Questions and answers

Many foreign nationals can buy property in Turkey, subject to nationality, location and statutory restrictions. Check the buyer and the exact property before a deposit. A passport and tax number are part of the process, but do not replace checks on ownership, encumbrances, permitted use and the required transaction documents.

The file normally includes identification, a Turkish tax number, property records and the payment or currency documents applicable to the buyer and transaction. Translation, power of attorney, insurance and valuation requirements should be checked for the specific case. Obtain the current Land Registry checklist before arranging travel or transferring funds.

The timing depends on document readiness, legal checks, bank compliance, payment arrangements and the Land Registry appointment. Agree a schedule after those points have been checked. Three to five working days should not be treated as a guaranteed completion period for every purchase.

Yes, property in Turkey can be purchased remotely without the buyer being physically present. A notarized power of attorney can be issued allowing a representative to complete the transaction. This method is widely used by international buyers. The entire process — from property selection to title deed registration — can be handled remotely, while payments are usually made via bank transfer.

Compare current asking prices for properties with similar location, usable space, condition, documentation and facilities. Include transaction costs and any work needed before use. A construction-stage property is not automatically better value: compare the full price, delivery risk and payment schedule with completed alternatives.

Yes, real estate in Turkey can be registered under several owners. The ownership shares of each person are specified in the TAPU title deed. For example, a property can be jointly owned by spouses, family members, or business partners. Each owner’s share is officially recorded in the land registry. This option is commonly used by families or investors purchasing property together. It is important to clearly define the ownership percentages in advance to avoid possible disputes in the future.

Some Turkish banks offer mortgage loans to foreign buyers who want to purchase property in Turkey. However, the conditions may vary depending on the bank and the buyer’s nationality. Banks usually require a down payment and proof of income. Mortgage terms may extend for several years, and interest rates depend on market conditions and bank policies. In addition to bank loans, many developers in Turkey offer installment plans for new projects, especially during the construction phase.

Budget for title transfer charges and the professional, translation, insurance, banking and registration costs applicable to the transaction. Add furnishing or repairs and a reserve for running costs. Request an itemised estimate for the chosen apartment before a deposit; no single percentage covers every purchase.

Use the official Land Registry process and arrange checks on the actual owner, unit identity, title restrictions, permitted use and building documents before paying. Record the price, payment method and obligations in writing. An agent can coordinate these checks; independent legal advice is useful where documents or contract terms are unclear.

Rental use must comply with the rules for the actual tenancy or tourism operation. Tourism-purpose rentals of 100 days or less require the relevant permission; advertising through a platform or using a manager does not replace it. Also check tax, building and guest-reporting obligations. A home used as the basis of a property-owner residence permit must be assessed separately.

Döviz Alım Belgesi is the bank document recording the required foreign-currency conversion in an applicable foreign-buyer property transaction. It is not by itself proof that the seller received the price. Agree the currency-conversion, payment and Land Registry documents with the bank and transaction adviser before transferring money. Bank fees and processing time are case-specific.

Maxhome Invest is a real estate agency in Alanya that supports clients at every stage of the transaction — from property selection to purchase and post-sale management. The company works with international clients and helps safely buy, sell or rent property in Turkey.

Yes, Maxhome Invest operates officially and holds all the required licenses to conduct real estate activities in Turkey. We are members of the Alanya Chamber of Commerce and the Turkish Association of Professional Realtors. This confirms that our work complies with legal requirements and professional industry standards.

Under Maxhome Invest’s stated purchase arrangement, the agency commission is paid by the seller under the agreed contract after completion. Confirm this for the selected property in writing. The buyer must still budget for the purchase price and applicable official, professional and setup costs; ask for an itemised estimate before a deposit.

Yes, the company supports remote transactions via power of attorney. Clients can purchase property without being physically present, with all stages managed by professionals.

Yes, the company assists clients in obtaining residence permits and Turkish citizenship, including document preparation and guidance through the entire process.

After the purchase, the company assists with property management, rental services, utility connections, renovation and everyday property-related matters.

The company supports the transaction at every stage, verifies documents, oversees the process and helps minimize risks for the buyer.

Yes, the company helps property owners sell their real estate, find buyers and complete the transaction.

Our work combines property selection in Alanya with transaction coordination and practical support after purchase. Tell us your purpose and budget so we can explain the relevant services, responsibilities and fees. We have worked in the Alanya property market since 2010.

The agency is located in Turkey, in the city of Alanya, Mahmutlar district — one of the most popular areas among foreign property buyers.

Maxhome Invest has worked with property in Alanya, Turkey, since 2010.

The standard sale transfer charge is 2% for the buyer and 2% for the seller, calculated on the genuine declared transaction value, which cannot be below the municipal tax value. Agree who bears each expense in the contract; a private allocation does not justify declaring an unrealistically low price. Additional registration and professional charges may apply.

Yes. The standard annual residential rate in Alanya is 0.2% of the municipal tax value, unless relief applies. Other property categories have different rates, and separate charges may appear on the assessment. It is not calculated from the euro asking price. See the 2026 property tax guide.

Aidat is a monthly maintenance fee paid by property owners in residential complexes. It covers services such as building maintenance, landscaping, security, cleaning, pool maintenance and management services. The amount depends on the facilities and infrastructure of the complex. In simple residential buildings the fee is usually low, while in complexes with swimming pools, gyms, saunas and security services the maintenance fee may be higher.

In addition to the property price, buyers should consider additional expenses related to the transaction. These may include the title deed transfer tax, property valuation report, translation services, notary fees and registration costs. In some cases there may also be costs related to connecting utilities and setting up service accounts.

The bill depends on usage, tariff category, season and the contract with each provider. Ask for recent electricity and water bills, the internet contract and the current maintenance assessment for the actual property. Compare consumption as well as totals; one household’s summer bill is not a universal monthly budget.

For an individual’s non-commercial sale of property acquired for payment, a gain within five years may fall under capital-gains taxation. The calculation is made under Turkish tax rules, with any applicable indexation, deductible costs and exemption. Inherited property and commercial dealing have different treatment. Have the acquisition date and circumstances checked before relying on a five-year exemption.

Yes, rental income from property in Turkey may be subject to taxation. Property owners are required to declare rental income and pay tax according to Turkish tax regulations. The amount depends on the income level and current tax rates.

Property registration costs include the title deed transfer tax, property valuation report, translation services, notary fees and document registration. On average, the additional expenses associated with purchasing property in Turkey represent several percent of the property price.

Inheritance tax can apply, with the result depending on the taxable value, relationship and applicable exemptions. Declaration deadlines and payment dates are separate obligations. Obtain an assessment for the estate rather than relying on a fixed euro estimate. See the inheritance guide.

Do not assume so, including between close relatives. A gift can create inheritance-and-transfer tax and registration obligations, with rules different from a sale. Ask for a transaction-specific calculation and advice on the ownership consequences before choosing this arrangement.

Use recent bills and the current management budget for the specific building. List electricity, water, internet, maintenance fees, insurance and municipal charges separately. Add a reserve for repairs and ask about planned special assessments. Consumption and provider tariffs vary, so a single set of average lira prices should not be presented as the cost of every Alanya apartment.

A simple difference between two euro prices is not a Turkish tax calculation. For a qualifying private sale within five years of acquisition, an accountant should calculate the gain in lira using the acquisition rules, eligible costs, any required inflation indexation and the exemption for the year of sale. Apply that year’s income-tax schedule. Commercial activity and gratuitous acquisitions require separate assessment.

Taxable rental income depends on the income year, property use, applicable exemptions, allowable expenses and the owner’s circumstances. Use the official schedule for the year the income was earned; a return filed in 2026 may concern 2025 income. Have an accountant distinguish ordinary residential letting from a commercial tourism operation.

When purchasing real estate in Turkey, buyers should consider several additional expenses related to the transaction. Typical costs include: • title deed transfer tax — 4% of the official property value • property valuation report (SPK/DAB) — 300–500 € • sworn translator during the title deed process — about 100 € • cadastral assistance services — about 100 € • municipality certificate Rayiç Bedeli — around 5800 TL If the property is purchased from a developer, buyers may also need to obtain Iskan, the building occupancy permit. The cost of obtaining Iskan is usually around 1000–2000 €. Total payment for example flat 10000 euro in price - 5000-7000 euro

The title deed transfer tax (Tapu Harcı) must be paid before the ownership transfer is completed at the land registry office. Once the buyer and seller submit the necessary documents, the cadastral system calculates the tax amount. The payment is usually required on the same day or before the scheduled title deed appointment. After the payment is confirmed, the land registry office completes the ownership transfer and issues the TAPU title deed to the buyer.

The annual property tax in Turkey is paid once or twice per year through the local municipality. The payment is usually divided into two periods. The first installment is paid in spring, typically by the end of May, and the second installment is paid in autumn, usually by the end of November. Property owners may choose to pay the full annual amount at once or in two installments.

Property taxes in Turkey can be paid through several official channels. Most commonly, payments are made at the municipality where the property is located. Taxes can also be paid through municipal online systems, bank applications or local bank branches. Many property owners prefer online banking because it is the easiest and fastest way to complete the payment. After payment, the system provides confirmation of the transaction.

To pay property taxes in Turkey, owners usually need only basic information. The main requirement is the tax identification number (Vergi Numarası) and the property record number registered in the municipal system. In some cases a copy of the TAPU title deed may also be required. If the payment is made through a bank or online system, entering the tax number or property information is usually sufficient.

Yes, many municipalities in Turkey allow property owners to pay their property taxes online. Payments can be made through official municipal websites or through Turkish online banking systems. Typically, the owner needs to enter their tax number or property details. Online payment makes it easy to check outstanding taxes and complete the payment without visiting the municipality.

Taxes on rental income or profits from selling property in Turkey must be declared through the Turkish tax system. Property owners are required to submit an annual tax declaration if they receive rental income or if they sell a property with profit within the first five years after purchase. The tax declaration is usually submitted in March of the following year through the Turkish Revenue Administration (Gelir İdaresi Başkanlığı). After submitting the declaration, the tax is typically paid in two installments — usually in March and July. Taxes can be paid through several official channels: • at the tax office (Vergi Dairesi) • through the online tax system • via Turkish banks or online banking To make the payment, the following information is usually required: • the owner’s tax identification number (Vergi Numarası) • passport or personal identification details • property information • declared income amount After payment, the tax is recorded in the official tax system.

Agree a documented payment method, the seller’s verified receiving account and the sequence of payment and title transfer before signing. Ask the bank about compliance checks and any currency-conversion requirements. Keep proof of both conversion and payment. Do not assume that the title deed alone proves the seller received the funds.

Do not plan a cash transaction without current advice on the applicable payment, currency, documentation and source-of-funds rules. A DAB certificate does not by itself establish payment to the seller. Prefer a documented arrangement agreed with the bank and legal adviser before the title transfer.

No. It records the relevant currency-conversion transaction. Evidence of payment to the seller is a separate matter. Keep the bank documents needed for both stages and confirm the requirements for the specific purchase.

Check a lawful transfer route with the sending and receiving banks before agreeing a completion date. Confirm supported currencies, intermediary banks, charges and source-of-funds documents. Availability depends on the countries, banks and individual case; do not assume every international transfer will be accepted.

Available lawful routes depend on the banks involved, current restrictions, the sender and the source of funds. Ask both banks to confirm the proposed transfer before committing to a payment deadline. We do not present unofficial intermediaries or a workaround as a guaranteed banking solution.

Use a bank that confirms it can handle your specific transfer, required currency documents and recipient arrangement. Nationality, residence and source-of-funds checks can affect account opening and acceptance. Obtain the bank’s confirmation rather than assuming every Turkish bank offers the same service.

Set the sequence in writing with the seller, bank and adviser. Verify the recipient, any secure payment arrangement and the evidence required at completion. Do not assume the Land Registry checks every aspect of the private payment arrangement or that a transfer will clear immediately.

Agree the receiving account, currency, payment timing and any bank-held release conditions before completion. Confirm the bank’s documentation and compliance requirements in advance. Receipt of funds and registration of the transfer should follow the documented arrangement, rather than an assumed automatic sequence.

A lawful outward transfer may be possible, subject to the banks’ checks and the rules of the countries involved. Keep the sale, ownership, tax and payment documents and ask both banks about acceptance and charges before making onward commitments.

Banks can require evidence of the lawful source of funds and the purpose of a transaction. Ask for their document list in advance; an account balance alone may not be sufficient. Depending on the source, contracts, sale records, income documents or other evidence may be needed.

Do not treat cryptocurrency as a substitute for the lawful payment, currency-conversion, bank and title-registration requirements. If funds originate from crypto assets, obtain advice on the legality and documentation of the proposed steps and confirm bank acceptance before proceeding.

No. An intermediary does not remove legal, source-of-funds, bank-acceptance or counterparty risks. Establish a compliant, documented route with the relevant professionals and bank before sending money. We do not recommend an unverified exchange service as a shortcut.

Alanya listings may quote euros, lira or another currency. The agreed contract, payment and official documentation must comply with the rules applicable to the parties and transaction. Specify the currency, conversion basis, timing and fees in writing so exchange-rate movements do not create an unexpected funding gap.

No. Being at the registry does not remove payment, documentation or counterparty risks. Agree a verifiable payment arrangement before completion, confirm the recipient and retain evidence. Ask the bank and legal adviser about the appropriate mechanism for the transaction.

Check the current customs and currency rules of both the departure and arrival countries before travel. Declaration requirements, permitted purposes and documents can differ by direction and amount. A blanket statement that any amount can be carried after declaration is not reliable.

Timing depends on the banks, countries, currencies, intermediary checks, holidays and the documents provided. Obtain an estimate from both banks and allow for compliance review. Do not schedule the title transfer on the assumption that every international payment arrives within one to three days.

Ownership can support an application on the relevant ground, but it is not automatic approval. The current e-İkamet checklist specifies a residential home worth at least USD 200,000 equivalent in lira at acquisition for the property-owner ground, used by the applicant for residence. Check acquisition-date rules, the exact address and the full application requirements. Read the residence guide.

No. Establish the appropriate ground and documents for each person. A family residence permit has its own eligibility rules; separate short-term applications are a different process. Spouses, children, adult dependants and parents should not all be assumed to qualify in the same way through one owner.

The property investment route requires a qualifying investment of at least USD 400,000 and a three-year restriction on sale. The property, payment trail and applicants must meet the applicable conditions. The advertised price alone does not guarantee eligibility or citizenship. See the citizenship checklist.

A proposed group of purchases needs a transaction-specific eligibility review, including ownership history, accepted values, timing, documentation and the required restriction. Do not assume that any properties adding up to USD 400,000 qualify. Have the planned combination checked before paying deposits.

Processing depends on the application, appointment, document completeness and any additional checks. Use the status and instructions from the migration authority. We can help prepare the housing information, but cannot promise a decision within a fixed number of weeks.

If the property remains owned by the applicant, they may apply to extend their residence permit. The decision is made by the immigration authorities and depends on current regulations.

No, permanent residence in Turkey is not required to obtain citizenship through property investment. Investors can apply for citizenship after purchasing qualifying real estate.

Yes, when obtaining Turkish citizenship through real estate investment, the main investor can include family members such as a spouse and minor children in the application.

A lower-priced home should not be described as meeting the property-owner threshold. Another appropriate ground, such as tourism, may be considered on its own conditions. Maxhome Invest reports local Alanya practice involving such applications since May 2026, but this is not an approval guarantee. Read the distinction between published rules and local experience.

Restrictions have applied at neighbourhood (mahalle) level. Check the precise address and application ground with the migration authority before a housing commitment. An old district list or a claim that population quotas automatically reopened every address is not a current individual eligibility check.

They are separate reasons for a short-term stay and have different supporting documents. Property ownership must meet the relevant housing conditions; tourism requires a substantiated purpose, accommodation and sufficient regular income. Neither guarantees a duration, renewal or later citizenship. Compare the grounds.

Check the required notifications and any change of application ground with the migration authority before the transaction. A replacement property does not automatically preserve or transfer the existing permit. Its eligibility, the new address and the timing must be assessed.

Request an individual estimate covering official permit and card charges, any applicable visa-related charge, insurance, translation and document services. Nationality, age, duration and circumstances affect the result. Use current official charges; an old card fee or a fixed euro package is not a reliable 2026 estimate.

Do not assume automatic eligibility for retired parents or children up to age 25. Each applicant needs an appropriate residence ground and supporting documents. The family-permit rules, dependent-child provisions and separate short-term applications must be assessed for the actual family circumstances.

No. A purchase below the qualifying investment threshold does not satisfy the USD 400,000 property citizenship route. Ordinary naturalisation has separate conditions, including qualifying residence and other applicant requirements; five years of ownership alone is not sufficient. The competent authority decides the application.

Our team reports applications at previously restricted Alanya addresses since May 2026, based on client work and local explanations. We have not found a public official document declaring every district open from 1 May. Check the exact address and your ground before a deposit. Read the full account of local practice.

The current e-İkamet checklist describes sufficient regular income: at least 1.5 times the current net minimum wage for an individual, or one minimum wage per person when applying together as a family. It also requires evidence of regularity over at least the previous three months. Confirm accepted documents for your case; an unexplained bank balance is not a universal substitute.

No. The duration is determined for the application, and renewal requires a further assessment under the current rules. Continued ownership alone does not guarantee approval or repeated two-year permits. Keep the accommodation, income, insurance and other required documents current.

Selling the home can affect the ground on which the permit was issued. Ask the migration authority about notifications, deadlines and an appropriate alternative ground before completing the sale. Do not rely on a general claim that every permit remains valid for another 30 days.

The current e-İkamet checklist says the home must be used by the applicant as a residence and cannot be used for rent or similar income-generating purposes under that ground. Check your status before changing its use. A separate investment property and a different residence ground require their own assessment.