Buying and owning a property as a foreigner in Antalya (2026)

Antalya has become one of the most popular destinations for foreign property buyers in Turkey, attracting thousands of international investors each year to its Mediterranean coastline.

Whether you are looking for a vacation apartment in Konyaalti, a villa in Lara, or an investment property in Kepez, understanding the legal framework for foreign ownership is essential before making any purchase.

This guide covers what foreigners can legally buy in Antalya in January 2026, the visa and residency implications, the step-by-step buying process, and the taxes and costs you should expect.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Antalya.

What can I legally buy and truly own as a foreigner in Antalya?

What property types can foreigners legally buy in Antalya right now?

Foreigners can legally purchase and fully own apartments, villas, duplexes, penthouses, townhouses, and most residential properties in Antalya through Turkey's freehold ownership system recorded via the title deed (tapu) at the Land Registry.

The main legal conditions require that the property is not located in a military or security restricted zone, that the foreign buyer's nationality is among those permitted to purchase (most are), and that the purchase does not exceed the 30-hectare nationwide limit for foreign individuals or breach local district concentration caps.

Approximately 15% of Antalya's coastal areas fall under military oversight, and properties within one kilometer of sensitive zones require government clearance before the title deed transfer can proceed.

In practice, standard apartments and villas in popular areas like Konyaalti, Lara, Muratpasa, Kepez, and Dosemealti are straightforward for foreigners to purchase, though some neighborhoods have become closed for residence permit applications due to high foreign density.

Finally, please note that our pack about the property market in Antalya is specifically tailored to foreigners.

Can I own land in my own name in Antalya right now?

Yes, foreigners can own land in their own name in Antalya under the same freehold system that applies to built properties, registered through the Land Registry with a title deed in the buyer's name.

However, vacant land purchases come with additional complexity because authorities may require you to develop the land within a defined timeframe according to its permitted zoning use, and the same 30-hectare cap and restricted zone rules apply.

For most amateur buyers looking for a straightforward purchase in Antalya, buying an already-built apartment or villa with an existing title deed is usually the lower-risk option compared to navigating land zoning, building permits, and infrastructure access requirements.

As of 2026, what other key foreign-ownership rules or limits should I know in Antalya?

As of early 2026, the most significant rule for foreign buyers in Antalya is the short-term rental permit requirement under Law 7464, which mandates that any rental of 100 days or less requires a special tourism-purpose license with substantial fines for non-compliance.

There is no specific foreign ownership quota for individual apartments or condos in Antalya buildings, but the district-level concentration cap limits total foreign ownership to approximately 10% of any given district's area.

All foreign property purchases in Antalya now require a mandatory government-licensed appraisal report (Ekspertiz Raporu), which determines the official property value and is essential for both residency applications and citizenship investment calculations.

The most notable recent regulatory change affecting Antalya buyers is the closure of certain neighborhoods to new foreign residence permit applications, including popular areas like Liman, Hurma, and Sarisu in Konyaalti, where foreign population density has exceeded 20%.

What's the biggest ownership mistake foreigners make in Antalya right now?

The single biggest ownership mistake foreigners make in Antalya is confusing a private contract, reservation agreement, or developer promise with actual ownership, which only exists when your name appears on the title deed (tapu) at the Land Registry.

If a buyer pays large sums based on contracts alone without completing the tapu transfer, they risk discovering issues like wrong unit identifiers, existing liens, unpaid debts, or restrictions that can leave them with no legal ownership and limited recourse.

Other classic pitfalls specific to Antalya include buying in a neighborhood that is closed for residence permits without realizing it, purchasing properties lacking an Iskan (habitation certificate), and assuming short-term Airbnb rentals are automatically legal without obtaining the required tourism permit.

Which visa or residency status changes what I can do in Antalya?

Do I need a specific visa to buy property in Antalya right now?

You do not need a specific visa to buy property in Antalya, and many foreigners complete their purchases while visiting Turkey on a standard tourist visa or visa-free entry, though staying beyond your allowed period requires proper residence status.

The single most common administrative requirement that can block buyers without local residency is failing to obtain a Turkish tax identification number (Vergi Kimlik Numarasi), which is needed for banking, payments, and the title deed registration process.

Yes, you will need a Turkish tax ID before buying property in Antalya, and getting it early from the local tax office is one of the simplest ways to prevent delays throughout the transaction.

A typical document set for foreign buyers includes a valid passport with certified translation, Turkish tax number, proof of funds or bank statements, the mandatory property appraisal report, and DASK earthquake insurance policy.

Does buying property help me get residency and citizenship in Antalya in 2026?

As of early 2026, buying property in Antalya can support a short-term residence permit application if the property has an official appraised value of at least $200,000, though approval is not automatic and depends on the neighborhood not being closed to foreign registrations.

Turkey's well-known citizenship by investment program allows foreign investors to obtain Turkish citizenship by purchasing real estate worth at least $400,000, with the requirement that properties must be bought from Turkish citizens or Turkish companies and held for a minimum of three years.

Beyond property investment, other pathways to residency include work permits, family reunification, and student visas, while long-term residence requires eight years of continuous legal stay before becoming eligible for permanent residency applications.

We give you all the details you need about the different pathways to get residency and citizenship in Antalya here.

Can I legally rent out property on my visa in Antalya right now?

Your visa status generally does not prevent you from legally renting out property you own in Antalya, as rental income is tied to property ownership rather than your immigration status, though you must comply with Turkish rental regulations and tax requirements.

You do not need to live in Turkey to rent out your Antalya property, and many foreign owners manage their rentals remotely through local property managers while handling tax filings digitally through the Turkish Revenue Administration's online system.

The most important detail for foreign owners in Antalya is that short-term rentals of 100 days or less fall under Law 7464's tourism-purpose rental framework, requiring a special permit and building-level consent, while long-term rentals follow standard lease procedures with rental income taxable in Turkey.

We cover everything there is to know about buying and renting out in Antalya here.

How does the buying process actually work step-by-step in Antalya?

What are the exact steps to buy property in Antalya right now?

The standard sequence to buy property in Antalya involves selecting your property, obtaining a Turkish tax number, opening a Turkish bank account, ordering the mandatory valuation report, conducting title deed due diligence, booking the Land Registry (Tapu) appointment, paying fees and transferring funds through documented banking channels, signing at the Tapu office with an interpreter, and then completing post-transfer setup including DASK insurance and utility connections.

You do not need to be physically present for every step since many foreigners use a notarized power of attorney to complete the purchase remotely, though being in Antalya can reduce friction for banking, property viewing, and the signing process.

The deal becomes legally binding when both parties sign the transfer documents at the Land Registry office and ownership is officially registered in the buyer's name on the title deed.

The typical timeline from accepted offer to final title deed registration in Antalya ranges from 6 to 8 weeks, assuming all documents are in order and no complications arise with the property's legal status.

We have a document entirely dedicated to the whole buying process our pack about properties in Antalya.

Is it mandatory to get a lawyer or a notary to buy a property in Antalya right now?

Neither a lawyer nor a notary is legally mandatory to buy property in Antalya since the ownership transfer happens at the Land Registry office, but hiring a lawyer is strongly recommended for foreign buyers to protect against risks that occur before you reach the tapu office.

The key difference is that a notary in Antalya handles procedural tasks like power of attorney, document translations, and certifications, while a lawyer conducts substantive due diligence including title verification, lien checks, contract review, and legal risk assessment.

One essential item to include in your lawyer's engagement scope is a comprehensive tapu check covering ownership verification, encumbrance search, zoning confirmation, and Iskan (habitation certificate) status before you commit any funds.

What checks should I run so I don't buy a problem property in Antalya?

How do I verify title and ownership history in Antalya right now?

The official authority for verifying title and ownership history in Antalya is the Land Registry (Tapu ve Kadastro Genel Mudurlugu), where all property records are maintained and where your lawyer can request a formal title check.

The key document to request is the tapu itself, which shows the current registered owner, property type, parcel and block numbers, independent section identifier, and any annotations or restrictions recorded against the property.

A realistic look-back period for ownership history checks in Antalya is at least 10 years, which helps identify any patterns of rapid transfers, inheritance disputes, or changes in property boundaries that might indicate problems.

One clear red flag that should stop or pause a purchase is discovering multiple rapid ownership changes in a short period, unresolved inheritance claims from previous owners, or any annotation indicating ongoing legal disputes.

You will find here the list of classic mistakes people make when buying a property in Antalya.

How do I confirm there are no liens in Antalya right now?

The standard way to confirm there are no liens or encumbrances on an Antalya property is to request a Takyidat Belgesi (encumbrance certificate) from the Land Registry, which lists any mortgages, seizure orders, precautionary attachments, or court-ordered restrictions.

One common type of lien buyers should specifically ask about in Antalya is an ipotek (mortgage) from previous financing or a haciz (seizure order) resulting from the seller's unpaid debts to banks, tax authorities, or other creditors.

The single best form of written proof showing lien status is the official Takyidat Belgesi issued directly by the Land Registry, dated as close to your transaction date as possible to ensure no new encumbrances have been registered.

How do I check zoning and permitted use in Antalya right now?

The authority for checking zoning and permitted use in Antalya is the local municipality (Belediye), which maintains the official zoning maps (imar plani) and issues building permits and compliance certificates.

The key document confirming zoning classification is the imar durumu belgesi (zoning status certificate), which shows the permitted use, building density allowances, height restrictions, and any development constraints for the specific parcel.

A common zoning pitfall foreign buyers frequently miss in Antalya is purchasing property marketed with "future development potential" or "sea view expansion possibilities" without verifying whether the current zoning actually permits such changes, or buying villas on land zoned for agriculture.

Can I get a mortgage as a foreigner in Antalya, and on what terms?

Do banks lend to foreigners for homes in Antalya in 2026?

As of early 2026, yes, several Turkish banks lend to foreigners for home purchases in Antalya, though approval is more selective than for local buyers and current high interest rates mean most international buyers prefer to purchase with cash.

The realistic loan-to-value (LTV) range that foreign borrowers can expect in Antalya is between 50% and 70%, meaning you will need a down payment of at least 30% to 50% of the purchase price.

The single most common eligibility requirement determining whether a foreigner qualifies is providing comprehensive income documentation, a clean credit profile, and demonstrating bankability through either local or verifiable international income sources.

You can also read our latest update about mortgage and interest rates in Turkey.

Which banks are most foreigner-friendly in Antalya in 2026?

As of early 2026, the most foreigner-friendly banks for mortgages in Antalya include Garanti BBVA (which has an explicit non-resident mortgage program), Ziraat Bank, and Yapi Kredi, all of which have documented pathways for international buyers.

The single most important feature making these banks foreigner-friendly is that they offer English-language documentation, dedicated international client services, and clear eligibility criteria published for non-Turkish applicants.

These banks generally will lend to non-residents who do not have Turkish residency, though having a residence permit or local income may improve your terms and potentially access to better interest rate offers.

We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Antalya.

What mortgage rates are foreigners offered in Antalya in 2026?

As of early 2026, mortgage interest rates for foreigners in Antalya typically range from 35% to 50% annually for Turkish lira loans, while foreign currency loans (USD/EUR) when available may offer rates between 7% and 11% but carry significant exchange rate risk.

Fixed-rate mortgages are rare in Turkey's current high-volatility environment, and variable-rate products that track central bank policy rates are more common, meaning your monthly payments can fluctuate substantially over the loan term.

What will taxes, fees, and ongoing costs look like in Antalya?

What are the total closing costs as a percent in Antalya in 2026?

The typical total closing cost for a foreign buyer in Antalya in 2026 is approximately 7% to 12% of the purchase price for a cash transaction, depending on how fees are negotiated and whether you use professional services like lawyers and agents.

The realistic range covering most standard transactions runs from about 7% at the lower end (minimal professional fees, favorable fee-splitting with the seller) to 12% or more when you add agent commission, comprehensive legal support, and all administrative costs.

The specific fee categories making up total closing costs in Antalya include the title deed fee (tapu harci), mandatory property appraisal, translator and notary fees, DASK earthquake insurance, agent commission, and lawyer fees if applicable.

The single biggest contributor to closing costs is the title deed fee (tapu harci), which totals 4% of the declared property value and is typically split 2% buyer and 2% seller, though the exact division is negotiable.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Antalya.

What annual property tax should I budget in Antalya in 2026?

As of early 2026, the typical annual property tax for a standard residential property in Antalya is approximately 0.2% of the municipal assessed value, which translates to relatively modest amounts since assessed values are typically much lower than market prices.

Property tax in Antalya is assessed as a percentage rate applied to the official municipal valuation (belediye rayic bedeli) rather than the actual market price you paid, and this assessed value is updated periodically by the tax authorities.

How is rental income taxed for foreigners in Antalya in 2026?

As of early 2026, rental income from Antalya property is taxable in Turkey for foreign owners, with progressive tax rates ranging from approximately 15% to 40% depending on your total Turkish income, though various expense deductions can reduce the effective rate.

Foreign owners are typically treated as non-resident taxpayers, which means you must declare Turkish rental income and can file through the digital tax system, with official guidance available in English from the Turkish Revenue Administration.

What insurance is common and how much in Antalya in 2026?

As of early 2026, the typical annual insurance cost for a standard Antalya home ranges from approximately 500 to 2,000 Turkish lira (roughly $15 to $60 USD or 14 to 55 EUR) for compulsory earthquake coverage, with optional home insurance adding several hundred lira more depending on coverage levels.

The single most common type of property insurance coverage that owners carry in Antalya is DASK (Compulsory Earthquake Insurance), which is legally required for registered dwellings and is checked during title deed transfers and mortgage applications.

The biggest factor that makes insurance premiums higher or lower for the same property type in Antalya is the building's construction year, materials, and seismic risk classification, with older masonry buildings generally costing more to insure than newer reinforced concrete structures.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Antalya, we always rely on the strongest methodology we can and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.