Alanya Property Documents: What to Request at Each Buying Stage
A practical document-request workflow for foreign buyers in Alanya, from the shortlist and offer through title transfer and handover.
Choosing a home in Alanya is only part of the decision. Before you reserve, pay or accept title transfer, ask for documents that answer a different question at each stage: who can sell, what is registered, whether the building records fit the home, and what remains to be handed over.
This is a request workflow, not a substitute for property-specific legal or registry checks. Keep dated copies of what you receive and make sure the unit, block and parcel details match across the records.
1. Shortlist: identify the property and the person presenting it
Before comparing homes seriously, request the current listing details in writing: full location, block and unit number where available, asking terms, and a clear description of included furniture, parking, storage or shared facilities. If a representative is communicating for the owner, ask who the owner is and what authority that person has to act.
For a viewing, compare the advertised unit with the unit shown on site. Note any difference in floor, orientation, balcony, view, gross or net area, and included items. Ask for the current management contact and the latest information available for the building’s regular charges; do not assume that another unit’s costs or condition apply to this one.
2. Before an offer or reservation: request the core records
Ask for a readable copy of the title deed (Tapu) and use it to compare the registered owner, parcel, independent-unit details and ownership type with the proposed sale. Request confirmation of registered mortgages, liens, annotations or other encumbrances and ask how any item shown will be cleared before transfer.
For the building, request the records relevant to its status, including the occupancy permit (iskan) where applicable and the title status shown on the Tapu. These are separate records: a familiar building appearance or a completed interior does not by itself answer every registration question.
Ask the seller or authorised representative to explain any mismatch in writing. If the purchase will be made through a power of attorney, have the scope, identity and current validity of that authority checked before relying on it.
3. Prepare for title transfer: identity, representation and payment trail
The Land Registry’s guidance identifies identity documents for the parties and representatives, a foreign party’s identity document or passport, and proof of representation where applicable. Review the current requirements for the actual appointment and transaction through the TKGM FAQ.
Agree the payment sequence and documentary trail before transfer. Keep bank records, signed agreements and receipts together. The statutory title-transfer charge is separately stated as 20 per thousand for buyer and 20 per thousand for seller; the declared actual transfer consideration cannot be below the property-tax value. Who bears a cost by agreement is a separate commercial point. See the Revenue Administration explanation.
Foreign-buyer restrictions must be checked against the actual buyer and parcel with the land registry. Do not treat a general statement about an area as proof that a particular purchase is eligible.
4. If citizenship or residence is part of the plan
Treat these as separate applications, not automatic consequences of ownership. For the real-estate citizenship route, the published threshold is at least USD 400,000 or equivalent foreign currency, with a sale restriction of at least three years and determination by the relevant authority. Price alone does not establish eligibility or approval. Read the official citizenship guidance and obtain case-specific advice before structuring a purchase around it.
For the relevant property-owner residence category, the official form refers to a property value at acquisition of at least the Turkish-lira equivalent of USD 200,000. It also describes a residence used by the applicant, not for rental or similar income-generating use under that category. Conditions and eligibility must be checked for the applicant and property; a permit is not automatic. Residence-permit types state that short-term permits may be issued for up to two years on each occasion, subject to the applicable rules. Official application form.
5. Handover: close the documentary loop
At handover, obtain the registered Tapu, keys and access devices, meter readings, utility-transfer information, management contact details, and an itemised inventory if furnishings are included. Ask for evidence of any agreed debt clearance and copies of warranties or manuals that the seller can transfer.
DASK concerns earthquake-related physical building loss within policy limits; it is not proof of structural safety and does not cover every loss. Read the policy terms and coverage scope for the specific property.
A calm file of matched documents makes later decisions easier: compare records first, resolve discrepancies before payment, and retain the final signed and registered copies.
