent does not transfer ownership.
• The purchase price must be exchanged into lira through a Turkish bank, which sends a currency certificate straight to the land registry.
• The title deed fee is 4% of the price, and in practice the buyer pays all of it.
• If you want a residence permit through the property, check the rules before you buy.

Can foreigners buy property in Turkey?

Yes. Turkey keeps a list of countries whose citizens may buy property, and buyers from Norway and the rest of Europe buy in Alanya all the time. The list is not public, so the land registry confirms it in each case — in practice it is not an obstacle.

There are also upper limits on how much foreigners may own: 30 hectares per person, and at most 10% of the private land in a district. For an apartment they make no difference.

Each purchase used to need military approval, which could take weeks. That is gone: military zones are now recorded in the land register, and the registry checks it itself.

Step by step

1. Find the property and ask for a copy of the tapu. It shows who owns it, whether there is a mortgage (ipotek) on it, and what kind of title it is. Ask too whether the building has an occupancy permit (iskan).
2. Agree price and terms in writing. The agreement should say who pays the title deed fee, what is included, and when you take over. Be careful about paying large sums before the tapu is transferred — ownership only passes at the land registry.
3. Get a foreigner identity number. If you do not have a Turkish identity number for foreigners, the land registry assigns you one. A tax number is the fallback.
4. Exchange the purchase price through a Turkish bank. Every foreigner buying property must exchange the amount into lira at a bank in Turkey. The bank issues a currency purchase certificate (döviz alım belgesi) and sends it electronically to the land registry — you cannot hand it in yourself. The price in the deed must match the amount on the certificate, so in practice you need a Turkish bank account.
5. Take out earthquake insurance (DASK). It is compulsory, and the registry will not register the transfer without a valid policy.
6. Sign at the land registry. Buyer and seller, or their representatives, attend at the booked time. If you do not speak Turkish, an authorised interpreter must be present. Once the deed is signed and the fees are paid, the property is yours.

What does it cost?

• Title deed fee (tapu harcı): 4% of the price, paid by the buyer. The law splits it 2% each, but in Alanya the buyer normally pays all of it — put that in the agreement. The fee is never calculated on less than the municipality’s tax value.
• A fixed service fee to the land registry, adjusted every year.
• An authorised interpreter at the registry, if you do not speak Turkish.
• The DASK insurance, renewed every year.

Do I need a valuation report (ekspertiz)?

From 2019 to June 2024 every foreign buyer needed a valuation report. That requirement is gone: today it applies only to purchases made to obtain Turkish citizenship. Many websites still say the report is required — they are out of date.

An independent valuation can still be wise if you are unsure whether the price is right.

After the purchase

• Property tax: As the new owner you must file a declaration with the municipality by 31 December of the same year — within three months if you buy in October–December. Tax is payable from the following year.
• Electricity and water: The accounts are moved to your name. Electricity is billed by CK Akdeniz, water by ASAT. You need the DASK number to open an account.
• Service charges (aidat) are paid to the management of the complex.

A residence permit through the property

Citizens of Norway and most EU countries can currently stay in Turkey without a visa for up to 90 days in any 180. To stay longer, you need a residence permit.

Owning a home can be the basis for a residence permit, but for homes bought from October 2023 the price in the deed must be at least 200,000 US dollars, converted at the central bank rate on the day of purchase. You must live in the home yourself, and it cannot be rented out.

Some neighbourhoods in Alanya — including Mahmutlar, Kestel, Kargıcak and Avsallar — have been closed to new residence permits since 2022. Local media reported in 2026 that they have reopened, but we have not seen an official decision. If a residence permit is part of the plan, we check the status of that exact address before you buy.

How we help

We are with you from the viewing to the land registry: we check the tapu, explain the agreement, go to the bank with you and arrange an authorised interpreter for the signing. Afterwards we can take over keys, bills and supervision while you are away.