Thinking of buying a home in Antalya? We have gathered every step, from planning your budget to the title deed transfer, appraisal and utility subscriptions, into one clear and practical guide.
Owning a home in Antalya, whether you plan to live here year-round, spend your holidays here or invest, is an exciting decision. Building that excitement on a solid process helps you avoid unpleasant surprises later. In this guide we walk through the steps to keep in mind, in order, from your first budget calculation to the day you receive the keys to your new home.
1. Clarify your budget and needs
The first step is to work out realistically how much you can spend. This means accounting not only for the sale price but also for the costs that arise during and after the purchase. If you are considering a mortgage, talking to your bank in advance to learn how much you can borrow will focus your search on the right price range.
Then put your needs in writing:
- How many rooms and what kind of living space do you want?
- Is the home for permanent living, a holiday home, or rental income?
- How important is being close to schools, work, hospitals or the sea?
- What do you expect in terms of shared facilities, parking or a lift?
Splitting this list into ‘must-haves’ and ‘nice-to-haves’ makes decisions much easier when the time comes.
2. Choose the right area
Every district of Antalya has its own character. Konyaaltı stands out for its proximity to the sea and its established neighbourhoods, while other parts of the city may suit different lifestyles and budgets. When choosing an area, try to observe transport links, access to everyday needs, surrounding construction and the evening atmosphere of the neighbourhood in person. If possible, visit the area on different days and at different times.
3. View homes in person
Listing photos give you an idea, but always base your decision on homes you have seen in person. During viewings, pay attention to:
- Signs of damp, mould and water leaks
- How much sunlight the home gets and which way it faces
- The condition of windows, doors, plumbing and electrical systems
- The general upkeep of the building, its aidat (maintenance fee) arrangements and how it is managed
When you are ready, you can start by browsing our homes for sale that match your criteria.
4. Check the title deed and legal status
This is perhaps the most critical part of the process. Ask the seller for the tapu (title deed) details and clarify the following:
- Kat mülkiyeti or kat irtifakı? Kat mülkiyeti (full condominium ownership) shows that the building is complete and its units have been registered as condominiums. Kat irtifakı (construction servitude) is usually seen in buildings that are still under construction or have not yet received their occupancy permit.
- Is there an iskân (occupancy permit)? Having an iskân matters for utility subscriptions, mortgage eligibility and any future sale.
- Are there any encumbrances? Find out whether the land registry record shows an ipotek (mortgage), haciz (seizure/attachment) or any şerh (annotation). These can block the transfer or create obligations that may pass to you.
The seller can view the current land registry record via e-Devlet (the Turkish government's online services portal) and share it with you; if needed, information can also be obtained from the relevant land registry office under Tapu ve Kadastro Genel Müdürlüğü (the General Directorate of Land Registry and Cadastre). If anything in the record is unclear to you, make sure it is clarified before you pay a deposit.
5. Get an appraisal
An ekspertiz (appraisal) report provides important information about the property's market value and the condition of the building. If you are taking out a mortgage, the bank will arrange an appraisal itself. For cash purchases, too, a report from a licensed appraiser helps you see whether the price is reasonable and spot issues such as deviations from the approved building plans.
6. Be careful with the sales agreement and the deposit
Once the parties agree, a kapora (deposit) is often paid. Do not rush this stage:
- Tie the deposit to a written document.
- Make sure the document clearly states the parties' identity details, the property's block and parcel information, the sale price, the payment schedule and the expected timeframe for the transfer.
- Agree in advance what happens to the deposit if either party withdraws.
- Make payments through a bank with a clear description, never in cash.
The act that actually transfers ownership is the official transfer at the land registry office. Since the legal effect of preliminary agreements can depend on how they are made, we recommend consulting a lawyer on any point you are unsure about.
7. The title deed appointment and transfer
Once everything is ready, an appointment is made for the title deed transfer. The application can be started through the online channels of Tapu ve Kadastro. On the day of the appointment, the buyer and seller attend the land registry office with their identity documents and any other required paperwork; after signing, the title deed is issued in the new owner's name.
Buyers who do not speak Turkish may need a sworn translator present during the transaction. If you will act through a representative, a power of attorney drawn up by a notary is required.
8. Costs to plan for
Alongside the sale price, add these items to your budget:
- Tapu harcı (title deed fee): Paid at the transfer; the rate and each party's share are set by law.
- Döner sermaye (revolving fund fee): A service fee charged for land registry transactions.
- DASK (compulsory earthquake insurance): A valid policy is required for the transfer of a residence.
- Emlak vergisi (property tax): After the purchase, you notify the municipality, and the tax is paid every year.
- Notary and translator fees: These apply if a power of attorney or translation is needed.
- Appraisal and mortgage costs: These should be factored in separately when buying with a loan.
The amounts and rates of these items can change over time. Confirm current figures with official sources such as Tapu ve Kadastro Genel Müdürlüğü, e-Devlet and Gelir İdaresi Başkanlığı (the Revenue Administration), or with your advisor.
9. Utilities and moving in
After receiving your title deed, transfer the electricity, water and natural gas subscriptions to your name. Making sure the previous owner's subscriptions are closed and the final meter readings are recorded prevents confusion over unpaid bills. Inform the building or complex management that you are the new owner and update your maintenance fee and contact details. Small repairs and painting are usually easier to handle before you move in.
How Realty World Vega advisors can help
Buying a home requires many steps to be carried out completely and in the right order. From our office in Konyaaltı, Realty World Vega accompanies buyers looking for a home in Antalya throughout the process:
- We work with you to identify homes that suit your needs and budget.
- We plan viewings and answer your questions about the area.
- We explain what to look for when checking the title deed and documents, and make it easier to work with professionals such as lawyers or appraisers when needed.
- We follow each step with you, from the title deed appointment to the handover of the keys.
You can learn more about our advisors, and for any questions, please contact us.
This article is for general information only and does not constitute legal or financial advice.
