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Turkey · TRY

Antalyareal estate

Antalya is a second-home and residence-permit coast. Lara, Konyaaltı and Kaleiçi are different products from Istanbul employment stock, and the site fee is the hidden mortgage.

IstanbulAnkaraİzmirBodrumBursa
Tapu-verified title
DASK & code year checked
3D map
4%tapu harcı on the declared deed value
DASKcompulsory earthquake insurance, not optional
Taputhe title deed is the sale, not the reservation form
Military checkstill required on some parcels for foreigners
What a purchase really costs

Buyer costs in Antalya, as a share of price

Tapu harcı (title deed fee) (4%)
4%
Döner sermaye & registry service fee
0.2%
Sworn translator, notary & power of attorney
0.3%
Agency, buyer side (2% + 20% KDV)
2.4%
Total on top of the price
6%

≈ +6% over the price. The deed fee is 4% of the declared value, legally 2% from each side and in practice usually carried by the buyer. Declaring below the real price to shave the fee is tax fraud and it caps your future capital-gains base. DASK earthquake cover is mandatory before utilities connect, and some parcels still need a military-zone clearance before a foreigner can complete.

Rentals run on rules

The rent side, in three lines

  • Residential leases run one year and renew automatically; the landlord cannot simply decline to renew without a statutory ground.
  • Annual increases are tied to the twelve-month average CPI — a headline lira rent is not a free-floating number.
  • Deposit is capped at three months’ rent under the Turkish Code of Obligations.

Seasonal coast rent and Istanbul long-let are different products. A summer gross yield is not an annual one.

Cities

Six metros, one tapu system

The deed fee is national, the risk is not. Building code year, fault geometry and site (HOA) fees decide whether a cheap lira price is a bargain or a liability.

Neighborhoods

Areas in Antalya

Premium districts with price anchors, walk and transit scores.

Seasonal rent and property-management quality decide whether an eight-percent-net brochure survives winter. Site (HOA) fees on new compounds — pools, security, landscaping, lifts — compound annually with inflation and are quoted in lira.

Residence-permit demand has been a real driver, and the districts closed to new foreign residence registrations have shifted more than once. Check the current district status before you buy on that basis.

Tapu is still tapu. Off-plan should be a notarised contract with a permit trail, not a Telegram invoice. sivrce will not invent inventory to fill the beach photos.

FAQ

Residence permit with a house?
Possible under current immigration rules and subject to valuation thresholds and district closures. It is not automatic with every tapu.
Safer than Istanbul seismically?
A different fault map, not zero risk. Ask for the building’s code year and the DASK policy either way.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: TRY.