Buying Property in Antalya as a Foreigner: 2026 Guide

Buying property in Antalya as a foreigner is still straightforward in 2026 — but the numbers have changed. For a real-estate-based residence permit, the deed value must be at least USD 200,000, a rule that has applied nationwide since 16 October 2023; the old "USD 75,000 in major cities" system has been abolished. For Turkish citizenship you need a minimum of USD 400,000, with a three-year no-sale restriction registered on the deed. The title transfer itself usually takes 1-4 weeks, plus roughly 6-8% of the property price in transaction costs. Below you'll find the source for every figure, the closed-neighborhood risk, and the full step-by-step process.

This content is for information only and is not a substitute for official or legal advice. Legal thresholds and closed-neighborhood lists can change — verify the current situation with the Directorate of Migration Management and your advisor before applying.

30-second summary — legal thresholds

Here are the key figures that apply as of early 2026, in one table:

Topic	2026 Threshold	Notes
Residence permit (short-term, property-based)	Min. USD 200,000 (nationwide)	Since 16 Oct 2023; SPK appraisal + residential title required
Citizenship (by investment)	Min. USD 400,000	Since June 2022; 3-year no-sale restriction, SPK appraisal
Annual acquisition limit	30 hectares per person	Never an issue for apartment buyers
Military/security zone	Automatic clearance (at deed)	1-3 weeks; no sales inside military zones
Transaction costs	~6-8% of property price	Title-deed tax + appraisal + translator + DASK

Critical warning: Many foreign-language guides still publish the old USD 75,000 figure. That number became invalid in 2023. In 2026 the deed value for a residence permit must be at least USD 200,000.

Residence permit or citizenship? Which one fits you?

Don't confuse the two routes — the thresholds, benefits and timelines are different.

Residence permit through property: Buy a home worth at least USD 200,000 and you, plus your first-degree family members, gain the legal right to live in Türkiye. The permit is granted for up to two years and renews as long as the investment is maintained. The declared deed value is converted to USD at the Central Bank selling rate on the transfer day and verified by an SPK-licensed appraisal report. The property must be registered as residential ("Konut/Mesken") on the title.

Citizenship by investment (CBI): This is the bigger prize. Buy real estate worth at least USD 400,000 and place a three-year no-sale restriction on the deed, and you can apply for Turkish citizenship. The process typically takes 6-9 months, requires an appraisal report and an official money transfer documented with a DAB (Foreign Exchange Purchase Certificate). A Turkish passport carries far broader rights than a residence permit — for many Middle Eastern and European buyers, this is the main goal.

Disclaimer: These thresholds and procedures are as of early 2026. Legislation and application practice can change by decision of the Migration and Land Registry authorities.

Closed neighborhoods: the most critical, most overlooked issue

In neighborhoods where the foreign population exceeds 25% of the registered population, new residence-permit applications are closed. This rule took effect on 1 July 2022; the Directorate of Migration Management closed more than 1,000 neighborhoods across 58 provinces to foreign residence — and Antalya has closed neighborhoods too.

This matters for your investment: in a closed neighborhood you can still buy property and receive the title deed, but you cannot file a residence-permit application from that address. So if your purpose is the permit, you must first confirm the neighborhood is open.

The list changes — Migration Management updates it periodically. That's why no blog (this one included) can promise you "this neighborhood is open." The correct method: before committing to a property, verify the current status of the target address with the Antalya Provincial Migration Office or your advisor. Some of Antalya's popular seafront areas may be closed, so it's wise to keep alternative open neighborhoods ready.

Total cost: property price plus how much?

On top of the property price, your transaction costs as a buyer total roughly 6-8%. For resale homes this typically sits in the 4-7% range, with appraisal, translation and insurance on top. The breakdown:

Item	Amount / Rate	Notes
Title-deed tax	4% (legal; usually borne by the buyer)	On the declared value
SPK appraisal report	~USD 300-500	Mandatory for foreign purchase and permit/citizenship
Sworn translator	~USD 100-200	Required at the deed office for non-Turkish speakers
DASK (mandatory earthquake insurance)	~TRY 2,000-3,000/year	Required for title transfer
Revolving fund + admin fee	~USD 100-200	Land Registry processing fee
Estate-agent commission	2% + VAT	Charged separately to each side (legal cap)

Example: on a USD 250,000 apartment in Konyaaltı (about TRY 8,500,000, indicative), transaction costs land roughly in the USD 15,000-20,000 band. You can find the full breakdown and a worked example in our title-deed costs guide.

Honesty note: Under-declaring the property on the deed (e.g. "180K on paper, 250K real") is both tax evasion and a risk to your permit/citizenship application — because the threshold is measured against the appraisal value. Declare the real amount.

Which areas in Antalya suit foreign buyers? Current prices

Most foreign buyers prefer seafront apartments in Konyaaltı and Lara (the Muratpaşa coast). Here are district-level average apartment prices from 1D1 Global's own listing data (average of listings as of 2026-06-17, indicative — not a formal appraisal):

District / Area	Avg. apartment (TRY/m²)	Profile
Konyaaltı	~90,000 (n=181)	Sea + beach, foreign favorite
Aksu	~70,000 (n=100)	Belek/Kundu tourism, golf
Muratpaşa	~58,000 (n=178)	City center + Lara coast
Döşemealtı	~47,000 (n=100)	Villas, quiet, low-rise
Kepez	~43,000 (n=191)	Entry-level, affordable

Within Konyaaltı by neighborhood: Liman ~96,000 TRY/m², Hurma ~88,000 TRY/m², Sarısu ~75,000 TRY/m². In the Lara area: Şirinyalı ~78,000 TRY/m², Güzeloba ~74,000 TRY/m², Fener ~74,000 TRY/m² (all indicative listing averages).

Rental yield: in Konyaaltı, gross annual rental yield is reported in the estimated 6-7% band (indicative, not guaranteed — it varies with currency, season and occupancy). If your goal is rental income, use our free preliminary valuation tool for a property-specific estimated range.

Step by step: from listing to deed

A typical foreign purchase runs in this order:

1. Clarify budget and goal — holiday/investment only, residence permit (200K+), or citizenship (400K+)? The goal sets the threshold.
2. Confirm the neighborhood — if you're targeting a residence permit, verify the area is open with Migration Management.
3. Choose the property and do due diligence — clean title record, no mortgage/lien, valid occupancy permit (iskan).
4. Tax number + Turkish bank account — mandatory for foreigners; the money transfer goes through this account.
5. Money transfer + DAB — for citizenship/permit, funds must arrive through an official bank channel in USD/foreign currency; the bank issues a Foreign Exchange Purchase Certificate (DAB).
6. SPK appraisal report — independent valuation; the threshold is measured against this report.
7. Military/security-zone check — done automatically during the deed application (no separate filing), taking 1-3 weeks.
8. Title transfer — signature at the Land Registry with a sworn translator; the deed is issued in the foreign buyer's name.
9. Permit/citizenship application — after the deed, open the residence file (Migration Management) or citizenship file (Civil Registry + authorized bodies).

A local advisor saves time and reduces risk across this process — from the right neighborhood choice to appraisal and the deed appointment. To plan the process together, get in touch with us.

Frequently Asked Questions

How many apartments can a foreigner buy in Antalya?

Foreigners may acquire up to 30 hectares of property per person in Türkiye, which in practice is enough for many apartments, so there is no single-unit limit for apartment buyers. Because some districts may have area-based restrictions, verification before the deed is advised for large purchases.

What is the minimum amount for a residence permit in 2026?

For a property-based short-term residence permit, the deed value of the property must be at least USD 200,000. This rule has applied nationwide since 16 October 2023 and is verified by an SPK-licensed appraisal report.

Is the old USD 75,000 residence-permit rule still valid?

No. The old system of USD 75,000 in major cities and USD 50,000 in smaller towns has been abolished. Since 16 October 2023 a single threshold applies across all of Türkiye: USD 200,000. Sources still publishing the lower figure are out of date.

How much property do I need to buy for citizenship?

For Turkish citizenship by investment you must buy real estate worth at least USD 400,000 and register a three-year no-sale restriction on the deed. An SPK appraisal report is mandatory and the process typically takes 6-9 months.

Which neighborhoods are closed to foreign residence?

Neighborhoods where the foreign population exceeds 25% of the registered population are closed to new residence applications, and Antalya has such closed neighborhoods. The list is updated by Migration Management and changes over time, so verifying the current status of the target address before committing is essential.

How long does the military-zone clearance take?

The military and security-zone check is performed automatically during the deed application — no separate filing is needed. The result usually arrives within 1-3 weeks. Sales to foreigners are not allowed inside restricted military zones.

How much do total costs add to the property price?

For a foreign buyer, transaction costs total roughly 6-8% of the property price. This covers the 4% title-deed tax, SPK appraisal, sworn translator, DASK and admin fees; the exact amounts vary with the property and current tariffs.

How do I transfer money from abroad?

Funds must arrive in the buyer's Turkish bank account through an official channel in USD or foreign currency; for citizenship and permit applications the bank issues a Foreign Exchange Purchase Certificate (DAB). Cash or unofficial transfers put the application at risk, so it is important that the entire transfer is bank-documented.

Which area in Antalya is best for foreigners?

For seafront investment and rental yield, Konyaaltı (Liman, Hurma) and Lara (Şirinyalı, Güzeloba) stand out; for a tighter budget, consider Kepez and Döşemealtı. The right area depends on your budget and goal (residence/citizenship threshold, rental income).

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Buying property in Antalya as a foreigner is a clean process with the right figures and the right neighborhood. The three most critical points: don't confuse the thresholds (residence 200K / citizenship 400K), verify the neighborhood before applying, and declare the real value. For a property-specific estimated value range, use our free preliminary valuation tool, and to plan the process together, get in touch.