Journal
Notes on buying in Antalya
Practical notes on buying, owning and living in Antalya.
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.
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 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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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 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.
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.