Turkey’s housing market is undergoing a major transformation. Rising prices and tighter government oversight have turned the property purchase process into a multi-stage procedure. For a foreign buyer, it is no longer enough to simply choose a location or a convenient layout. A comprehensive due diligence review of the property is essential — from verifying the district’s status in the Migration Service registry to confirming the existence of occupancy permits.
Territorial Restrictions and the Right to a Residence Permit
If your primary goal is relocating to Turkey, the first step is to verify the status of the area. The country maintains a registry of “closed” neighborhoods where the quota for foreign residents has already been reached. Purchasing an apartment in such an area does not entitle you to obtain an initial residence permit based on real estate investment.
The Migration Service regularly updates its lists of “closed” districts, so verification by the property’s cadastral number must be carried out immediately before purchase. A lawyer in Antalya, Alanya, or other cities can conduct this check. A specialist performs a detailed legal review of the property and helps prevent a situation where the purchased real estate does not allow you to legalize your stay in the country.
Cost of Ownership: Additional Taxes and Maintenance Fees
When planning your property purchase budget, factor in an additional 5–7% to cover related expenses, including:
- Title deed transfer tax — 4% of the appraised value (traditionally paid by the buyer).
- Property valuation — a mandatory report prepared by a licensed expert.
- Administrative expenses — sworn translator services and notarization of documents.
After obtaining ownership, the buyer is required to pay aidat — a residential complex maintenance fee. The more extensive the infrastructure (hammam, swimming pool, security), the higher the monthly payment. Failure to pay aidat is considered a serious violation. Even if you do not live in the apartment, maintenance fees must be paid every month. Otherwise, the management company may initiate court proceedings to seize the property in order to recover the debt.
Actual Square Footage: Why “Gross” Can Be Misleading
In Turkish property listings and official documents (TAPU), the area is always indicated as “gross.” Unlike standards familiar in many other countries, this figure includes not only living space but also wall thickness, balconies, and a proportional share of common areas (staircases, elevator shafts).
The actual usable “net” area is typically 20–30% smaller than stated. To avoid overpaying, request the architectural floor plan. Keep in mind that large terraces — especially popular in coastal regions — are officially included in the total square footage, even though they are not fully usable during the winter season.
Legal Foundations: TAPU and the Hidden Pitfalls of Iskan
The main and only document confirming your ownership rights is the TAPU. It is important to understand that no contract notarized by a notary public makes you the legal owner. Ownership is transferred exclusively through the Land Registry Office.
Equally important is the Iskan — the building occupancy permit. Without it, the property is officially considered incomplete construction. As a result, the apartment cannot be resold at market value or used as collateral for a mortgage.
Financial Regulations: DAB Certificate and Currency Control
Turkish legislation does not allow foreign investors to pay for real estate directly in cash or foreign currency. The transaction must follow a strict procedure:
- You transfer foreign currency to your account in a Turkish bank.
- The bank sells these funds to the Central Bank of Turkey.
- You receive a Döviz Alım Belgesi (DAB) — a foreign exchange purchase certificate.
The amount indicated in this certificate must correspond to the actual market price of the apartment. Using an artificially reduced cadastral value in the documents may result in substantial fines from the Tax Authority and complications when selling the property in the future.
To minimize risks and ensure the integrity of the transaction at every stage — from verification at the Land Registry Office to the issuance of the TAPU — seek the support of the experts at Tuncay&Barcın Law Office. The firm specializes in protecting the interests of foreign investors, providing comprehensive legal support and flawless execution of all documentation.
Expand your knowledge and check out more posts on our blog!
