Antalya Property Guide
Buying Property in Antalya
as a Foreigner
Turkey's most popular property market for foreign buyers. Prices, the step-by-step purchase process, rental yields, and what to watch out for.
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Property prices by area
Where to buy in Antalya — and what it costs.
Antalya covers a large province with varied submarkets. Prices differ significantly between the city's coastal districts and inland areas. Here is a 2026 overview of the main property areas.
| Area | Type | Price / m² | Notes |
|---|---|---|---|
| Konyaaltı | Urban beach | €1,500–2,800/m² | German expat heartland, Blue Flag beach, modern stock |
| Lara | Sandy beach | €1,200–2,500/m² | Russian/Eastern European buyers, resort hotels, sandy beach |
| Kaleiçi | Old Town | €1,800–3,000/m² | UNESCO-adjacent, limited supply, high demand boutique market |
| Kepez | Affordable residential | €800–1,400/m² | Most affordable district, large Turkish residential community |
| Döşemealtı | Suburban | €900–1,600/m² | Northern suburbs, growing expat families, quieter and green |
| New Developments | Off-plan / new build | €1,000–2,200/m² | City fringes and Aksu corridor; pool/gym facilities common |
Prices are indicative for 2026 and vary by condition, floor, sea views, and proximity to beach. New builds with pools/gyms command a premium.
Purchase process
Step-by-step: how to buy property in Antalya.
The process for foreign buyers is straightforward compared to many countries, but has specific Turkish requirements at each stage. Allow 4–8 weeks from start to completion.
Get your Turkish tax number (vergi numarası)
Your first step is obtaining a Turkish tax number from any Vergi Dairesi (tax office). It takes around 30 minutes, is free, and requires only your passport. You cannot proceed without this.
Open a Turkish bank account
Required to receive international wire transfers for the purchase. Banks like Garanti BBVA and Akbank are popular with expats. You need your tax number and passport to open an account.
Find a property and verify the title deed
Work with a reputable estate agent (emlakçı). Request the TAPU (title deed) history and confirm there are no mortgages, charges, or disputes. Check the zoning classification matches the use.
Sign a preliminary sales contract
A notarised sales promise agreement (satış vaadi sözleşmesi) protects both parties. Typically a 10% deposit is paid at this stage. This is the point to engage a Turkish property lawyer if you have not already.
Get a valuation report, if your purchase needs one
A licensed appraisal company (değerleme şirketi) once had to produce an official valuation report before every foreign buyer's title deed transfer, but that blanket requirement was lifted for standard purchases completed after 13 June 2024 (Circular 2024/4). A report is still mandatory if you intend to use the property for the $200,000+ residence-permit route or the $400,000+ citizenship-by-investment route — in that case, budget a few days for the appraisal and get a current fee quote, since it rises with inflation each year.
Military clearance check (if applicable)
Most properties in Antalya city pass this check automatically. For rural or coastal parcels, a military zone check is required. Your lawyer or the TAPU office handles this — it adds 1–4 weeks if required.
Transfer funds and complete TAPU title transfer
Transfer purchase funds via Turkish bank. Buyer and seller (or legal representatives with power of attorney) attend the TAPU office together. Stamp duty and fees are paid on completion day.
Costs & taxes
All purchase costs explained.
| Cost item | Typical cost | Notes |
|---|---|---|
| Purchase price | Variable | The agreed property price |
| Title deed fee (tapu harcı) | 4% of the higher of declared price or official value | Legally split 2% buyer / 2% seller, but in practice it is common in the Antalya market for the buyer to cover the full 4% unless negotiated otherwise upfront |
| VAT (KDV) | 0–20% | Individual-to-individual resales are generally not subject to VAT. New-build purchases from a developer can carry 1–20% VAT depending on unit size and location — but a foreign-buyer exemption can apply (see FAQ) |
| Property valuation report | A few thousand lira (if required) | Only mandatory if buying via the residence-permit or citizenship-by-investment routes; not required for a standard resale purchase since 13 June 2024. Get a current quote, as the fee rises with inflation each year |
| Notary fees | Several hundred to a few thousand lira | For the sales promise agreement, power of attorney (if used), and related documents |
| Estate agent fee | ~3% each side | Buyer and seller each typically pay around 3% to their respective agent, though this is negotiable |
| Turkish property lawyer | 1–2% or a flat fee | Strongly recommended for foreign buyers — budget roughly €1,500–3,000 for a standard residential purchase |
| DASK earthquake insurance | Low, rises with property value | Mandatory for every residential property in Turkey and required before the tapu transfer and utility connections can be finalised |
Total purchase costs (excluding property price)
Typically 7–12% of the purchase price for a standard residential apartment purchase by a foreign buyer.
Eligibility
Who can buy, and what's restricted.
Which nationalities can buy
Most nationalities can purchase property in Turkey freely — Turkey dropped the reciprocity requirement (requiring your home country to allow Turkish citizens to buy there) back in 2012. A small number of nationalities, including Syria and North Korea, are barred outright. If you hold an unusual passport, confirm your specific eligibility with a Turkish property lawyer before making an offer.
Nationwide ownership cap
A single foreign individual cannot own more than 30 hectares (300,000 m²) of land in Turkey in total. This is irrelevant for a typical apartment purchase and only becomes a factor if you are assembling several plots of land.
Military and security zones
Foreigners cannot buy property inside designated military-forbidden or security zones — mostly near borders, military installations, and a limited number of rural or coastal strips. This is checked automatically before every foreign purchase; almost no properties in Antalya's main residential districts (Konyaaltı, Lara, Muratpaşa, Kepez, Döşemealtı) are affected.
Buying through a company
Foreign-owned Turkish companies operate under different rules than foreign individuals — some investors use a Turkish company for larger commercial or multi-unit purchases. This adds accounting and tax complexity and generally only makes sense for larger deals.
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Due diligence checklist
TAPU transfer explained
Hidden purchase costs
Lawyer selection checklist
Contract review guide
Property taxes breakdown
Foreigner-specific rules
New-build vs resale comparison
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Market type
New build vs resale in Antalya.
Antalya has an active new-build market driven by large residential complexes, often with communal pools, gyms, and management. These attract European and Russian buyers seeking hassle-free ownership. Resale properties offer more character and often better locations but require more due diligence.
The key trade-off: new builds often come with deferred completion risk and developer financing — always research the developer. Resale properties transfer faster and what you see is what you get.
New build / off-plan
Resale property
Investment potential
Rental yield potential in Antalya.
Antalya's status as one of Europe's top summer tourist destinations creates strong short-term rental demand from June to September. Nightly rates for well-placed apartments can be €60–150/night, generating strong gross yields for owners willing to manage short-term lets actively.
Long-term annual rentals to expat residents are more stable. Konyaaltı and Lara command the strongest long-term demand. Factor in property management fees (typically 15–20% of revenue for short-term rentals) and annual property tax (0.2% for residential) when calculating net returns.
High summer occupancy
Resort area, seasonal peak
Local tenant demand, lower entry
Family expat tenant base
Of declared property value
Mandatory for all residential
After you buy
Ongoing ownership costs and taxes.
| Item | Typical | Notes |
|---|---|---|
| Annual property tax (emlak vergisi) | 0.2%/yr of assessed value (0.4% commercial) | Antalya is a metropolitan municipality (büyükşehir), so the higher metro-area rate applies; paid to the local council in two instalments, usually May and November |
| DASK earthquake insurance renewal | Modest, rises with property value | Renewed annually; without a current DASK policy you cannot complete a resale, and some utility providers will not open a new connection |
| Capital gains tax if sold within 5 years | 15–40% (progressive) on the gain | Properties held for more than 5 years are fully exempt from capital gains tax on sale — this is the single biggest tax-planning factor for anyone treating the purchase as an investment |
| Income tax on rental income | 15–40% (progressive) | Rental income from Turkish property is taxable in Turkey regardless of where you live; a modest annual exemption applies to residential rental income before tax is due — the threshold is indexed and changes each year, so confirm the current figure with a Turkish tax advisor |
| Tax residency (183-day rule) | N/A | Spend more than 183 days per year in Turkey and you become a Turkish tax resident, taxed on worldwide income rather than just Turkish-source income |
Financing
Can you get a mortgage as a foreigner?
Yes — several Turkish banks lend to foreign buyers, typically at 50–70% loan-to-value, meaning a 30–50% down payment. In practice, though, most foreign buyers pay cash or arrange financing outside Turkey. Turkish-lira mortgage rates have been very high through the mid-2020s — clustering in the high-30s to low-40s percent annually in early 2026 — as the central bank continues fighting inflation, which makes a local mortgage expensive compared to remortgaging a home-country property, a home equity line, or a personal loan at lower home-country rates.
A handful of banks offer mortgages denominated in foreign currency (euro, US dollar, or GB pound) for buyers with income or assets in that currency, which can reduce exposure to lira volatility — ask a mortgage broker familiar with foreign-buyer lending before committing to a Turkish lira loan.
Find your fit
Which Antalya area suits your buying goal?
Buyer profile
Lifestyle or retirement buyer
Best area
Konyaaltı or Lara
Established expat and English-language infrastructure, walkable beachfront, strong private healthcare nearby, and good resale liquidity if you want to move on later.
Buyer profile
Rental-yield investor
Best area
Lara or new developments near Aksu
Both attract strong seasonal short-let demand from European tourists — expect higher gross yields in peak season but more seasonality than a year-round residential rental.
Buyer profile
Buyer on a tighter budget
Best area
Kepez or Döşemealtı
Significantly cheaper per m² than the coastal strip, with a larger Turkish-majority community and lower ongoing costs; the trade-off is a longer commute to the beach and less English-language infrastructure.
Buyer profile
Citizenship-by-investment applicant
Best area
Konyaaltı, Lara, or Kaleiçi
Because the property must be held for 3 years, prioritise an established area with a track record of holding its value over an unproven off-plan project.
Buying Property in Turkey Guide
Hidden costs, legal traps, and contract pitfalls — all revealed.
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Residency & citizenship
What property ownership unlocks.
| Route | Minimum value | In force since | Holding requirement | What it grants |
|---|---|---|---|---|
| Short-term residence permit | $200,000 | Since 16 Oct 2023 | Must remain the registered owner throughout the permit period | A renewable short-term ikamet — does not by itself lead to citizenship |
| Citizenship by investment | $400,000 | Since 13 Jun 2022 | 3 years, with a non-sale annotation placed on the title deed | Turkish citizenship and passport for the buyer and immediate family, typically within several months to about a year |
Both thresholds are set nationwide by the Turkish government and apply equally in Antalya. Values can be met with a single property or several combined, and are assessed against the official appraisal value at the time of purchase, not just the contract price.
Due diligence
Common pitfalls — and how to avoid them.
Most property purchase problems are avoidable with the right approach. Here are the issues that catch foreign buyers most often.
Not checking the title deed (TAPU)
Always verify there are no mortgages, liens, or disputes on the property. A lawyer does this at the land registry. Never skip this step.
Buying without a property lawyer
Agents work for commissions, not your interests. A Turkish property lawyer costs €1,500–3,000 and is essential for foreigners — this is not the place to economise.
Developer risk on off-plan property
Check the developer's track record and completed projects. Insist on a bank guarantee or progress-linked payment schedule on off-plan purchases.
Underestimating transaction costs
Budget 8–12% on top of the purchase price for stamp duty, agent fees, notary, valuation, lawyer, and insurance. Many buyers are surprised by total acquisition costs.
Ignoring short-term rental regulations
Turkey has tightened short-term rental rules (Airbnb-style). Ensure your property is in a building where short-term letting is permitted and that you obtain the required tourism registration.
Currency risk on lira-denominated deals
Always negotiate and contract in euros or USD. Lira-denominated prices expose you to exchange rate risk. Most developers and agents dealing with foreigners accept euro pricing.
Turkish citizenship
Buy €400k+ and get citizenship.
Property purchases of $400,000 USD equivalent or more qualify for Turkish citizenship by investment. The property must be retained for 3 years. A dedicated investment lawyer is essential for this route.
FAQ
Buying property in Antalya — common questions.
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Buying New Build Property
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Earthquake Safe Buildings
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Rental Income in Turkey
Tax rules for non-resident landlords
Airbnb Laws in Turkey
Short-term rental licensing rules
Property Lawyer Turkey
Find a property lawyer
Property Taxes in Turkey
Annual costs explained
Citizenship by Investment
€400k route to passport
Buying Property in Turkey Guide
Navigate the Turkish property market with confidence — from finding the right home to completing the tapu transfer legally and safely.
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