We begin with a clear, practical guide for UK buyers who seek reliable information and calm certainty. Our aim is to set out the critical checks that protect your interests, from title verification to regulated payment flows.
We explain what due diligence means in plain terms: confirm the Tapu title, check for debts or encumbrances, verify zoning and foreigner limits, and commission an independent valuation. These steps help manage risk and align the timeline to your budget and risk appetite.
Market context matters: prices have risen sharply over the last year, creating a sellers’ market even as new developments increase supply. We outline the roles of your agent, solicitor and surveyor, and the mandatory checks such as a tax number and earthquake insurance before title transfer.
Our approach is structured and transparent: a step-by-step plan from viewing to completion that keeps buyers informed and confident throughout the transaction.
International demand here is driven as much by lifestyle as by sound market fundamentals. The market shows notable price growth—around 30% nationally last year—alongside a growing pipeline of new developments. This mix tightens supply but also broadens choice between off-plan and key-ready homes.
Search timelines are shorter: a sellers’ market means quicker decisions and ready funding help. Villas and apartments remain popular with investors and relocators alike. Demand is supported by tourism and steady rental flows.
The coastal climate, Blue Flag beaches and marina scenes create lasting appeal. Town Centre suits walkable living and transport links. Çalış and Ölüdeniz are sought for beachfront views, while Ovacık and Hisarönü offer cooler mountain breezes close to the coast.
| Area | Appeal | Typical buyers |
|---|---|---|
| Town Centre | Walkable amenities, transport | Families, retirees |
| Çalış / Ölüdeniz | Beachfront, sunsets, tourism | Holiday-home buyers, investors |
| Ovacık / Hisarönü | Mountain views, quieter living | Long-stay residents, rental hosts |
We use up-to-date information to set expectations on price, availability and sale timing. Engage trusted agents and solicitors early to access the best real estate opportunities and protect your investment.
Our guide outlines the standard route from shortlist to title, showing where critical checks and decisions fall.
Start by shortlisting and arranging viewings with your estate agent. Make an offer and, once agreed, sign a contract and pay a deposit to secure the purchase.
We then instruct a solicitor, order an independent valuation and complete legal checks on the title and any land encumbrances. DASK earthquake insurance must be in place before the transfer.
Agent: coordinates viewings and negotiations. Solicitor: leads due diligence and paperwork. Valuer: issues the mandated valuation for compliance and lending.
The land registry office finalises the transfer at the Tapu appointment, or completion can be handled at a notary for overseas buyers. Military clearance was removed in March 2019, which speeds many transactions.
A rigorous pre-purchase checklist protects your investment and avoids last-minute surprises at the registry. We set out the legal, technical and financial checks that must be completed before you transfer sizeable funds.
Solicitors must read the Tapu and confirm the seller details match the deed. We check plot identifiers, current registered owners and that there are no mortgages, liens or unpaid taxes attached.
Confirmations in writing and certified translations make the file robust for the land registry.
Foreign buyers cannot purchase in military-restricted zones and ownership caps apply (up to 30 hectares in most cases). We verify zoning, floor-area ratios and that the use on record matches the built use.
A licensed valuation is mandatory. We use the surveyor’s report to validate price assumptions and spot structural or title-related red flags.
Foreign nationals must obtain a Turkish tax number; opening a local bank account is typical for secure transfers. These steps ensure compliance with legal and tax requirements during the purchase.
Start with a focused shortlist and a realistic timetable to make your search efficient and safe. We convert your brief—area, budget and must-haves—into a clear search plan that saves time and limits needless viewings.
We prioritise areas that meet your lifestyle and return expectations. Shortlists list type, key amenities and likely rental appeal.
Choose an estate agent with verifiable reviews and local reach. A trustworthy agent speeds viewings and negotiates fair terms.
We recommend a clear reservation agreement that sets price, conditions and a fair deposit amount. The deposit freezes the sale and protects both parties while solicitor checks proceed.
Instruct an independent solicitor early. Granting Power of Attorney can streamline completion when buyers cannot attend in person.
We coordinate the licensed valuation, tax number and bank account setup. Our team submits documents and follows up on title and encumbrance checks.
Completion is scheduled once DASK and funds are ready. We confirm transfer, collect the title deed and provide post-completion guidance on utilities and local registrations.
| Step | Who leads | Typical time |
|---|---|---|
| Shortlist & viewings | Agent | 1–3 weeks |
| Offer & reservation deposit | Agent & Buyer | 1–7 days |
| Solicitor checks & valuation | Solicitor & Valuer | 2–4 weeks |
| Completion at Tapu/notary | Solicitor / Notary | 1–3 days |
Buyer protections: we recommend staged payments, escrow-like sequencing and independent verification at each step. If issues arise, we renegotiate timelines or withdraw within agreed terms to safeguard your position.
Selecting professionals with verified credentials and clear communication habits gives buyers an immediate advantage. We prioritise accredited advisers who show transparency and respect for client briefs.
Verify licensing: check Vocational Qualification Authority registration and local memberships. Ask for references and proof of insurance.
Avoid single-developer tours that limit your viewing options. Insist on independent inspection visits and multi-agency access to compare properties fairly.
We recommend a single point of contact, agreed response times and written briefs after each viewing. Regular calls and structured feedback keep everyone aligned.
| Check | What to request | Why it matters |
|---|---|---|
| Licence | Registration number & affiliation | Proof of legitimacy |
| References | Recent client names & contact | Reputation and results |
| Fees | Breakdown of commissions & third-party costs | Avoids surprises |
| Solicitor links | Independent legal contact details | Impartial advice |
We coordinate with an independent solicitor to provide watertight documentation, negotiation support and after-sales services such as utilities setup. For practical help, call us on +90 538 025 99 96 or email [email protected].
Clear rules exist on who may own land and how to document lawful transfers; we explain these simply.
Ownership limits: Foreigners may generally acquire up to 30 hectares and cannot buy in military-restricted zones. Our solicitor will confirm zoning and any local prohibitions with the land registry office.
We map addresses, check zoning records and obtain Tapu verification and the mandatory valuation. These steps ensure the estate transfer will be accepted by the registry.
Visitors follow the standard 90 days in any 180-day period; longer stays require a residence permit. Ownership can support an application for residency or future citizenship, but criteria differ and require careful planning.
We coordinate with your solicitor and the land registry office to prepare files, arrange appointments and advise on tax implications.
Understanding the full cost picture is essential for confident decisions. We set out the likely sums, who pays them and how to plan for ongoing charges.
Upfront items include the purchase price, a reservation deposit, the valuation fee and solicitor charges.
You must also budget for translations, notary fees, DASK earthquake insurance and land registry transfer costs. These fees typically add between 4–8% to the headline price.
Annual charges include local property tax, building insurance, utilities and community fees where applicable.
Rental income is taxable and short-term lets require licences. Keep records of allowable deductions to reduce taxable income.
Selected banks lend to foreign buyers at lower LTVs. Compare rates, terms and seek independent mortgage advice before you commit.
We recommend a currency plan: forward contracts or staged conversions reduce FX risk across the purchase timetable.
| Item | Typical range / note | Who pays |
|---|---|---|
| Purchase price | Market price agreed with seller | Buyer |
| Reservation & valuation | Deposit plus €300–€800 valuation fee | Buyer |
| Solicitor, translation, notary | 1–2% of price (fixed fees vary) | Buyer |
| DASK and transfer taxes | Small fixed DASK; transfer taxes ~2–4% | Buyer |
| Ongoing: tax, utilities, insurance | Annual small tax; utilities vary by use | Owner |
Practical note: maintain a reserve for maintenance and potential remedial works, align deposit timing with bank transfer lead times and factor exit costs such as agent fees and potential capital gains on sale.
Neighbourhood choice defines both lifestyle and long-term resale appeal. We map each area by amenities, transport links and likely demand to help you select the right home.
Town Centre suits buyers who value convenience, marina access and ferry links to nearby islands. It is a lively city hub with shops, cafés and services.
Çalış offers beachfront living and strong rental seasons. Ölüdeniz is famed for lagoon beauty and premium rental potential. Göcek serves the yacht market with upmarket estates.
Ovacık and Hisarönü favour villa buyers seeking space, mountain air and easy drives to the coast.
Üzümlü attracts custom-build plots and quiet mountain living. Faralya delivers dramatic cliffside vistas for tranquil retreats.
Kayaköy is ideal for restored houses with heritage charm. Kemer offers rural calm and lower running costs for long-stay homes.
Choices range from modern apartments to detached villas with pools, single-storey bungalows and select commercial options. Micro-location, sea views and build quality drive price tiers.
We balance commute times to marinas, schools and healthcare and assess planning constraints on land. Our on-the-ground viewings show where value and liquid demand cluster, guiding confident real estate decisions.
We set out pragmatic options for investors who seek rental income, future sale proceeds and, where relevant, citizenship. This section explains likely yields, sensible holding periods and the formal route to citizenship via real estate.
Investment thesis: sustained tourism demand and diversified seasons support lettings in prime coastal areas. Ölüdeniz, Çalış and Göcek typically command higher rates and better occupancy.
Specification, management and local marketing strongly affect net yield. Good build quality and on-site amenities boost rental pricing and resale appeal.
Typical holding periods of three to seven years suit income-focused buyers. Shorter horizons increase sale risk if the market softens.
Key rule: current legislation requires a minimum real estate purchase of US$400,000 to start the turkish citizenship route. The units must be evidenced by certified valuation reports and clear registry entries.
The purchased asset is usually held for a minimum of three years. Processing times normally run 6–12 months after you meet all criteria, but we advise verifying official updates.
Practical note: we recommend planning exits around market cycles and keeping documentation meticulous to avoid delays. For tailored advice, contact us on +90 538 025 99 96 or [email protected].
Final checks and a trusted team turn a complex purchase into a smooth outcome. We recommend engaging a qualified estate agent and an independent solicitor early, ordering a licensed valuation and completing Tapu title checks before you transfer funds.
Budget clearly: allow for the deposit, solicitor and notary fees, DASK insurance and tax. Open a local bank account for secure transfers and track any rental income for tax purposes.
Use staged payments, clear contracts and independent oversight to protect buyers. Plan utilities, maintenance and resale or rental services after completion.
For tailored guidance and end-to-end services, call Keyholders International on +90 538 025 99 96 or email [email protected]. We will help you buy with confidence and clarity.
We begin by verifying the Tapu (title deed) at the Land Registry and checking for debts, liens or encumbrances. We commission an independent surveyor’s report to assess structural condition and boundary accuracy. We confirm zoning status and check for military restrictions with the relevant authorities. Finally, we review all seller documentation, obtain a recent utility bill and ensure the property tax (EMLAK) records align with the Tapu.
Buyers from the UK are drawn by the coastal lifestyle, mild climate and well-established tourism market. There is strong demand for holiday rentals and long-term lets, especially in sought-after districts such as the town centre and coastal bays. Good international flight connections and a welcoming expatriate community also make relocation and property management straightforward.
Availability varies by neighbourhood and season: central and coastal areas offer limited stock, while hillside and rural villages have more options. Prices have shown steady appreciation in recent years, supported by rental demand and foreign investment. Demand peaks around spring and early summer when buyers view properties in person.
Key drivers are the coastline, year-round sun and outdoor lifestyle: sailing, beaches and hiking. Proximity to amenities, healthcare and international schools matters for families. Many buyers prioritise peaceful villages or lively town centres depending on whether they seek retreat or social life.
The journey usually follows these stages: shortlisting and viewings; making an offer and paying a reservation deposit; instructing a solicitor and ordering searches and valuation; obtaining a tax number and opening a bank account if needed; final contract signing and payment; transfer of the title at the Tapu office or notary and registration with the Land Registry.
The main parties are the buyer and seller; an English‑speaking estate agent who sources properties; a solicitor who conducts legal checks; an independent valuer or surveyor; and the Land Registry/Tapu office that records the transfer. Banks and Turkish tax authorities may also be involved for financing and tax registration.
Confirm the Tapu name matches the seller’s ID and that the land parcel number and boundaries match the surveyor’s plan. Check for mortgages, unpaid utility bills or municipal debts recorded against the title. Your solicitor should obtain an official extracts report from the Land Registry as part of due diligence.
Your solicitor will request clearance from the Defence Ministry for coastal or sensitive plots, and check municipal zoning maps for building permits or protected-area status. Any restriction must be cleared before completion or the sale should be contingent on obtaining necessary permissions.
A valuation provides a market-based price benchmark and supports mortgage applications. A survey highlights structural issues, defects or hidden costs and confirms boundary lines. This prevents unexpected expenses and safeguards your investment.
We help clients obtain a Turkish tax identification number at the local tax office using passport and residence details. With this number, you can open a Turkish bank account (some banks require in-person verification). The account is necessary for payments, utility transfers and mortgage arrangements.
We start with a written brief covering budget, lifestyle needs, rental expectations and accessibility. We then present options across prime and alternative neighbourhoods, arrange viewings and provide local market data to compare rental yields, seasonal demand and long‑term growth potential.
Choose agents who are registered with local professional bodies and have verifiable client references. We recommend those with transparent fee structures, local market knowledge and fluency in English. Avoid high‑pressure tactics and insist on written terms of engagement.
Offers are typically made in writing and, once accepted, the buyer pays a reservation deposit to secure the property. The deposit should be held in a secure escrow arrangement or via the agent’s client account, with receipts and a clear refund policy if legal issues arise.
Engage a Turkish‑qualified solicitor as soon as an offer is accepted. Power of Attorney may be used if the buyer cannot attend the Tapu office; it must be notarised and apostilled in the buyer’s home country and translated into Turkish. We advise keeping PoA narrowly defined and time‑limited.
Typical submissions include ID/passport, tax number, proof of funds, signed sales contract, survey reports and seller’s Tapu. The Land Registry will perform final checks and a valuation for tax purposes. Your solicitor confirms all encumbrances are cleared before completion.
At the Tapu office the buyer signs the transfer documents, pays the balance of the purchase price and the title is registered in the buyer’s name. The buyer receives the Tapu extract. Stamp duty and transfer taxes are settled either at the Tapu office or beforehand, depending on arrangements.
Request professional licences, client testimonials and sample contracts. Check online reviews and ask for direct references. Use a solicitor‑prepared contract rather than agent‑drafted terms to avoid biased clauses, and allow sufficient time for due diligence to prevent rushed decisions.
Establish preferred channels and regular update schedules. Insist on translations of key documents and use bilingual professionals for complex negotiations. Clear, timely communication reduces misunderstandings and fosters trust throughout the transaction.
Foreign nationals may face area restrictions and caps on agricultural land ownership. Certain coastal or strategic plots can be restricted. Your solicitor will confirm whether the plot is eligible for foreign ownership and advise on any necessary approvals.
Property ownership does not automatically grant residency. Short‑stay visitors must respect visa rules (90/180 days for many nationalities). Long‑term residence requires a residence permit application, with documentation including title deeds, tax number and proof of income or funds.
Buyers should budget for the purchase price, deposit, agent fees, solicitor fees, survey and valuation costs, Tapu transfer tax (usually 4% of declared value), notary fees and utility connection charges. Ongoing costs include property tax, insurance, utilities and communal service charges where applicable.
Expect annual property tax (EMLAK), municipal waste and council charges, insurance premiums, utility bills and maintenance or communal service fees. Rental properties may incur management fees, marketing costs and periodic refurbishment expenses.
Some Turkish banks offer mortgages to non‑residents, subject to income verification and higher deposit requirements. Many buyers arrange finance in the UK or use cash. For transfers, use regulated foreign exchange specialists to reduce fees and hedge currency risk.
Prime zones include the town centre, Çalış, Ölüdeniz, Ovacık, Hisarönü and Göcek for marina access. Alternative lifestyle areas like Üzümlü, Faralya, Kayaköy and Kemer appeal to buyers seeking quieter village living. Options range from seafront apartments to villas and rural stone houses.
Short‑term holiday rentals offer seasonal income peaks, while long‑term lets provide steady occupancy. Location, property quality and management determine yields. Exit prospects are healthy in popular districts, but investors should consider holding periods and tax implications for capital gains.
Citizenship (Turkish nationality) via real estate requires a minimum qualifying investment threshold in real estate and compliance with legal requirements and holding periods. The process involves purchasing eligible property, registering the title and submitting an application through the relevant ministry. Timelines and thresholds change, so we recommend legal advice early in the purchase.
For tailored guidance, call us on +90 538 025 99 96 or email [email protected]. We provide end‑to‑end support: market advice, due diligence, legal introductions and after‑sales management to ensure a secure investment journey.
