Residence permit
from $200,000
min. cadastral value
- Applies across the whole of Turkey.
ANPA Estate Guide
Buying Property in Turkey 2026
A step-by-step roadmap: from choosing your strategy to receiving the TAPU. With real figures, timelines and a cost breakdown — the way we run deals in Antalya and Istanbul.
Get a consultationWe check the district, budget and strategy for your goal before the deal.
Buying property in Turkey happens in five stages: choosing a strategy (residence permit, citizenship or investment), selecting a property and checking the district, legal due diligence, the contract with the DAB currency-exchange certificate, and registering ownership — the TAPU. Below is a step-by-step roadmap with real figures, timelines and a cost breakdown for 2026.
Choosing your strategy
Before selecting a property, define your goal — it sets the asset criteria, the deal structure and the financial outcome.
Turkish citizenship
from $400,000
min. investment
- The property is bought from a Turkish citizen or company.
- A government appraisal confirms a value of $400,000 or more.
- A 3-year ban on selling the property.
Investment purchase
no residence permit needed
resale or rental
- A residence permit is not required.
- What matters: location liquidity, project quality and growth potential.
The ANPA Estate approach
An effective entry strategy is the key factor in preserving capital, minimising risk and reaching your target yield.
Stage 1 — location & price guide
Districts closed for a first residence permit
- Istanbul:Avcılar · Bağcılar · Bahçelievler · Başakşehir · Esenler · Esenyurt · Fatih · Küçükçekmece · Sultangazi · Zeytinburnu
- Alanya:Mahmutlar · Avsallar · Kestel · Kargıcak
- Antalya:Liman · Hurma · Sarısu
In Istanbul whole districts are closed; in Antalya and Alanya — individual neighbourhoods. Here a purchase makes sense for holidays, capital preservation or investment — but not for a first residence permit. District statuses change — check before the deal.
Market benchmarks
The price depends on location, the developer’s reputation, build quality and the complex’s infrastructure.
Recommendation
Your purchase budget should account for the full deal cost (TAPU tax, DAB certificate, fees, notary) — not just the property price.
Stage 2 — legal due diligence
Legal due diligence is a mandatory stage: the safety of the deal and the protection of your capital depend on it directly.
If the property is ready
TAPU (Tapu)
We verify the real owner and the absence of encumbrances — mortgage, lien or pledge.
İSKAN (İskan)
Genel İskan — the building occupancy permit; Ferdi İskan — the technical passport of the specific apartment. Without Ferdi İskan, utility tariffs may be higher.
Aidat (Aidat)
We check for arrears on complex maintenance. In Turkey, aidat debts are tied to the property and pass to the new owner.
If the property is under construction
Developer audit
Reputation, years on the market, number of completed projects, history of delays on past developments.
Documentation
Presence of the construction permit (Yapı Ruhsatı).
The ANPA Estate approach
In investment deals the priority is not only an attractive entry price, but also project reliability, legal transparency and predictable timelines.
Stage 3 — contract & finance
-
Sale-and-purchase contract
Fixes the price, the payment schedule, the parties’ obligations and the terms for the further transfer of ownership.
Notarisation is used to a limited extent — because the cadastral and market values of a property often differ significantly.
-
Tax number (Vergi No)
Issued remotely. Required for the transaction, banking procedures and registering ownership.
-
DAB certificate (Döviz Alım Belgesi)
A mandatory currency-exchange document: the buyer transfers the currency, the bank converts it to lira and issues a certificate. Without the DAB, the deal cannot be registered at the Land Registry.
Investment logic
Arrange the financial side in advance: it removes delays at registration, keeps control of the cash flow and minimises operational risk.
Stage 4 — closing the deal (TAPU)
Documents
- International passport (with notarised translation)
- DAB certificate
- DASK insurance policy
- Photographs (if required)
Conditions & timeline
- Processing takes 3–7 business days from submitting the full package.
- Presence of the buyer or their authorised representative.
- A sworn translator is mandatory.
Result
The TAPU — the official government document confirming your ownership.
Stage 5 — the cost structure
Account not only for the asset price, but for all the related costs — they form the true cost of entry.
The visible part The asset price (per contract)
Main costs at closing
- TAPU registration tax
- Land-registry fee
- Translator & notary services
Additional / ongoing
- Utility connections & furnishing
- Property-management fees
- Aidat (complex maintenance)
Financial principle
To assess yield objectively, calculate the full cost of entering the asset — not just the purchase price.
Sample cost breakdown from a real deal
An apartment in a complex in Antalya · registered to a foreign buyer · June 2026
Value on the TAPU (the basis for the tax) 1,690,453.80 ₺
In Turkey the TAPU states the appraised (cadastral) value — it may differ from the market price of the deal.
- TAPU registration tax (4%) 67,620 ₺
- Land-registry fee (döner sermaye, foreign buyer) 28,000 ₺
- Sworn translator 4,500 ₺
- TAPU process handling 4,500 ₺
- Total registration costs 104,620 ₺ ≈ $2,270 · €1,970
Also budget for: the notary, DASK insurance, the appraisal report and utility connections.
The lira rate and Turkish fees change often. Figures are accurate as of June 2026 — confirm current amounts with your ANPA expert before the deal.
Managing the investment: rental in 2026
Short-term rental — regulatory requirements
- A licence from the Ministry of Tourism is required.
- Consent of 100% of the building’s owners is required (where applicable).
Without a licence, short-term rental is illegal and creates substantial legal and financial risk for the owner.
The ANPA Estate approach
- Focus on legal rental-income models.
- Assessment of project liquidity and resale potential.
- Calculation of real yield and strategy resilience.
Investment logic
Yield is determined not only by the entry price, but by the ability to operate the asset legally, the quality of management and liquidity at the exit.
Why clients choose ANPA Estate
End-to-end support
The full deal cycle: from shaping the strategy and selecting the property to receiving the TAPU and residence-permit support.
Legal safety
Thorough due diligence on every property; support from a specialist lawyer in Antalya (Turkish and Russian).
Remote format
You can buy property by power of attorney — without being present in Turkey.
Investment approach
We select assets for liquidity, growth potential, legal transparency and resale or rental scenarios.
After-sale support
Property management, resale, design and furnishing, landscaping for villas, help enrolling children in schools and universities.
The result of working with us
A deal built as an investment process — with a clear structure, legal protection and a focus on the asset’s long-term value.
Frequently asked questions about buying property in Turkey
For a residence permit, the property’s cadastral value must be at least $200,000 — this applies across all of Turkey. For citizenship the threshold is higher: from $400,000, with a 3-year ban on selling. On top of the price, budget for registration costs — usually 5–7% above the property value.
The DAB (Döviz Alım Belgesi) is the official currency-exchange document. The buyer transfers the currency, the bank converts it to Turkish lira and issues the certificate. For foreigners the DAB is mandatory: without it the deal cannot be registered at the Land Registry.
On average, registering ownership at the Land Registry takes 3–7 business days from submitting the full set of documents. The buyer (or an authorised representative) and a sworn translator must be present.
Several locations are closed for a first residence permit. In Istanbul — whole districts: Avcılar, Bağcılar, Bahçelievler, Başakşehir, Esenler, Esenyurt, Fatih, Küçükçekmece, Sultangazi, Zeytinburnu. In Alanya — Mahmutlar, Avsallar, Kestel, Kargıcak; in Antalya — Liman, Hurma, Sarısu. You can buy property there for holidays or investment, but not to obtain a residence permit. District statuses change — check before the deal.
Main costs at closing: the TAPU tax (4% of the value on the deed), the land-registry fee, and translator and notary services. Additionally — DASK insurance, the appraisal report, utility connections, furnishing, property-management fees and the monthly aidat.
Legal short-term rental requires a licence from the Ministry of Tourism and, in some cases, consent from 100% of the building’s owners. Without a licence, short-term rental is illegal and carries legal and financial risk. Long-term rental is simpler to arrange and brings steady income in hard currency.
Yes. The deal can be done by power of attorney — without the buyer being present in Turkey. ANPA Estate handles the property search, due diligence, tax number, banking procedures, the TAPU and sworn-translator support.
Get a consultation on buying in Turkey
We’ll discuss your strategy (residence permit / citizenship / investment), check the district and budget, select liquid properties and calculate the full deal cost. An ANPA expert will contact you within 15 minutes.