Frequently Asked Questions When Buying a Property in Turkey

Annual Property Tax: Typically, the annual tax is 0.2% to 0.4% of the declared value. However, if the property does not have an occupancy permit (İskan), tax rates and utility costs can be significantly higher (up to 1% or more). It is crucial to purchase properties with a valid İskan.

Maintenance Fees (Aidat): These monthly costs vary based on the complexity of the facility and the services provided. In 2026, fees generally range from €30 to €100 per month.

What is Covered? Payment covers the maintenance of social areas (swimming pools, saunas, gyms), 24/7 security, landscaping, professional cleaning, and administrative management.

Efficiency: Modern complexes in Alanya now often use smart energy systems to keep communal costs optimized for homeowners.

Appraisal (Expertise): Before the title deed transfer, a mandatory valuation report is required. For 2026, the cost for residential properties generally ranges from €500 to €750, depending on the size of the apartment.

Tapu (Title Deed): The transfer tax is 4% of the appraised value. In addition, there are administrative fees (Revolving Fund/Döner Sermaye) which vary based on the parties' nationalities.

İskan (Occupancy Permit): The cost depends on the specific project and municipality; please request a quote for your specific property.

Utility Connections: For new properties, the first-time connection to electricity and water networks ranges from €150 to €250 (including security deposits).

Broad Eligibility: Since May 2012, citizens of 129 countries—including almost all European nations, the USA, UK, Australia, and New Zealand—can purchase real estate in Turkey without major restrictions.

Special Conditions: Citizens of certain countries (such as Iraq, Iran, and Palestine) may face specific restrictions when purchasing agricultural land and must obtain special ministerial permits for such investments.

Conditional Purchases: Countries like Jordan, Israel, Morocco, and Egypt have specific conditions; however, if these legal requirements are met, property acquisition is fully possible.

Prohibited Nationalities: Currently, due to international reciprocity laws, citizens of Syria, Armenia, North Korea, Cuba, and Nigeria are restricted from purchasing real estate in Turkey.

Full Ownership: When you purchase an apartment in Alanya, you are granted "Freehold" status. This means you own not only the residence but also a legal share of the land on which the building is constructed.

Grace Period: Notwithstanding the scheduled delivery date, if the transfer is delayed due to reasonable administrative reasons confirmed by the Seller, a one-time grace period of 1 (one) month shall be granted without any penalty.

Delay Compensation: If the Seller fails to deliver the property on time (excluding force majeure), the Seller is obligated to pay the Buyer a monthly rental compensation equivalent to current market rates or provide a comparable living arrangement for the duration of the delay.

Force Majeure: Obligations for compensation are suspended in cases of force majeure, which include natural disasters, global or local epidemics, mobilization, or sudden legislative changes affecting construction. The Seller must formally notify the Buyer when such circumstances arise.

Default by Seller: If the Seller unilaterally decides not to sell the property or fails to complete the project without a valid legal reason, they are obligated to refund all payments received in full. Additionally, a 10% penalty of the total amount paid shall be awarded to the Buyer, as strictly stipulated in our 2026 standardized sales contracts.

In 2026, flexible financing remains one of the strongest reasons to invest in Alanya's new developments. Most construction companies offer internal financing models that bypass traditional bank loans.

Down Payment: To initiate the process, an initial down payment of at least 30% to 40% of the property price is typically required.

Repayment Terms: The remaining balance can be paid in interest-free installments, generally ranging from 12 months to 3 years (or until the project's completion).

Early-Stage Advantage: Purchasing at the launch or early construction phase not only secures the lowest possible price but also allows for the longest and most flexible installment schedules.

Direct Financing: These plans are managed directly by the developer, meaning no bank bureaucracy, no interest rates, and a much simpler documentation process for international buyers.

When considering a buy-to-let investment, we always advise: "Look at the property through the eyes of your future guest." Would you want to spend your hard-earned vacation there?

The Location Trap: Consider a project in Kargicak. While it may offer serenity, a 1.5 km walk to the sea under the 2026 summer sun can feel like 5 km. For families with children or elderly guests, this is a major drawback unless the complex provides a regular shuttle service.

Old vs. New: A cheap, older apartment 200 meters from the sea might seem like a bargain. However, in 2026, guests demand modern infrastructure. Older buildings often lack maintained pools, high-speed internet, and soundproofing. Undemanding tenants exist, but high rental yields (ROI) are only possible with premium standards.

The Premium Advantage: Properties near the beach in modern complexes with professional management, spa facilities, and new furniture command significantly higher nightly rates. In the 2026 market, quality is the best guarantee for high occupancy rates and consistent income.

İskan is the official "Technical Passport" of a building, proving it meets all construction and safety standards. There are two main stages:

General İskan (Genel İskan): The master technical document for the construction. Issued by the local government, it proves the property has received all necessary permits for residential use and is legally authorized for permanent habitation.

Private/Individual İskan (Ferdi İskan): This document is issued for individual apartments and is required alongside the Title Deed (Tapu). As of 2026, it is mandatory for registering new electricity and water meters at residential rates. Without it, utilities are charged at the much more expensive "Construction Rate."

We provide comprehensive, end-to-end services during and after your property purchase in Turkey. Our 2026 service model is designed to offer a seamless experience, managing all documentation and lifestyle needs:

Pre-Purchase: Curated property matching, virtual or on-site viewing tours, and transparent investment analysis.

Documentation & Legal: Management of Title Deed (Tapu) transfers, tax ID registration, bank account openings, and residency permit applications.

After-Sales Excellence: Utility connections (electricity, water, internet), furniture/appliance shopping assistance, insurance policies, and full property management.

Peace of Mind: Professional guidance to ensure your investment remains secure and well-maintained even while you are abroad.

EMR Real Estate offers personalized inspection trips for our clients to explore potential homes and the unique Alanya lifestyle firsthand. We ensure a stress-free experience as you make one of your life's most important decisions:

Cost Coverage: If you choose to become a homeowner through us, we bear the costs of your trip, including flight tickets, airport transfers, and comfortable accommodation.

Tailored Itinerary: We prepare a private portfolio specifically matching your budget and preferences, avoiding unnecessary viewings.

Lifestyle Exploration: Beyond the property walls, we introduce you to the local community, beaches, and infrastructure of the region.

Professional Guidance: Throughout the trip, our experts provide full transparency regarding legal procedures and investment potential.

Under Turkish tax legislation, real estate investments offer significant financial advantages for long-term holders:

The 5-Year Rule: If you sell your property after 5 full years of ownership, you are legally exempt from paying Capital Gains Tax on any profit made from the sale.

Full Exemption: Once the five-year holding period is completed, the entire appreciation value is yours to keep, tax-free.

Investment Benefit: This regulation makes Turkey one of the most tax-efficient real estate markets in the region compared to many European countries where high capital gains taxes apply regardless of the holding period.

To initiate the property acquisition process in Turkey, the following documents and legal procedures are required:

Passport: A valid original passport and its notarized Turkish translation are mandatory for all official transactions.

Power of Attorney (PoA): If you cannot be present in Turkey during the process, you may grant a Power of Attorney to EMR Real Estate to act on your behalf.

Apostille Stamp: Documents prepared outside of Turkey must carry an "Apostille" stamp (or be issued via a Turkish Consulate) to be legally recognized under international law.

Secure Representation: The PoA is strictly limited to the specific tasks you authorize—such as purchasing the property and registering utility meters—ensuring your investment is handled safely and professionally.

Turkish law protects the inheritance rights of international property owners. Here is how the legal process works regarding succession:

Automatic Succession: Unless a specific will is stated, in the event of the owner’s passing, the property is automatically inherited by the legal heirs (spouse and children) according to their legal shares.

Certificate of Succession: Heirs must obtain a "Certificate of Succession" from the relevant legal authorities to officially register the property in their names.

Legal Assistance: For any modifications to property rights or specific inheritance arrangements, professional legal assistance is required to ensure compliance with Turkish Civil Law.

Recommendation: To simplify future procedures, we advise our clients to consider drafting a Turkish Will before a public notary for their Turkish assets.

We offer comprehensive assistance in turning your new property in Turkey into a comfortable and stylish home. Our 2026 service model includes collaboration with experienced designers to suit your lifestyle:

Turn-Key Solutions: Complete furnishing packages that cover everything from appliances to decor, ensuring your home is ready for immediate move-in or rental.

Personalized Interior Design: Whether you prefer modern minimalism or classic luxury, our designers work with you to create a bespoke living space.

Smart Home Solutions: We integrate 2026-standard smart home technologies, allowing you to control your home’s security and climate remotely.

Quality Assurance: Through our network of premium suppliers, we provide high-quality, warrantied furniture and materials at competitive prices.

Once you become a homeowner in Turkey, securing your investment against all potential risks is a top priority. EMR Real Estate assists you in finding the most reliable insurance solutions:

Compulsory Earthquake Insurance (DASK): We handle the mandatory DASK procedures required for legal transactions and utility connections on your behalf.

Comprehensive Home Insurance: We offer extended policy options that protect your property and belongings against unforeseen events such as fire, flooding, theft, and technical breakdowns.

Best Value Guarantee: Through our partnerships with leading insurance providers, we help you find the best coverage at competitive 2026 market rates.

Policy Management: We provide reminders and management services to ensure your policies are renewed on time, keeping your property protected year-round.

Once you purchase a property in Turkey, the legal transfer of ownership (Tapu) is a streamlined and secure process:

Application: After gathering the necessary documents, the official application is filed through the centralized digital system (Web-Tapu).

Timeframe: It typically takes 3 to 5 business days from the date of application for the Title Deed to be issued and for you to obtain full legal possession.

Full Assistance: EMR Real Estate manages every step of the application, ensuring all legal requirements are met for a swift transfer.

Finalizing Ownership: Upon the final signature at the Land Registry Office, the property is officially registered in your name, and you receive your keys.

The TAPU is the official Turkish document for property ownership, serving as the only legal proof that you hold full rights to a property:

Legal Registration: All real estate in Turkey must be registered at the Land Registry and Cadastre Office.

Digital Verification: As of 2026, all Title Deeds feature a QR code system, allowing owners to verify property details and ownership status instantly via digital government portals.

Absolute Rights: No private agreement is legally binding for ownership until the official Title Deed transfer is completed. At EMR Real Estate, we ensure that every property is cleared of liens or debts before the transfer.

The prices displayed on our website represent the actual sale price of the property. In accordance with legal requirements, the following costs are added to this amount:

Buyer’s Commission: According to Turkish law and current 2026 real estate regulations, a service fee of 2% (plus VAT) is payable by the buyer.

Translation and Notary Costs: Fees for sworn translation services required at the Land Registry Office and notarized document costs are the responsibility of the buyer.

No Hidden Fees: At EMR Real Estate, we provide a detailed cost breakdown at the start of the process to ensure full transparency and peace of mind.

Turkey’s healthcare infrastructure provides world-class services with modern facilities and highly skilled specialists. The system is categorized into three main types:

Public Hospitals, University Hospitals, and Private Clinics: All three sectors meet rigorous international standards in terms of medical equipment quality and specialist expertise.

International Insurance Integration: Most hospitals maintain active agreements with major international insurance companies, ensuring seamless access to medical care for foreign property owners.

Specialized Care for Expats: Particularly in the Alanya region, hospitals feature dedicated International Patient Departments that provide multilingual support and streamlined procedures for global citizens.

Warmly welcoming guests is an integral and timeless part of Turkish culture. Every time you visit Turkey, you can be certain that you will feel just as comfortable as in your own country—if not more so:

A Sense of Belonging: In Turkey, you are never just a tourist; you are a "guest of God." This cultural mindset ensures you feel secure and valued from the moment you arrive.

Unmatched Comfort: Whether you are enjoying a tea with your neighbors in Alanya or interacting with local businesses, the sincere friendliness will make you feel at home.

Personalized Care: At EMR Real Estate, we embrace this tradition by treating you not just as a client, but as our future neighbor in Alanya.

Real estate agents are professionals who have been guiding clients through property purchases since 2005. EMR Real Estate is a fully licensed and experienced agency that provides all the essential information and support you need to buy property in Turkey:

Wide Range of Options: With our extensive portfolio of properties for sale, we help you choose the ideal home and lead you through every step of the buying process.

Licensed Expertise: In the 2026 real estate market, our certified status ensures a secure, transparent, and legally compliant transaction.

End-to-End Guarantee: EMR Real Estate serves as your lifetime partner, acting as your primary guarantee both before and long after your property purchase.