Journal
Notes on buying in Antalya
Practical notes on buying, owning and living in Antalya.
Antalya’s Best Beaches: 9 Lovely Destinations for a Beach Holiday
Discover Antalya’s best beaches: Konyaaltı, Lara, Kaputaş, Patara and more. Choose your beach based on the sand, transport links and your holiday style.
Residence Permits in Turkey: Legal Support and Property Investment
Find out about the legal procedures for residence permits and property investment in Turkey. Request a free initial consultation regarding independent legal support.
Legal Support and an Investment Plan for Turkish Citizenship Applications
Discover legal support for Turkish citizenship applications and property investment. Request a free initial consultation with BuyBestVilla.
Rental Yield and 12-Month Demand in Antalya: The Impact of Conference Tourism
How many months of the year does a property in Antalya generate income? The impact of autumn conferences and COP31 on the season, calculations of gross and net returns, and the rules on short-term lettings under Law No. 7464.
Foreign Buyer Interest in the Wake of COP31: Buying a Home in Antalya in 2026
COP31 is adding a new showcase for Antalya in the eyes of overseas buyers. This article covers the latest demand figures, a summary of the steps involved in buying a property, and the citizenship threshold via property purchase.
Antalya After COP31: Investment Potential by Region
The summit ends, but the infrastructure remains: new roads, the refurbished EXPO site and the city’s international connections. We have summarised the areas affected by COP31 and the indicators to watch for Aksu, Belek, Lara, Kaleiçi and Konyaaltı.
COP31 Antalya Guide: When, Where and the Impact on the Property Market
COP31 is set to take place at the Antalya EXPO site from 9 to 20 November 2026. We have compiled information on the summit’s programme, opportunities for public participation and what this means for the Antalya property market.
COP31 and the Green Transition: Why Are Energy-Efficient Homes Gaining in Value?
Turkey has enshrined its 2053 net-zero target in law, and buildings are at the heart of this transition. The Energy Performance Certificate, the Climate Act and the 10-point green checklist to follow before purchasing are covered in this article.
Home Organisation Without a Laundry Room: Washing, Drying and Storage
How do you plan for a washing machine, tumble dryer and storage in a home without a utility room? Read a guide that covers connections, access and room layout all in one go.
Is There Enough Storage Space at Home? Consider the Flow Before the Number of Cupboards
How do you determine your storage needs at home? Rather than focusing on the number of cupboards, consider the type of items, how often you access them, how the doors open, and your daily movements.
If Your Criteria for Finding a Home Are Constantly Changing, Where Should You Start?
Do you find your mind changing with every property advert you look at? Create a more consistent shortlist by distinguishing between essential requirements, preferences and details that need to be verified.
How Can You Find Out About a Property’s Maintenance History? The Property’s Maintenance Record
How are home repairs and maintenance assessed? Create a property file to record the date, scope, service history and any outstanding queries.
Are you torn between two houses? Create a personal comparison table
What criteria should you use when deciding between two properties? Draw up a table setting out daily needs, uncertainty and on-site inspection.
What Questions Should You Ask When Inspecting the Exterior of a House Near the Beach?
When choosing a house near the coast, how do you assess the railings, joinery and outdoor units? Consider their visible condition, maintenance history and ask the right questions.
What Questions Should You Ask When Choosing a Home in Antalya After It Has Rained?
What can you learn from observing a property in Antalya after it has rained? Let’s look at the questions to ask regarding the entrance, balcony, car park and maintenance records.
Does the colour on the AFAD map indicate a house’s earthquake risk?
Does the AFAD earthquake hazard map indicate the safety of an individual building? Find out the difference between the information on the map, a structural survey and an expert assessment.
Is the line you see in the plot enquiry the actual boundary?
How should you interpret the plot enquiry screen? Distinguish between the view on the map, on-site boundary verification and planning checks.
Will the Sea View Always Remain Unobstructed? What Should Be Checked Instead?
When buying a house with a sea view, how do you assess the prospects for the future? Consider the current view, neighbouring plots and planning information separately.
What Questions Should You Ask When Buying a House with a Shop on the Ground Floor?
How would you assess a property with a business on the ground floor? Consider the working hours, service route, ventilation and technical areas together.
How Is Privacy Assessed in a Ground-Floor Flat?
How do you assess the privacy of a ground-floor flat? Consider the window height, pedestrian routes, use of communal areas and the need for curtains together.
2+1 or 3+1? Prioritising Everyday Functions Over an Unused Room
Don’t judge the number of rooms solely on the basis of size. Consider the 2+1 and 3+1 options in terms of guest accommodation, a study, storage and everyday use.
Choosing a Home for Two People Working from Home: Is One Desk Enough?
Is there enough space for two people working from home? Plan together the meeting acoustics, desk layout, internet connection, power sockets and breaks.
Don’t Just Look at the Lift When Choosing a Flat with a Pram
How do you check your daily route around the house with a pushchair? Assess the street, the building entrance, the lift, the layout of the flat and the storage area all together.
Choosing an Accessible Home: A Seamless Route from the Building Entrance to the Bathroom
When looking for accessible housing, don’t just focus on the lift. Check that the street, entrance, threshold, corridor and bathroom access meet your specific needs.
Are Stairs in a Duplex House Suitable for Everyday Life?
When choosing a duplex house, don’t view the staircase merely as a decorative feature. Consider it in terms of your daily routine, moving furniture, night-time use and access for maintenance.
Storage and Technical Areas in the Villa: A Need Not Visible in the Photograph
When choosing a villa, where will cleaning equipment, garden tools and technical appliances be stored? Consider storage and service access in relation to how the property will be used.
A Large Garden or a Practical Garden? 7 Questions to Ask When Choosing a Villa
In a villa garden, shade, the slope of the land and ease of access for maintenance are just as important as the amount of space. Find out what questions to ask to ensure your garden supports your day-to-day needs.
What Should You Ask About the Maintenance Arrangements When Buying a Villa with a Swimming Pool?
When choosing a villa with a swimming pool, don’t just look at the appearance of the water. Examine the maintenance history, technical specifications, access and the practicalities of day-to-day use.
What Should You Look for When Buying a Smart Home?
In a smart home system, account and access management are just as important as the devices themselves. Check the app, remote control, local control and maintenance options.
Is There Mobile Reception at Home? Checking the Connection During a Home Visit
When you’re out and about, don’t just judge your mobile signal by the signal bars. Carry out a quick check of the room, your network provider, and your call and data usage.
The advert says ‘Fibre broadband’: how can you tell if it’s available in your flat?
How do you verify the ‘fibre broadband’ claim in the advert? Use the checklist to check the address, the connection to the flat, the port and the limitations of the current service.
What Questions Should You Ask About the Charging Infrastructure When Choosing a Home for an Electric Vehicle?
When choosing a home for an electric vehicle, is it enough just to check for a socket? Assess the electrical capacity, parking arrangements, installation and energy consumption monitoring by asking the right questions.
How Do You Assess the Parking Space When Buying a House with an Enclosed Car Park?
The daily usability of a covered car park is just as important as its mere existence. Check the entrance, turning space, vehicle dimensions, pedestrian access and layout.
How Do You Check the Water Pressure During a Home Visit?
Is it enough just to turn on the tap? Find out what questions to ask during a house viewing about the water flow, how long it takes for hot water to come through, and the building’s plumbing system.
How Do You Control the Sun in Your Home? Look Beyond the Façade
Why is information about the façade alone not enough when choosing a home? Consider the view from the windows, neighbouring buildings, balcony depth and how the light changes throughout the day.
Is a Balcony Really Practical? 6 Things to Consider Before Looking at the Square Metres
Is the size of the balcony enough on its own? When choosing a home, check the door opening, shade, privacy, table placement and access for maintenance.
How Can You Tell if Windows Are Good Quality? Questions to Ask When Buying a House
Don’t base your choice of windows solely on the brand and the number of panes. Discuss issues such as opening mechanisms, maintenance, weatherproofing and certification during your home visit.
What to Look for in the Bathroom When Viewing a Property? Beyond What Meets the Eye
When viewing a property, what details should you look out for in the bathroom? Use a detailed checklist to check for ventilation, usable space, visible signs of wear and tear, and any issues with the plumbing.
How Can You Monitor the Sale of a Property in Another City Remotely?
What reports should you request whilst monitoring the sale of your property in another city? Keep track of the property’s visual presentation, viewings, key details and any outstanding queries.
What Should You Do If the Same Property Appears Differently in Different Listings?
Do the details regarding rooms, floor area or fittings differ across the listings for the same property? Use a method to check that the information is consistent for both the seller and the buyer.
How to Write a Property for Sale Advertisement? Facts Rather Than Adjectives
In a property listing, what information should be included and in what order? Minimise the use of vague adjectives and draft a description that helps the buyer make a decision.
Are Renovations Necessary Before Selling? A Checklist to Identify Unnecessary Work
Which repairs are a priority before selling, and which are a matter of personal preference? Make your renovation decisions more clearly by distinguishing between safety, functionality and appearance.
How to Prepare Your Home for a Viewing: Things You Can Do in an Evening
What minor preparations can be made before a property viewing? Use a practical checklist covering the entrance, lighting, ventilation, paperwork and the layout of the property.
Adding Virtual Furniture to an Empty Property: How to Present It Honestly in a Listing?
What should be explained when using virtual furniture in an empty property? Take a look at a property listing that features real photographs, maintains the correct scale and preserves the original architectural features.
How to Draw Up a Floor Plan for a Property Advertisement? Dimensions, Orientation and Room Layout
What information should be included in a floor plan? We have prepared a guide explaining door openings, room layouts, the source of dimensions and the boundaries of the drawing.
How Is a 360° Virtual Tour Useful in Property Sales, and What Can’t It Show?
How are room connections and circulation assessed in a 360° virtual tour? Find out about the limitations that require measurement, technical checks and on-site visits.
What Should a Property Video Be Like? From the Very First Second to the Property Tour
How should the view, room layout and building surroundings be presented in a property video? Create a filming and editing plan that helps the buyer understand the property.
How to Take Photos of a House for Sale? A Layout That Accurately Shows the Rooms
How do you choose the lighting, framing and order of rooms in photos of houses for sale? Draw up a practical shooting plan that preserves the actual dimensions and architectural features.
Lots of People Viewing the Property, but No Offers: What Should You Ask After a Viewing?
If property viewings aren’t leading to offers, what questions should you ask? Assess differences in expectations, recurring objections and follow-up steps.
The Advertisement Is Getting Lots of Views But No One Is Calling: What Information Is Missing?
Is your property for sale listing being viewed but not attracting any enquiries? Check the title, the first photo, any missing information and the contact details all together.
Why Isn’t My House Selling? A 5-Step Checklist to Identify the Problem
If your property is still on the market, how do you pinpoint the problem? Assess your sales process using data on visibility, buyer match, presentation and viewings.
Open-Plan Kitchen or Separate Kitchen? Choosing Based on Your Daily Routine
Don’t judge an open-plan or separate kitchen solely on its appearance. Base your decision on meal preparation, noise levels, entertaining guests, storage and the layout of the workspace.
Will Your Furniture Fit in Your New Home? A Measurement Plan for Your House Viewing
Will the sofas, beds and wardrobes fit in the new home? Let’s go through the areas that need checking before the move, from room dimensions to doorways.
How Should Sound Insulation Be Assessed When Buying a House?
How do you distinguish between road, neighbour and plumbing noises during a home viewing? Find out what questions to ask about windows, room layout and expert inspections.
Why is it useful to see the street in the evening when buying a house?
How should you assess the street you liked during the day when you visit it in the evening? Use a checklist to assess the lighting, pedestrian routes, parks and noise levels.
Things to Check When Visiting a Property You Like for the Second Time
What should you check when you visit a property you liked on your first viewing for a second time? Turn your questions about dimensions, light, noise and documentation into a targeted checklist.
Selling Your Old Home Before Moving into Your New One: How to Plan the Timeline?
How do you organise the tasks between selling your old home and moving into your new one? View the preparation, viewings, packing and handover stages all in a single calendar.
How to Gather Feedback on House Sales? A Simple Tracking Table
How do you record feedback after property viewings? Set up a simple follow-up system that distinguishes between needs, suitability, objections and the next step.
Antalya Property After the Tourist Season: What to Watch in the September 2026 Data
We bring tourism, airport, housing-sales, price-index, interest-rate and rent data into one frame; which indicators matter for the post-season period?
How to Calculate the Rent Multiple and Payback Period When Buying to Invest
We explain the rent multiple, gross and net yield and payback period with formulas and steps, showing how to calculate rather than quoting figures.
Winter in Antalya: Rain, Humidity and Preventing Mould at Home
Antalya's winter is mild but wet and humid. We summarise the climate with MGM data and explain how to prevent mould and choose a home that stays dry.
Düden Waterfalls and Düden Park: Nature Inside Antalya
From the fenced park around Upper Düden to the cliff where the river meets the sea, a practical guide to nature right next to the city.
Taking Delivery of a New Flat: Checklist and Hidden-Defect Rights
How to inspect a newly built flat before signing the handover record, how to document snags, and what rights a buyer generally has when a hidden defect appears.
Tourists in Antalya in 2026: January–August Figures and Housing Demand
More than 11 million foreign tourists visited Antalya from January to August 2026, 5.8 per cent fewer than a year earlier. We look cautiously at the link with housing.
Kundu and the Aksu Coast: Hotel Zone or a Place to Live?
We look at Kundu and the Aksu coast both as a holiday area and as a year-round home: character, transport, airport access and what to check.
Moving day checklist and what to ask a removals company
Most moving stress comes from preparation that was not done in advance. Here are the questions to ask a removals firm and a step-by-step checklist for before, during and after moving day.
Summer Heat in Antalya: Air Conditioning, Orientation, Balconies and Cooler Homes
Summers in Antalya are long and hot. Using MGM data and health advice, we explain how orientation, insulation, balconies and ventilation help you choose a cooler home.
Kurşunlu Waterfall and Aksu: A Day-Trip Route
How to combine Kurşunlu Waterfall Nature Park with other stops around Aksu, when to go and what to watch for on a day trip from Antalya.
Antalya Airport Passengers in August 2026 and the Regional Economy
According to DHMİ, Antalya Airport handled 5.89 million passengers in August 2026 and 25.1 million from January to August. What the numbers mean for the regional economy and housing.
Internet and fibre subscriptions: how to transfer your line when you move
When you move you may want to take your internet line to the new home or switch provider. Here is what to know about infrastructure checks, commitment periods, transfer steps and common problems.
Olympos, Çıralı and Yanartaş: A Day on Antalya's West Coast
Ancient Olympos, Çıralı's long beach and the never-ending flames of Yanartaş: a route you can do in a day or a weekend on Antalya's western coast.
Home Sales to Foreigners, August 2026: Antalya Second After Istanbul
TÜİK reports 1,938 homes sold to foreigners in August 2026, with Antalya second on 599 behind Istanbul. January–August sales to foreigners fell 6.3 per cent.
Valuation Report (Ekspertiz): Why and How to Get One When Buying a Home
An ekspertiz is an independent report on a property's value and condition. We explain the bank valuation versus your own technical inspection, and how to read the report.
Güzeloba and East Lara: A Guide to a Fast-Developing Neighbourhood
How should you assess a fast-building area such as Güzeloba and the east of Lara? A practical framework on zoning, permits, developers and transport.
A Guide to Antalya's Neighbourhood Markets and Local Produce
How do you get the most from a neighbourhood market in Antalya? We cover geographically indicated products such as Finike oranges, seasonal shopping tips and how to find market days.
Applying for a home loan in Türkiye: steps and required documents
A home loan application moves from budget to appraisal, contract and mortgage registration. We list the steps, the usual documents and the points to check before you apply.
Kepez or Aksu? Two Big Districts for Families and Budgets
We set Antalya's two large outer districts, Kepez and Aksu, side by side on scale, sea access, transport and housing stock.
TÜİK July 2026 Housing Sales: Mortgage Sales Rose, Total Sales Fell
TÜİK data released on 13 August 2026 show 123,603 homes sold in July; mortgage-backed sales rose 23.7 per cent while total sales fell 17 per cent year on year.
How to Read an Apartment-for-Sale Listing: Floor, Orientation, Heating and Title
A listing is a shop window, not a verified record. We explain what the floor, orientation, heating and title lines really mean and which of them you should confirm before you visit.
How to check title deed information (TAKBİS) through e-Devlet in Türkiye
You can check land registry information through e-Devlet, the TKGM Parcel Query site and the TKGM mobile app. Here is what each route is for and what to watch out for.
Cost of Living in Antalya: Which Categories Shape Your Budget?
The cost of living in Antalya is not a single number. Using TurkStat data, we walk through housing, transport, bills and food, and show how to build your own budget.
Lara or Konyaaltı? Comparing Lifestyle, Transport and the Sea
The question every Antalya home hunter asks: Lara or Konyaaltı? We compare shoreline character, transport and daily life in the two areas.
Things to Do When Moving Out of a Rental: An 8-Step Checklist
If notice of departure, meter readings, closing bills, the handover record and the deposit refund are managed together, the risk of disputes falls.
Can a Home With a Tenant Be Sold? Checklist for Seller and Buyer
An apartment with a tenant can be sold; the lease passes to the new owner. Informing the tenant before the sale and arranging the contract are important.
How Foreigners Can Get a Tax Number in Turkey
For foreigners who want to buy a home, open a bank account or start a utility contract in Turkey, we explain what a tax number is, how and with what information it can be obtained, and how it differs from the foreigner ID number.
What Happens When a Rental Contract Ends? Automatic Renewal and Notice of Departure
A fixed-term rental contract is extended for a year on the same terms if the parties give no notice in time. The tenant may give notice at least 15 days before the end of the term.
Cycling and walking in Antalya: the Konyaaltı seafront, parks and Karaalioğlu
A calm summary of daily walking and cycling in Antalya: the Konyaaltı seafront, Karaalioğlu Park, the Düden area and the cycle routes announced by local municipalities.
10 Questions a Tenant Should Ask When Looking for a Rental Home
Do not decide without seeing the home. 10 questions about rent, deposit, maintenance fee, term and the landlord's identity protect you from later problems.
Gazipaşa and Eastern Alanya: Near the Airport, a Quieter Life
Gazipaşa, just east of Alanya, offers a calmer life with its own airport, banana groves and natural coastline. Notes on distances, daily life and choosing a home.
Moving to Antalya With Your Family: A 6-Month Plan for Home, School and Address
For a family, moving starts with choosing a home, but school registration and the address declaration must be planned much earlier.
Complex Amenities: How Parking, Lifts, Generators and Pools Affect Service Charges and Upkeep
Parking, lifts, generators and pools ease life but also drive service charges and maintenance. Questions to ask before buying and how to read the breakdown.
The Bey Mountains and Saklıkent: skiing and mountain life in Antalya
Saklıkent Ski Resort and the Bey Mountains, about an hour from the city centre, with differing altitude, piste and season figures from the sources stated openly.
Why Does the Address Matter for School Registration? Notes for Tenants and Landlords
In address-based registration, the school is determined by the residence address. If no address declaration has been made, the child may remain assigned to the old address's school.
Pınarlar Group's Sirius Projects and Coordinat 24: A Comparison Guide
Pınarlar Group's Sirius Level, Sirius Modern, Sirius Manzara, Sirius Town and Coordinat 24 compared by location, unit types, sizes and amenities, with who each project suits.
Pınarlar Group and Cam-Saş Terra Projects: Terra Doğa, Terra Modern and SkyPort Residence
Pınarlar Group and Cam-Saş's Terra Doğa villas (Döşemealtı) and Terra Modern (Çankaya, Kepez), plus SkyPort Residence, listed by both firms: location, unit types and amenities.
İltemir İnşaat's Nefes Projects: A Guide to Nefes Premium and Nefes Corner
A side-by-side guide to İltemir İnşaat's two Kepez projects, Nefes Premium and Nefes Corner: blocks, unit types, amenities, who each suits and how to view units in 3D.
8 Questions to Ask When Choosing a Private School in Antalya
Choosing a private school covers not only fees but also management, institution code, teaching staff and transport.
New Rule at the Land Registry: From 5 September 2026 the DASK Policy No Longer Passes to the Buyer
SEDDK's amendment published in the Official Gazette on 21 August 2026 took effect on 5 September: in a home sale the ZDS policy ends at registration and the buyer's own policy is checked.
School Registration for a Foreign Child in Antalya: What Is Needed?
A foreign child can enrol in a state school in Turkey; a residence permit, previous school records and guidance from the provincial directorate of national education are important.
How to Read Encumbrances (Takyidat) on a Turkish Title Deed: Annotations, Attachments and Mortgages
The takyidat section of a title deed lists restrictions such as annotations, declarations, attachments and mortgages. Here is how to read these entries before buying and which ones create risk.
How Is a School Transfer Done? Change of Address and e-Okul Application
A student who moves during the year can apply for a transfer to the school their new address belongs to. The address declaration must be updated first.
Getting from Antalya Airport to the city, and living near the airport
Bus, tram, taxi and transfer options from Antalya Airport to the city, plus the pros and the points to watch if you live in an area close to the airport.
Which School Should I Enrol My Child In? Address-Based Registration in Antalya
Registration in state primary and middle schools is based on the residence address. So when choosing a school, the address record is the first deciding factor.
Alanya or Central Antalya? Comparing Lifestyle and Investment Logic
Alanya and central Antalya are two very different faces of the same province. A calm comparison in terms of distance, daily life, seasonality, transport and investment logic.
Who Owns the Maintenance Fee Obligation? Does the Owner or the Tenant Pay?
The maintenance fee (aidat) is the unit owners' obligation to the owners' board and management. Whether the tenant pays depends on the contract.
What Is an Energy Performance Certificate (EKB) and Why It Matters When Buying a Home
The EKB rates a building's energy performance from A to G. Who needs one, how long it is valid, how to check it and how to read it when buying.
When Is Property Tax Paid, in How Many Instalments, and Who Pays?
The property tax payer is the title deed owner, not the tenant. The tax is paid in two equal instalments, in March–May and in November.
Antalya cuisine: piyaz, şiş köfte, hibeş and geographically indicated local flavours
Registration details of Antalya piyaz, the pumpkin dessert and serpme börek, plus şiş köfte, hibeş and other regional flavours, explained simply and with sources.
October 2026 Rent Increase Ceiling of 31.49%: TurkStat Data and the Current Rules
According to TurkStat's data of 5 October 2026, the maximum increase for residential rents renewed in October is 31.49 per cent. How is it worked out?
Transferring and Closing Subscriptions: Meters When Moving Out or Selling
Closing or transferring electricity, water and natural gas subscriptions when moving prevents the risk of debt and wrong bills.
Things to Do When Moving to Antalya: A 12-Point Checklist
Address declaration, subscriptions, DASK, school and vehicle procedures: an ordered checklist for families moving to Antalya.
Tenant Address Declaration: Is the Landlord's Permission Needed? Removing a Person From an Address
A tenant declares the address they moved to on their own declaration; the landlord's approval is not required as a rule. If a former tenant stays registered, there is a route for removal from the address.
Home Insurance and Contents Insurance in Turkey: How They Differ from DASK
DASK only covers earthquake damage to the building itself; fire, flooding, theft and your belongings need a separate home or contents policy. Here are the differences and what to check when choosing a policy.
How to Change Your Address With NVI: e-Devlet and the Population Directorate
After moving, the new address is declared through e-Devlet's "Address Declaration" or at the population directorate. Missing the deadline may result in an administrative fine.
Antalya Housing Market 2026: What TÜİK Says About Foreign Buyers
Antalya sold 7,118 homes to foreigners in 2025, second only to Istanbul. Here is what TÜİK's 2026 figures show so far.
Antalya Airport Expansion in 2026: What It Means for Altınova and Aksu
Antalya Airport's terminals have grown and capacity is up to 82 million passengers. What is still under way, and what it means nearby.
Kundu's Hotel-Concept Residences and Türkiye's Short-Let Law 7464
Permits for short-term lets, owners' approval, fines and site fees: a closer look at hotel-concept residences in Kundu, Antalya.
How to Read a Project Specification Sheet: Concrete to KNX
What do C30/37 concrete, S420 steel, pumice walls, 5-chamber PVC, VRV and KNX mean for a buyer? A plain guide with real examples.
Aidat Explained: How Site Fees Work in Turkish Apartment Complexes
What aidat pays for, how pools, security and generators drive it, what Turkish law says, and the 2026 budget rule change.
Is a 1+1 Flat in Antalya a Good Rental Investment in 2026?
A 1+1 flat in Antalya as a rental investment: long-term lets in the centre or holiday lets in the resorts? Demand, costs and Law 7464.
Altıntaş, Antalya: A Guide to the Fast-Growing Area by the Airport
Three kilometres from the airport and close to Lara and Kundu: daily life, planned growth, what to check and new complexes in Altıntaş.
Buying an Office Instead of a Flat in Antalya: What Changes (2026)
Office or flat in Antalya? How workplace and residential title deeds differ on VAT, property tax, residence permits and rental income.
Why the 2+1 Is the Most Liquid Flat Type in Antalya
Who buys 2+1 flats, why they sell and let most easily, and how to choose a good one: en-suite, balcony, orientation and storage.
Çankaya and Masa Dağı: Living on Antalya's Balcony Above the City
Life on the slopes of Masa Dağı: bay views, breezier summer evenings, the City Hospital nearby and new residential complexes.
Termessos, Güver Cliff and Düzlerçamı: A Nature Guide Near Antalya
Termessos, Güver Cliff and the Düzlerçamı forest: how to get there, what to see and the best seasons to visit.
Perge and Aspendos: Weekend Trips for New Antalya Residents
Perge and Aspendos, the great cities of ancient Pamphylia: how to get there, what to see and when the Aspendos festival is held.
Duplex Penthouses in Antalya: Pros, Cons and What to Check
What to know before buying a duplex penthouse in Antalya: terrace living, summer heat, stairs, service charges and title deed checks.
How Off-Plan Payment Plans Work in Türkiye: A 2026 Buyer's Guide
Down payments, interest-free instalments, promissory notes, contracts and title deed timing: how off-plan payment plans work in Türkiye.
Living in Central Antalya Without a Car: Trams, Buses and AntalyaKart
Can you live in central Antalya without a car? Tram lines, buses, AntalyaKart and walking distances, explained for new residents.
Living on the Işıklar Cliffs and Around Karaalioğlu Park, Antalya
Clifftop living in central Antalya: Karaalioğlu Park, Hıdırlık Tower, sunset spots and where to get into the sea.
The 15-Minute City: Daily Life in Central Antalya on Foot
Market, bazaar, pharmacy, school, tram and the old town within one walking circle: a guide to car-light daily life in central Antalya.
Yüksekalan and Central Muratpaşa: A Neighbourhood Guide to Antalya
About 1 km from Kaleiçi, with a tram stop in the neighbourhood: markets, schools, healthcare, transport and daily life in Yüksekalan.
A One-Day Walking Route Through Kaleiçi, Antalya's Old Town
A one-day route through Kaleiçi from Hadrian's Gate to Hıdırlık Tower, via the Yivli Minaret and the old harbour, with useful tips.
Hadrian's Gate in Antalya: History, Architecture and How to Visit
The story of the triple-arched gate built for Emperor Hadrian in AD 130, its carved details, and practical tips for visiting it today.
How to Open a Water Subscription in Antalya: Documents and Points to Note
A water subscription requires ID, the title deed or rental contract and, for new buildings, an occupancy permit. The water authority in Antalya is ASAT.
Working remotely from Antalya: fibre internet, cafés, coworking and a daily routine
For anyone living in Antalya and working remotely: how to check internet infrastructure, café and coworking options, setting up a home office and what to watch on legal status.
How to Open an Electricity Subscription via e-Devlet: Required Documents
An electricity subscription requires ID, the title deed or rental contract, a DASK policy and installation details. The application can be made through the distribution company's channels or e-Devlet.
Living in Manavgat and Side: An Alternative to Central Antalya?
Manavgat and Side lie about 75 km east of central Antalya, offering a life shaped by history and nature. A calm look at whether they work as an alternative to the centre.
Can a Foreign Heir Acquire Property in Turkey?
A foreign heir can acquire property in Turkey by inheritance, but some restrictions and additional checks for land registry procedures are needed.
Choosing Orientation in Antalya: South, North and the Sea View
How south, north, east and west-facing homes live in Antalya's hot summers and mild winters, and which way sea and mountain views face.
The Antalya Museum and the city’s history: a culture route while the museum is closed
The Antalya Museum closed in July 2025 to be rebuilt. We cover its history, the closure and routes for seeing Antalya’s history in the meantime.
Renouncing an Inheritance: Deadline, Consequences and Insolvent Estates
An heir can renounce an inheritance, but the time limit is short: 3 months from the date they learn the inheritance has passed to them.
Antalya Transport Investments 2026: Where Does the Konyaaltı–Varsak Rail Project Stand?
During 2026 municipal statements and press reports described approval, tender and financing steps for the Konyaaltı–Varsak rail line. A summary for home hunters.
What Is Partition of Co-Ownership (İzale-i Şuyu)? How Is an Inherited House Sold?
If co-owners cannot agree on a jointly owned property, the court orders partition. If the property cannot be physically divided, it is generally sold and the proceeds shared.
How Does Inherited Property Pass to the Title Deed? Transfer Procedure and Tax
A house or plot that comes by inheritance is registered in the heirs' names at the land registry after the certificate of inheritance and tax declaration. The declaration deadline is critical.
Neighbour Law in Turkey: Noise, Balcony Enclosures and Pets
We summarise the three most common neighbour problems in apartment blocks and complexes (noise, balcony enclosures and pets) under the Condominium Law and related rules, with your rights and the routes you can take.
How to Obtain a Certificate of Inheritance (Veraset İlamı): Guide
A certificate of inheritance shows who the heirs are and their shares. It is required for transactions at banks, the land registry and other institutions.
Living in Antalya with a pet: building rules, vets and everyday outdoor life
A calm guide for anyone moving to Antalya with a cat or dog: microchip registration, building and complex rules, choosing a vet and organising daily walks.
How Is an Inheritance Divided? Statutory Shares
Inheritance shares are determined by groups of heirs (parentelic orders). If the spouse and children are heirs together, the spouse receives one quarter.
Belek and Serik: Buying a Home in the Golf Region
Belek is known for its golf courses and large hotels, but buying a home and living there year-round is another matter. What to know when choosing a property in Belek and Serik.
10 Checks When Buying a Home at the Project Stage: Account Statement, Mortgage, Delivery
In a purchase made before the title deed is issued, the most important steps are payment documents, the status of the plot, the delivery date and the late-delivery terms.
A Home With an Occupancy Permit but No Title Deed Yet: What to Do?
In projects where the occupancy permit has been obtained but unit title deeds have not yet been distributed, the buyer is usually protected by the contract and payment documents.
Turkish Citizenship by Property: 10 Mistakes That Sink Applications
The USD 400,000 rule is only the start. Ten common mistakes, from valuation and DAB errors to the wrong seller, that delay or sink citizenship files in 2026.
Healthcare in Antalya for Expats: Hospitals, Insurance and SGK (2026)
How healthcare in Antalya works for foreign residents: hospitals, residence-permit insurance, SGK cover after one year, pharmacies and 112.
VAT Exemption on New-Build Property in Türkiye for Foreign Buyers (2026)
Who qualifies for the KDV 13/i VAT exemption on new-build homes in Türkiye, how payment must be made, and the three-year rule for 2026.
Can Foreigners Get a Mortgage in Türkiye? 2026 Guide
How Turkish banks lend to foreign buyers in 2026: residents vs non-residents, BDDK loan-to-value limits, lira loans, documents, ipotek and risks.
Ground Floor, Garden Duplex or Roof Duplex: Which Suits Whom in Antalya?
We compare the pros and cons of ground-floor flats, garden duplexes and roof duplexes in Antalya's damp, hot climate and who each suits.
Tünektepe cable car and looking down on Antalya: current status and alternatives
The Tünektepe cable car has been closed since the April 2024 accident. Here is what the facility was, its current status and alternatives for seeing Antalya from above.
Urban Transformation Figures, August 2026: 2.38 Million Units Completed in Türkiye
According to Minister Kurum's post of 16 August 2026, 2.76 million independent units are in the transformation programme across 81 provinces. What can a buyer take from it?
What Is the Difference Between Construction Easement (Kat İrtifakı) and Condominium Ownership (Kat Mülkiyeti)?
A construction easement (kat irtifakı) is the registration of independent units on the title before the building is finished. Condominium ownership (kat mülkiyeti) is established after the building is finished and the occupancy permit is obtained.
International Schools in Antalya: 2026 Guide for Families Moving to Türkiye
State, private and IB or Cambridge schools in Antalya: how enrolment works for foreign children, what drives fees and which district to choose.
What Is Developer Consent (Muvafakat)? Is Approval Needed to Transfer a Project Apartment?
Muvafakat is the developer's approval of the transfer. If the contract requires it, an assignment alone may not be enough without approval.
Owners' Board and Management Plan in Turkey: Voting Rights and Quorums
How are decisions made in an apartment block or residential complex? We summarise the meeting, quorum and voting rules of the owners' board and how a management plan can be changed under Turkey's Condominium Law.
What Is a Notarial Assignment? How to Transfer Rights in a Project Sale
A notarial assignment is the transfer of the rights arising from the contract by a person who bought an apartment in a project. The developer's consent and the payment status are decisive.
Can You Buy a Home in a Project Without a Title Deed Yet? Sales Promise and Risks
In apartments bought before a project is finished, the title deed is generally issued once the building is complete. Until then the buyer's only security is a properly prepared contract and a title deed annotation.
Villa or Apartment in Antalya? How to Choose
Privacy and a private pool, or easy upkeep and shared facilities? How to choose between a villa and an apartment in Antalya.
Antalya Weather Through the Year: Is It Good for Year-Round Living?
Mild winters, hot summers and around 2,800 hours of sunshine: Antalya's weather season by season, and what it means for the home you choose.
Opening a Bank Account and Transferring Money to Buy Property in Türkiye
Tax number, bank account, transfers and records: how to pay for a property in Türkiye the right way, including for citizenship.
Earthquake Safety: What to Check Before Buying a Building in Antalya
Building age, permits, inspection records and warning signs: how to check a building's earthquake safety before you buy in Antalya.
Renting Out Your Property in Antalya: Long-Term vs Holiday Lets
Long-term tenants or holiday guests? The rules, permits, neighbours' consent, fines and taxes for renting out a home in Antalya.
Residence Permit Through Property in Türkiye (2026 Guide)
How the property route to a Turkish residence permit works in 2026: the USD 200,000 rule, closed neighbourhoods, documents and common mistakes.
Villa Life in Döşemealtı: A Guide to Antalya's Green Villa District
Detached villas, gardens and private pools north of the city: what life in Döşemealtı is like and what to check before buying.
Places to Visit Near Antalya City Centre: A Local's Guide
Roman gates, a harbour below the city walls, beaches and waterfalls: the best places to visit within a short drive of Antalya's centre.
Buying Property in Antalya as a Foreigner: Step-by-Step Guide (2026)
From your first viewing to the title deed: how foreigners buy a home in Antalya, what it costs and what to check first. Updated for 2026.
KYK Dormitory or a Rental Home? Student Housing Options in Antalya
KYK dormitories are generally more economical and orderly, while a rental home offers independence. The decision depends on budget, quota and lifestyle.
Retiring in Antalya: a practical guide to healthcare, transport and social life
If you are thinking of retiring in Antalya, here is a calm overview of healthcare access, public transport cards, everyday walking life and the details that matter when choosing a home.
Where to Rent a Student Home in Antalya? Konyaaltı and Surroundings
The Akdeniz University campus is in the Konyaaltı district. When looking for a student home, transport, distance to campus and security are important criteria.
Living in Kemer: What to Know Before Settling Year-Round
Kemer is a lively resort in summer and a much quieter coastal town in winter. Notes on transport, seasonality and choosing a home if you plan to live here all year.
Turkish citizenship through property: the essentials
The USD 400,000 rule, the three-year commitment and the four steps from shortlist to application.
Detached House or Flat in a Complex? A Pros-and-Cons Comparison
A detached house offers freedom and a garden; a flat in a complex offers shared services and easy management. Pros, cons and questions to ask before deciding.
10 Things to Check in a Student Rental Contract
Students coming to Antalya for university and their families should pay attention to the clauses on term, guarantor, deposit and summer period.
Köprülü Canyon and Manavgat: an adventure and nature route
Köprülü Canyon National Park is an easy day trip from Antalya, with Roman bridges, the ancient city of Selge, rafting and Manavgat Waterfall on the same route.
Rental Listing Scams: 7 Warning Signs
Asking for a deposit without showing the home, a price far below the market and rushing you are the most common signs of rental scams.
CBRT September 2026 Rate Decision: Policy Rate Held at 37%, What It Means for Mortgages
The CBRT held its policy rate at 37 per cent on 10 September 2026. What do the statement and meeting summary say about the housing loan market?
How Can a Landlord Living Abroad Rent Out Their Home in Antalya?
Renting out your home from abroad is possible; a power of attorney, an authorised representative, a bank account and a regular handover process are important.
Declaring Rental Income in Antalya: What Landlords Should Watch
Residential rental income is declared if it exceeds the annual exemption amount. Declaration period, expense methods and points to watch for foreign property owners.
Renovating a Flat: Which Works Need Approval from the Building or Site Management
Before you start renovating, find out which jobs need the consent of other owners or the management under Turkey's Condominium Law, and which you can do on your own.
What Happens If the Tenant Leaves Before the Term Ends? Early Departure and Termination
In fixed-term leases, a tenant who leaves early may have to pay rent until a new tenant is found or until the end of the term.
Public beaches and seafront parks in Antalya: Konyaaltı, Lara and free areas
You do not need to be a hotel guest to swim in Antalya. This guide covers Konyaaltı, Lara, the public beaches under the cliffs and the seafront parks, plus what to check before you go.
Rental Handover Record and Inventory List: Why Photos Are a Must
The handover record documents the condition of the home at move-in. It is the strongest proof in deposit and damage disputes at move-out.
Rental Contract Stamp Duty: Rate, Base and Who Pays
Stamp duty on a rental contract is calculated at 1.89 per thousand on the total rent payable over the contract term.
Living in Liman Mahallesi and Along the Konyaaltı Seafront
Liman Mahallesi sits at the city end of Konyaaltı's long seafront. Here is what daily life, transport and home-hunting look like in this part of Antalya.
How We Prepare Rental Contracts: Legal Department Review
Our rental contracts are prepared by legal departments that continuously follow changing legislation. How does the process work and what do landlord and tenant gain?
Planning a Property Viewing Trip to Antalya: A 4-Day Plan
From a long online list to a reserved home: a simple four-day viewing trip plan for Antalya, with the questions to ask at every viewing.
Documents Needed to Buy a Home in Türkiye: Citizen and Foreign Buyer Checklist
Which documents does a title deed sale require? A checklist of ID, DASK, valuation report and power of attorney for Turkish and foreign buyers.
Phaselis ancient city and the Gelidonya road: a day west of Antalya
Set between pine forest and sea, Phaselis offers three harbours, a theatre and an aqueduct as an easy day trip from Antalya. Getting there, visiting tips and the Gelidonya road.
How to Prepare a Rental Contract: A 12-Point Checklist
A well-prepared rental contract prevents most later eviction and payment disputes from the start. Which clauses must not be missing?
Rental Deposit: Maximum Amount and How It Is Returned
A deposit can be at most three months' rent and must be held in a bank in the tenant's name. Knowing the return conditions prevents disputes.
How Is the Rent Increase Rate Calculated? The 12-Month CPI Average Rule
In renewed rental periods the increase cannot exceed the 12-month CPI average. How do you calculate it and where do you find the TurkStat data?
Can the Buyer of a Home Evict the Tenant Immediately?
A sale does not automatically end a lease. The new owner must continue the contract; they have only a limited, short-term right of need.
Tenant of 10 Years: Can They Be Evicted Without a Reason?
If the same tenant has completed ten renewal years, the landlord can end the contract without giving a reason, but the notice period is crucial.
Eviction for Own Need: When the Landlord Wants to Move Back In
A landlord can evict a tenant if they need the home for themselves, their spouse or children, but the need must be genuine and sincere.
What to Do If Rent Is Not Paid: the 30-Day Warning and Enforcement Route
When a tenant does not pay rent, a written warning comes first, then enforcement proceedings or a lawsuit. For residential leases the warning period is at least 30 days.
Eviction Undertaking at a Notary: Is Notarisation Required?
An eviction undertaking at a notary is not mandatory, but it reduces objections about date and signature. When, how and with which documents is it done?
What Is an Eviction Undertaking? Validity Conditions and Deadlines
An eviction undertaking is the tenant's written promise to vacate on a certain date. Its timing, date and signature determine whether it is valid.
How to Evict a Tenant: Legal Eviction Routes in Turkey
There is no single way to remove a tenant: unpaid rent, own need, eviction undertaking, the 10-year rule and end of term. Each route has its own conditions and deadlines.
Antalya for First-Time Buyers: Compact Homes, Loan Eligibility and a Budget Plan
A first-home guide for local buyers: Sun City 1+1 and loan-eligible 2+1 examples in Döşemealtı, what to check in a loan application, and hidden costs.
Price Negotiation in Antalya: When, How and Based on What
Is the listed price the final price? A practical guide to understanding negotiation room, talking with valuation reports and comparables, and reading price-drop listings.
The First 30 Days After the Title Deed: Subscriptions, Service-Charge Transfer and Tax Records
You have the title deed; now what? A first-month checklist for subscriptions, service charges, property tax, DASK renewal and a residence permit.
Leaving a Home Empty: How to Manage a Holiday or Investment Home Remotely
If you do not spend most of the year in Antalya, how are the home's upkeep, service charges, keys and rental managed? Sun City and Aydemir Suit examples.
New or Second-Hand? The Real Difference Between a New Home and a 12–19-Year-Old Home in Antalya
The cost, risk and lifestyle difference between new and second-hand homes, using Terra Doğa (new), Uncalı (12 years), Arapsuyu (19 years) and Sun City (ready) as examples.
Is a Real Estate Consultant Trustworthy? How to Check an Authorisation Certificate
In Türkiye, real estate consultancy cannot be carried out without a real estate trade authorisation certificate. How do you check the certificate and what do you look at?
Gross or Net Square Metres? Reading the Figure in a Listing Correctly
A listing of the same home can give two different areas. Where does the difference come from, how does it affect the price, and how much living space do you actually get? Examples from real listings.
Build-for-Share Contracts in Turkey: What Should the Landowner Check?
A build-for-share (kat karşılığı) contract is a long relationship with legal and tax consequences for the landowner. We summarise the form requirement, delivery schedule, security and tax points from official sources.
How to Check a Developer: 10 Questions to Ask the Company Before Buying Into a Project
When you buy from a project whose delivery date is in the future, how do you research the construction company? A practical checklist for project developers in Antalya.
What Is Iskan (Building Occupancy Permit) and Why Should You Ask About It Before Buying?
Iskan, the building occupancy permit: what happens without it, how to check it, and what to look at in a new project and in an older building.
Antalya by Budget: What Do $100,000, $275,000, $400,000 and $700,000 Buy?
Four budget levels, four real listings and projects: an honest map of what you can buy in Antalya at October 2026 prices.
Konyaaltı, Döşemealtı or Kepez? Choosing a District by Budget and Lifestyle
A comparison of three districts using real listing and project prices: what you get, how you live, who it suits.
Meridien Nova Payment Plan: How to Read "Half Down, 15 Months Interest-Free"
We analyse the payment plan of Meridien Nova, 268 apartments in Yüksekalan, like a buyer: down payment, instalments, exchange rate, delivery and contract clauses.
Los Tigres: What Does a 48-Unit Boutique Project in Konyaaltı Sarısu Offer?
The unit types, usage options and buyer questions for Los Tigres, due August 2027, close to Konyaaltı State Hospital and Akdeniz Boulevard.
Valuable Housing Tax in Turkey: Who Pays It? 2026 Figures Explained
The valuable housing tax applies only to residences whose building tax value exceeds a set threshold, and owners of a single home are exempt. Here are the 2026 threshold and rates, based on the revenue administration's guide.
Buying a Home in Kepez: How to Read a Large, Dense and Affordable District
Why Kepez attracts interest and what to watch for. Reading the district street by street through Nefes Premium, Nefes Corner and a rental 1+1 example.
What Happens on Title Deed Day? A Morning at the Land Registry Office in Antalya, Step by Step
From appointment to fee payment, from interpreter to signature: title deed day for a foreign buyer, the documents to bring and common mistakes.
What Is DASK? Compulsory Earthquake Insurance and What to Know When Buying a Home
What DASK, the compulsory earthquake insurance required at title deed transactions, covers and does not cover, and what to watch out for when buying the policy.
What Is a Valuation Report, Who Prepares It and What Does It Check? A Guide for Foreign Buyers
What the valuation (appraisal) report required for sales to foreigners and for citizenship contains, how long it takes, its cost items, and what happens if it comes out low.
Citizenship at the $400,000 Threshold: Why Exchange Rate and Valuation Risk Matter
A home priced very close to $400,000 looks attractive, but because of its lira price and the valuation report it can fall below the threshold. The Altınkale example.
Buying Off-Plan in Antalya: Benefits, Risks and Your Legal Protections
Lower prices and payment plans, but also delays and developer risk: how off-plan buying works in Antalya and how Turkish law protects you.
12 Checks Before Buying a Detached Villa in Düzlerçamı: The Terra Doğa Example
What to look at when buying a 5+1 villa with a private pool in a 42-villa complex next to the forest, Termessos National Park and the Güver Cliff.
Arapsuyu and Uncalı: Buying a Home Within Walking Distance of the Sea in Konyaaltı
A 190 m² duplex or a 110 m² apartment in a complex for the same price? Two real listings in Arapsuyu and Uncalı compared on distance to the sea, building age and floor area.
Understanding the Turkish Title Deed (Tapu): Types and What to Check
Condominium title, construction servitude, shared title: what a Turkish title deed shows, the main types and the checks to make before you buy.
Buying Property in Antalya Without Being There: Power of Attorney Explained
Live video viewings, a lawyer and a power of attorney: how to buy a property in Antalya from abroad, safely.
Living in Konyaaltı, Antalya: A Neighbourhood Guide for Buyers
Beach, mountains and year-round city life: what it is like to live in Konyaaltı, who it suits and what to check before you buy.
The Real Costs of Owning a Home in Antalya Each Year
Property tax, complex fees, earthquake insurance, utilities and villa costs: what owning a home in Antalya really costs each year.
Living in Lara and Muratpaşa: Antalya's City and Coast Guide
The old town, the clifftop coast and the sandy beaches of Lara: living on the city side of Antalya, close to the airport.
Selling Your Property in Türkiye: Taxes, Timing and the 5-Year Rule
Can a foreigner sell freely, when is the gain taxed, and what does selling cost? The 5-year rule and the selling process explained.