Buying property in Antalya as a foreigner in 2026: residence permit, coast and tax rules

Antalya province covers the city districts (Muratpaşa, Konyaaltı, Kepez, Aksu, Döşemealtı) and the coast from Kaş and Kemer to Manavgat, Alanya and Gazipaşa. The purchase steps are the same as elsewhere in Türkiye and are explained in our step-by-step guide. This page covers only the rules that matter more in Antalya, each with an official source. We give no prices and no neighbourhood recommendations.

Antalya in the official statistics

According to TÜİK's House and Commercial Property Sales Statistics, September 2026 (published 16 October 2026), foreigners bought 2,167 homes in Türkiye in September 2026, 1.5 percent of all house sales. Istanbul came first with 817 sales to foreigners and Antalya second with 664. From January to September 2026, foreigners bought 15,308 homes nationwide, 4.3 percent fewer than a year earlier. By nationality, Russian citizens bought the most homes in September (388), followed by Iraq (166), Germany (162), Iran (159) and Ukraine (158).

These figures count transactions only. They say nothing about prices or which areas are a good buy.

Residence permits and closed neighbourhoods

Many buyers in Antalya plan to apply for a short-term residence permit as property owners. The general rules (a home worth at least 200,000 US dollars at the date of acquisition, used as your own home and not rented out) are explained in our residence permit guide. Antalya adds one more risk: the address.

The Presidency of Migration Management (Göç İdaresi Başkanlığı) limits new registrations of foreigners in neighbourhoods where the share of foreign residents is too high. Its announcement says that the number of closed neighbourhoods across Türkiye rose to 1,169 on 1 July 2022, with the list attached. In July 2023 it added that neighbourhoods are closed where foreign residents exceed 20 percent of the Turkish population, and that the list is reviewed from time to time.

Seaside property and the coastal law

The Coastal Law No. 3621 (Kıyı Kanunu) applies along the whole Antalya seafront. Under Articles 4 to 8:

• The shore (kıyı), meaning the area between the waterline and the shore edge line, is under the sovereignty and control of the State. Everyone may use it freely and equally. No building may be put there, and no wall, fence or other barrier.
• The coastal strip (sahil şeridi) is at least 100 metres wide, measured inland from the shore edge line. Buildings may come no closer than 50 metres to the shore edge line. The first 50 metres may only be used for footpaths, walking, rest and recreation.
• In parts of the coastal strip with no implementation zoning plan, no building may be put up within these distances. Buildings put up lawfully in the coastal strip must have this status recorded in the declarations section (beyanlar) of the title.

In practice, a seaside listing that offers a "private beach" cannot give you ownership of the shore. Check the title and the municipality's zoning status (imar durumu) before you buy, especially for a detached house or a plot near the sea.

Holiday lets and apart-hotels

Since 1 January 2024, Law No. 7464 governs renting out homes for tourism. It covers any let of a unit registered as a home for up to 100 days at a time. The main rules:

• You must get a permit (izin belgesi) from the Ministry of Culture and Tourism before signing a rental contract, and fix the ministry's plaque at the entrance.
• The application must include a unanimous decision of all owners in the building. On a complex with several buildings, only the building where the flat is located counts.
• In a building with more than three units, one landlord may get permits for at most 25 percent of them.
• Letting without a permit, and advertising or arranging lets for unpermitted homes, carries administrative fines for each unit and each contract. Online platforms can be ordered to remove the listing.

Two things often collide in Antalya. A home that supports a residence permit may not be rented out at all under Göç İdaresi's documents list. And a unit in an apart-hotel or other tourism facility may not be registered as a home (konut) at all. Read the nature of the property (niteliği) on the title before you buy. The residence-permit rule and Law 7464 both refer to homes.

Land, plots and security zones

Article 35 of the Land Registry Law No. 2644 limits all property owned by foreign nationals to 10 percent of the privately owned area of a district and to 30 hectares per person nationwide. A foreigner who buys unbuilt land must submit the planned project to the relevant ministry within two years. The approved project is recorded on the title, and the ministry checks that it is carried out on time. Bare and agricultural land also do not count for citizenship by investment.

The land registry checks every sale against digital maps of military forbidden zones, military security zones and strategic areas, supplied by the Ministry of National Defence. The Ministry of the Interior supplies maps of special security zones. Purchases by foreigners in these zones are restricted. Details are in can citizens of my country buy property in Türkiye?

Property tax in Antalya

Property tax (emlak vergisi) is set by Law No. 1319. The building tax rate is 1 per thousand for homes and 2 per thousand for other buildings. Land tax is 1 per thousand, and 3 per thousand for building plots (arsa). Within metropolitan municipalities these rates are doubled. Antalya is a metropolitan municipality, so the annual tax on a home is 2 per thousand of its tax value (vergi değeri), the value calculated under the law, not your purchase price.

• The tax is paid to the district municipality (for example Muratpaşa, Konyaaltı, Kepez or Alanya) in two equal instalments: the first in March, April or May, the second in November.
• After a purchase, the law requires a property-tax declaration to the municipality within the same calendar year. For a purchase in the last three months of the year, the deadline is three months from the purchase.

Purchase-day costs (tapu fee, revolving-fund fee, DASK) are listed in costs of buying property in Türkiye.

DASK and the tapu appointment

Compulsory earthquake insurance (Zorunlu Deprem Sigortası, run by DASK under Law No. 6305) covers homes on registered, privately owned land. You need the policy before the transfer, it runs for one year, and the owner must renew it every year. Insurance companies, agents and banks issue it for DASK.

Each district of Antalya has its own land registry office (tapu müdürlüğü). You book the appointment through Web Tapu or TKGM's Alo 181 line. If you do not speak Turkish, the office will require an interpreter: see sworn translator at the title deed office. Before the appointment, you can check the parcel yourself as explained in checking a Turkish title deed online.

Antalya checklist before you pay

1. Address: if you need a residence permit, ask the migration office whether the neighbourhood is open for first applications.
2. Nature of the property: confirm that the title says it is a home (mesken/konut) and not a tourism unit, a shop or a plot.
3. Intended use: decide early whether you will live in it (residence permit, no renting) or let it to tourists (Law 7464 permit and consent of all owners).
4. Coast: for seaside homes and plots, check the zoning status and any coastal annotation in the declarations section.
5. Building stage: for new projects, check kat irtifakı or kat mülkiyeti and the occupancy permit, as explained in our off-plan guide.
6. Agent: check the agent's authorisation certificate, as explained in how to verify a real-estate agent.

Related guides

Start with buying property in Türkiye as a foreigner, then see purchase costs, residence permit for property owners, citizenship by property investment, checking a title deed online and off-plan property risks.

How we can help

Turkey Property Desk helps foreign buyers with exactly these steps: we check which documents you need, arrange sworn translations and notarisation, book the land registry appointment, interpret at the signing and follow residence or citizenship applications. Write to us on WhatsApp in your language. For legal checks on a specific property, please use a lawyer and the land registry.