Buying an apartment in Antalya from a developer: what to check before the deal

Author: Anton Taranenko, co-founder and CEO of ANTA Group

To buy an apartment in Antalya directly from the developer and avoid losing money, you need to see five documents before making the first payment: the developer's registration, the construction permit (ruhsat), the type of future tapu, the cadastral value of the plot, and, for foreigners, a report from a licensed appraiser. If the building has already been completed, the iskan (occupancy permit) is added to the list. Below, we'll discuss each point using examples from our complexes in Antalya.

What documents should I check with the developer before making a payment?

At ANTA Group, we provide this package to the buyer before signing the contract, and the same list should be requested from any developer in Turkey.

1. Company registration. An extract from the commercial register with the legal entity's name, which will appear in the contract. Funds are transferred only to this legal entity's account, not to the manager's card.
2. Ruhsat, a construction permit. Issued by the municipality for a specific site and project, it specifies the number of floors, area, and purpose of the building. At Anta Home Neon, obtaining a permit is a separate step in the construction schedule on the project page, scheduled for 2024, before the start of the monolithic construction.
3. Tapu for land. The plot must be owned by the developer or registered under a contract with the landowner. Ask for the parcel number (ada/parsel) so the transaction can be verified in the cadastral register.
4. Cadastral value and expert appraisal. The municipality sets the tax value of the property; a transaction below this value will not be registered. Foreign buyers also need a report from an appraisal company; check the cost and timeframe for this in advance.
5. Iskan, an occupancy permit. It appears after the building is accepted. Without it, it's impossible to convert a construction tapu into a full-fledged one and connect utilities to the owner's name.

Additionally, inquire about any encumbrances on the property, such as bank mortgages, liens, or easements. Lawyers quoted by Daily Sabah recommend checking the tapu for liens and restricted property rights, as well as the zoning status of the property, before purchasing (Daily Sabah, Ask a Lawyer, August 3, 2021 ).

What types of tapu are there and why is it important during the construction stage?

In Turkey, there are two types of tapu for an apartment in a building, and the difference between them determines what exactly you are buying.

• Kat irtifakı is a construction easement registered for a share in a building that has not yet been completed. It is a legal document that records the buyer as the owner of the future apartment, although the building is not yet recognised as residential.
• Kat mülkiyeti, the title deed to an apartment, is granted after receiving an iskan. Daily Sabah describes the difference as follows: kat mülkiyeti denotes ownership, while kat irtifakı refers to a building that is not yet habitable (Daily Sabah, August 17, 2020 ).

Practical conclusion: when buying during construction, you receive kat irtifakı, and the contract should state who will convert it to kat mülkiyeti after completion and by what deadline. The HMG Gold project page lists completion and handover for Q2–Q3 2024, while HASAN Bey Residence lists 2025. For completed buildings, ask for kat mülkiyeti and iskan straight away.

How does purchasing during the construction phase and installment plans from the developer work?

Purchasing from a developer at a construction site involves four steps: unit reservation, a sales contract with a payment schedule, scheduled payments, and TAPÚ registration. A foreign buyer can complete the transaction remotely using a notarized power of attorney, so a personal presence in Antalya is not required at every stage.

Our terms are the same for all complexes in Antalya: the developer, ANTA Group, sells directly, with no agency commission, 0% installment plans, and a down payment starting from 30%. The project pages indicate installment plans of up to 18 months and two payment methods: bank transfer to the company's account in euros or dollars, or cash. A discount applies for 100% payment; the amount is discussed on a per-unit basis.

An example of an installment plan calculation based on figures from the Anta Home Neon page: 1+1 apartments starting at 32 m², priced from $120,000. A 30% down payment = $36,000. The remaining $84,000 is divided by 18 months, which is approximately $4,670 per month without interest. According to the project page, the building is scheduled for completion in May 2026, meaning the payment schedule ends after commissioning. In this case, the contract should specify when the tapu is issued: after full payment or after completion, with a lien until the balance is paid.

What should be included in a contract with a developer, regardless of the amount:

• unit number, floor, gross and net area, plan;
• price in the contract currency and exchange rate if payment is in lira;
• payment schedule and late fees on both sides;
• the deadline and what happens if it is late;
• list of finishing and equipment (Anta Home Neon's project page lists the smart home system and furnishings in the schedule before delivery);
• The procedure for registering a Tapu card and who pays the registration fee.

What expenses will there be besides the price of the apartment?

The price on the project page does not include transaction registration costs, which the buyer plans for separately.

• Title deed transfer fee (tapu harcı). According to lawyers in Daily Sabah, a total of 4% is paid when purchasing real estate: 2% by the buyer and 2% by the seller (Daily Sabah, August 3, 2021 ). In practice, developers often include the buyer's payment of the entire fee in the contract; this clause should be read before signing.
• Notary and translator. Notarized translations of passports, power of attorney if purchasing remotely, and a sworn translator for the transaction at the cadastral office.
• Appraisal report. Ordered from a licensed appraisal company, paid by the buyer.
• DASK, mandatory earthquake insurance. The cadastral office verifies the presence of the policy when registering the transfer of title ( DASK, official website, section on transactions with tapu ). The same policy is required for connecting electricity and water.
• Aidat, a monthly fee for complex maintenance. It covers security, cleaning, swimming pool, and elevators. In complexes with private infrastructure, such as HASAN Bey Residence with a swimming pool, hammam, gym, and 24-hour security, the fee is higher than in a building without common areas. Ask the developer for the annual fee in advance before the transaction.
• Annual property tax to the municipality is calculated based on the cadastral value.

Ask the developer for a written estimate for each item before signing the contract.

What are the benefits of purchasing an apartment for a residence permit?

A property owner in Turkey can apply for a short-term residence permit. The official website of the Directorate of Migration lists property ownership as one of the grounds for this. The property must be residential and used as a dwelling, and the permit is issued for up to two years at a time. If the apartment is jointly owned by family members, they are also eligible to apply ( goc.gov.tr, types of residence permits ). The Turkish Investment Agency clarifies that foreigners who purchase a home receive an extended short-term residence permit under Law No. 6458 ( invest.gov.tr, real estate purchase and citizenship ).

We discuss two points with every buyer. First, a full-fledged tapu for the residential property is required for a residence permit based on real estate. Therefore, applying for a residence permit at the kat irtifakı stage is not always possible. Please check with your local immigration office. Second, the immigration office applies requirements to the property's tapu value, and these have changed, so please check the current amount on goc.gov.tr on the day of the transaction, not in older publications. We wrote about the difference between a tourist residence permit and a humanitarian residence permit and the application requirements in our article on the residence status of Ukrainians in Turkey.

Citizenship by investment is a separate topic: according to invest.gov.tr, the threshold is $400,000, with a three-year commitment not to sell the property. This regime typically does not apply to the purchase of a single apartment with an installment plan.

How does the Konyaaltı district differ from a buyer's perspective?

For buyers, Antalya is divided into two categories. The center, where Anta Home Neon is located on Işıklar Street, five minutes from the sea and the historic center, is the short-term rental market: tourists choose walking distance to the old town, cafes, and the beach. Our HMG Residence and HASAN Bey Residence complexes are described similarly on our project pages: Antalya city center, 100 meters from the sea, 300 meters from the main attractions.

Konyaaltı, the western part of the city along the long public beach, is the logical place to live: families flock here, and our office at Atatürk Bulvarı 116 is convenient for viewing properties and visiting the cadastral office. If you're buying an apartment to move to and apply for a residence permit, it's worth starting with Konyaaltı and comparing it with the center based on price per square meter, average monthly rent, and completion date. If you're looking for daily rentals, consider the center first.

Checklist: 10 questions to ask the developer before the deal

1. What legal entity will be included in the contract and is the payment being made to its account?
2. Is there a ruhsat for this site and this project, is it possible to see the original?
3. Who owns the land according to Tapu, and is there a mortgage or lien on the plot?
4. Which tapu will I get when I buy it now: kat irtifakı or kat mülkiyeti?
5. When is iskan planned and who is responsible for translating tapu into kat mülkiyeti?
6. What is the installment plan and what will happen if there is a delay on my part or yours?
7. When is the tapu issued in my name: after full payment or after delivery?
8. Who pays the title transfer fee and how much do the appraisal, notary, and DASK fees cost?
9. What is the aidat for the first year and what does it include?
10. What is included in the unit's finishing and equipment? Is it included in the contract appendix?

Request responses in writing. If you'd like to check us out yourself, our company page contains information about our legal entities, publications about the contract with Radisson Hotel Group, and a construction progress schedule.

Frequently asked questions

Is it possible to buy an apartment in Antalya remotely, without coming to Turkey? Yes. The contract and tapu are executed under a notarized power of attorney for the representative, and payments are made by transfer to the developer's account. We provide legal support for such transactions, but you will be responsible for signing the power of attorney and reviewing the documents yourself.

Which is safer: buying during construction or buying a completed apartment? A completed apartment with kat mülkiyeti and iskan removes construction risks, but costs more and is sold without a developer instalment plan. During construction, the price is lower and there is a payment schedule. In return, you must check the ruhsat building permit, the tapu for the land, and the contractual completion deadline.

Do I need a Turkish tax number to make a purchase? Yes, the number (vergi numarası) is issued at the tax office using your passport and is needed to open an account and register a tapu. This can be done in one visit or with a power of attorney.

How long do I have to wait for the tapu after full payment? It depends on whether the building has been completed. When purchasing a ready-to-move-in apartment, the tapu is issued by the cadastral office on the day of the transaction, after the appraisal and payment of the fee. At construction sites, the deadlines are specified in the contract, and we recommend asking for a specific date rather than the phrase "after completion.".

Does purchasing an apartment grant the right to work in Turkey? No. A residence permit based on real estate grants the right to reside, while a work permit is obtained separately through the employer. For more information, see our article on the residence status of Ukrainians in Turkey.

If you're choosing between complexes in the city center and Konyaaltı, start with two pages: Anta Home Neon for rent and HASAN Bey Residence for living. We discussed the Turkish market in figures in our Turkish real estate market overview. A consultation with our lawyer regarding the documents for a specific unit is free and non-obligatory.