Buying an Office Instead of a Flat in Antalya: What Changes (2026)

Buying an office in Antalya is a different decision from buying a flat: the title deed records the unit as a "workplace" (iş yeri) rather than a "residence" (mesken), and that single word affects tax, utilities, residence permits and the kind of tenant you will attract. The short answer: an office makes sense if you want a permanent central address for your company or want to invest in a unit let to business tenants; if your goal is a residence permit through property, you need a unit registered as residential.

At a glance

• Offices are registered on the title deed as "iş yeri" (workplace); flats are registered as "mesken" (residence).
• New offices carry VAT at the standard rate of 20%; for homes the rate depends on net floor area and the date of the building permit.
• In metropolitan cities such as Antalya, annual property tax is 0.4% for workplaces and 0.2% for homes.
• A short-term residence permit through property requires a residential unit; an office does not qualify.
• Commercial units worth at least USD 400,000 can count towards a citizenship application, just like homes.

What is the difference between a workplace and a residence?

Every independent unit on a Turkish title deed has a stated use: residence, workplace, shop, storage and so on. That use comes from the building's approved plans and its occupancy certificate (iskân). Using a flat as an office does not make it an office in law, and the reverse is also true.

The difference matters in practice. Türkiye's Condominium Law states that many commercial activities may only be carried out in units registered as residences if the building's management plan expressly allows it or the owners' assembly agrees unanimously. Opening a client-facing practice in a flat can therefore lead to disputes with neighbours and the building management. In a unit registered as a workplace, that use is planned from the start: signage, visitor traffic and business hours fit how the building was designed.

Who is an office right for?

Companies opening a head office or branch

For investors setting up a company or branch in Türkiye, an office they own means a permanent address that is not exposed to rent increases. A stable address for the trade registry, the tax office and official correspondence is far more practical than moving every few years.

Professionals

Accountants, lawyers, architects, software teams and consultants who receive clients care about a central location, parking and public transport. These same users are the target tenants for office investors.

Investors looking for rental income

Office tenants are usually companies or traders; leases often run longer and tenants are more willing to fit out the space themselves. On the other hand, an office in the wrong location is more likely to sit empty than a flat, so the choice of location is critical.

How do taxes and running costs differ?

VAT

The first sale of a new office carries VAT at 20%. For homes the rate can be 1%, 10% or 20% depending on the date of the building permit, the net area and, in some cases, the land value. A VAT-registered company can generally deduct the VAT it pays on an office used for its business, so the 20% rate is not always as heavy as it looks for corporate buyers. Foreigners who are not resident in Türkiye may also benefit from a VAT exemption on the first sale of a home or a workplace, subject to conditions; see our guide to the VAT exemption for foreign buyers.

Title deed fee

The title deed fee is the same for homes and offices: the buyer and the seller each pay 2% of the sale price.

Property tax

Within metropolitan municipalities, the annual property tax rate is 0.2% for homes and 0.4% for workplaces. An office of the same value therefore pays roughly twice as much property tax as a flat.

Utilities

Electricity and water connections for workplaces are billed on non-residential tariffs, which are usually higher than residential ones. It is worth including this in your budget.

Rental income

When you let an office to a company, the tenant withholds income tax from the rent and pays it to the tax office. The annual exemption available for residential rental income does not apply to workplace rents. We recommend speaking to an accountant about your own situation.

Does buying an office give you a residence permit or citizenship?

Residence permit: For a short-term residence permit based on property ownership, the key condition is that the property is residential. An office, shop or warehouse cannot be used for this purpose. For the process and requirements, read our guide to residence permits through property.

Citizenship: Commercial units can count towards citizenship by property. The core requirement is to acquire property worth at least USD 400,000 in total and to register an annotation on the title deed that it will not be sold for three years. For the general rules, see our citizenship guide.

What should you check when buying an office in the centre?

1. Registered use and occupancy certificate: Make sure the title deed really says "iş yeri" and check the status of the building's occupancy certificate.
2. Access and parking: Covered parking, visitor spaces and nearby public transport matter for clients and staff.
3. Management plan: Business hours, signage, use of common areas and how service charges are shared are all set out in this document.
4. Technical infrastructure: Lifts, internet connectivity, air conditioning and electrical capacity should meet the needs of your business.
5. Size and flexibility: Small offices are easier to let; duplex or larger offices can serve a growing company for years.
6. Mixed-use buildings: Where homes and offices share a site, check how the office entrances are separated from the residential part.

An example in the centre: Meridien Nova, Block A

In Yüksekalan, Muratpaşa, about 1 km in a straight line from Hadrian's Gate and Kaleiçi, Meridien Nova is an example of this kind of mixed development. In the eight-block project, Block A is licensed as offices, with sizes ranging from 1+1 units to 4+2 duplex offices. The same plot holds residential blocks, a pool courtyard, covered parking and shops along the street front. The project offers advantageous payment options; ask us for the current plan and available offices.

If your work revolves around the airport and the shopping-mall corridor, the 1+1 units at Skyport Residence, which according to the project details can be used as either a home or an office, are also worth a look.

Frequently asked questions

Can a foreigner who buys an office get a residence permit?

A short-term residence permit through property requires a residential unit, so an office registered as a workplace cannot be used for the application. A foreigner who owns an office may still obtain a residence permit on other grounds, for example by setting up a company or holding a work permit.

Can I live in a unit registered as an office?

Living in an office does not change its registered use: utilities are billed on non-residential tariffs, property tax is charged at the workplace rate and it does not count as a home for a residence permit. If you plan to live there long term, a unit registered as residential is the better choice.

Do foreigners pay VAT when buying an office?

The first sale of a new office carries VAT at 20%. Foreigners who are not resident in Türkiye may benefit from the VAT exemption on the first sale of a workplace as well, provided they meet the conditions. Since these include bringing the purchase price from abroad in foreign currency, plan the payment before the sale.

Is an office a better investment than a flat?

There is no single right answer. Offices can offer corporate tenants and longer leases, but property tax is higher and the risk of vacancy rises in the wrong location. Flats appeal to a wider pool of tenants and buyers. Weigh the location, the target tenant and all running costs together before deciding.