Residence permit
from $200,000
min. value on the TAPU
- 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.
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 title deed (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
District status for a first residence permit
In 2026 many locations that were previously closed for a first residence permit are accepting applications again - including the seaside districts of Alanya (Mahmutlar, Kestel, Avsallar, Kargıcak). District status is a living list: it changes as demographics shift, and in some places restrictions still apply, usually in certain densely populated neighbourhoods. That is why we verify the status of the specific address against the migration authority database on the day the deposit is paid: a TAPU can be registered almost anywhere, but for a residence permit the address must be open. This way the deal and the permit go through without surprises.
Market benchmarks
The price depends on location, developer reputation, build quality and the infrastructure of the complex.
Recommendation
Your purchase budget should account for the full deal cost (TAPU tax, DAB certificate, fees, notary) - not just the property price.
Already have a district in mind? Message us - we will check its current statusStage 2 - legal due diligence
Legal due diligence is a mandatory stage: the safety of the deal and the protection of your capital depend directly on it.
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 individual occupancy permit for the specific apartment. Without a Ferdi İskan, utility tariffs may be higher.
Aidat (maintenance fee)
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
The building permit (Yapı Ruhsatı) is in place.
Take this list with you
The 12 points we verify before the deposit - on a single page. Just save it.
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.
Seismic safety: how to vet a building
It is not the earthquake that destroys a building - it is the cost-cutting at the construction stage. So we look beyond the year built, into the control documents: since 1999 Turkey has built one of the strictest building-control systems in the world.
Independent construction supervision
After the Marmara earthquake, Law 4708 made supervision mandatory: every site is supervised by a licensed inspection firm (yapı denetim). It is liable for the load-bearing structure for 15 years and for everything else for 2 years, jointly with the designer and the contractor. Since 2011 the system covers the whole country.
The current code (TBDY 2018)
Projects are designed to the official AFAD seismic hazard map for the exact coordinates of the plot. Concrete of class C25 or higher, ribbed B420C/B500C reinforcement only, and a mandatory soil survey (zemin etüdü) before design.
What we check before you buy
- Year and code: when the building permit (Yapı Ruhsatı) was issued and which seismic code the design follows.
- Soil survey (zemin etüdü): whether it was done and what it showed - the ground often matters more than the building itself.
- Supervision file (yapı denetim): independent inspection reports and lab test records for the concrete.
- Materials as designed: the concrete class and reinforcement type match the current code.
- The address on the AFAD map: the hazard level of the specific plot, not the region in general.
- For resales: whether the building was legalised under the 2018 amnesty (a Yapı Kayıt Belgesi instead of an iskan means there was no technical inspection), and for pre-2000 buildings - a seismic performance test (deprem performans testi).
Download the detailed vetting guide
A step-by-step seismic check of the developer and the building: 7 steps, the document list, red flags.
The ANPA Estate approach
Codes only work together with enforcement: the year built alone proves nothing. We verify the documents - the permit, the soil survey, supervision reports and concrete tests - before the deposit.
We will request the seismic file for your building and check the address on the AFAD map - message usStage 3 - contract & finance
-
Sale and purchase agreement
Sets out the price, the payment schedule, the obligations of the parties and the terms for the subsequent 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 foreign 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 avoids delays at registration, keeps control of the cash flow and minimises operational risk.
Stage 4 - closing the deal (TAPU)
Documents
- 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
On top of the property price you pay tax and fees, and lose on the bank rate when converting currency. Budget for all of it in advance.
The visible part The asset price (per contract)
Main costs at closing
- TAPU tax 4%
- Land-registry fee
- DAB certificate and the bank-rate loss
- Translator and transaction handling
Additional / ongoing
- Valuation report and DASK insurance
- Utility connections & furnishing
- Property management & aidat
Two apartments, one price, different tax
Both cost 4,475,000 Turkish lira (≈ $91,300). The 4% tax is charged not on the price but on the value stated in the TAPU. Here it is the cadastral value, and it differs between the two.
Apartment 1 Cadastral value 1,500,000 lira 34% of the price
Apartment 2 Cadastral value 1,810,000 lira 40% of the price
| Cost item | Apt 1 in lira | Apt 2 in lira |
|---|---|---|
| TAPU tax 4%of the cadastral value | 60,000 | 72,400 |
| Land-registry feedöner sermaye, foreign buyer | 28,000 | 28,000 |
| DAB certificate | 15,000 | 15,000 |
| Sworn translator | 5,000 | 5,000 |
| TAPU handling | 5,000 | 5,000 |
| Passport translationnotarised | 2,500 | 2,500 |
| Photos for the TAPU | 500 | 500 |
| Exchange-rate lossthe bank converts at its own rate: ≈ 1.6% | 24,419 | 29,467 |
| Total costs | 140,419 lira ≈ $2,866 3.1% of price | 157,867 lira ≈ $3,222 3.5% of price |
Same price, yet the costs differ by 17,448 lira (≈ $356): both the tax and the exchange loss depend on the cadastral value.
Buying for a residence permit? Then the TAPU must state at least $200,000, and the 4% tax is charged on that amount. That is why costs are higher: usually 5-7% on top of the price.
Also budget for: the valuation report (unless the seller pays for it), DASK insurance, utility connections and a power of attorney if you close the deal remotely.
Estimate rates on 29.09.2026: $1 = 49 lira, €1 = 56.51 lira. Turkish fees and the lira rate change often, so we recalculate the figures for your property before the deal.
We will prepare the same breakdown for your budget and property
Calculate my costsManaging the investment: rental in 2026
Short-term rental - regulatory requirements
- A licence from the Ministry of Tourism is required.
- Consent of 100% of the owners in the building 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.
Planning to rent out? We will check whether legal rental is possible in your complexWhy 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-speaking).
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 long-term value of the asset.
Frequently asked questions about buying property in Turkey
For a residence permit, the value of the property on the TAPU 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 another 5-7%: the 4% tax is charged on the TAPU value, which for a residence permit is at least $200,000.
The DAB (Döviz Alım Belgesi) is the official currency-exchange document. The buyer transfers foreign 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.
The list is a living one and changes constantly. In 2026 many locations that were previously closed for a first residence permit are accepting applications again, including the seaside districts of Alanya: Mahmutlar, Kestel, Avsallar, Kargıcak. Restrictions still apply in some places - usually in certain densely populated neighbourhoods of large cities where the share of foreign residents is already high. Because the status is tied to a specific address and gets updated, we verify the chosen property against the migration authority database before the deposit is paid: a TAPU can be registered almost anywhere, but for a residence permit the address must be open. You can buy property for holidays or investment in any location.
Main costs at closing: the TAPU tax (4% of the value on the deed), the land-registry fee (about 28,000 lira for a foreign buyer), the DAB certificate, a sworn translator, a passport translation and the loss on the bank exchange rate. Additionally - the valuation report, DASK insurance, utility connections, furnishing, property-management fees and the monthly aidat. In our real estimate from September 2026, registering an apartment priced at 4,475,000 lira cost 3.1-3.5% of the price.
Legal short-term rental requires a licence from the Ministry of Tourism and, in some cases, consent from 100% of the owners in the building. 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.
The terms depend on the task: the market (new-build or resale), the property type, the scope of support and extra services - residence permit, assistance with banking, property management. We calculate the terms individually and fix them before the work starts: send a request and we will prepare a transparent quote. You see every deal cost in the breakdown upfront, with no hidden charges appearing along the way.
It starts with a short consultation: we clarify your goal (residence permit, citizenship, investment), budget and timeline. Then we send a strategy, a shortlist of verified properties and the full cost breakdown. Viewings are held online or in person in Turkey. Next come legal due diligence, the contract, the DAB certificate and TAPU registration. After the deal we help with the residence permit, furnishing, rental and management.
After the 1999 earthquake Turkey tightened its system: since 2001 every construction site is supervised by an independent inspection firm (Law 4708), and since 2019 one of the strictest seismic codes (TBDY 2018) has been in force - concrete of class C25 or higher, ribbed reinforcement, a mandatory soil survey and design to the AFAD hazard map. But the year built alone proves nothing: you need to check the documents - the building permit, supervision reports, concrete tests, and for resales whether the building was legalised under the amnesty without a technical inspection. We request this file from the developer before the deposit is paid.
Get a consultation
A strategy, a property shortlist and the full cost breakdown - for your goal.