Antalya is one of the cities in Türkiye that has become both a tourism and real estate investment hub. Especially in the regions of Konyaaltı, Muratpaşa, Kepez, Döşemealtı, Lara–Kundu, Belek, Kaş, Kalkan, Alanya and Manavgat, real estate values have increased over the last 10 years above the national average.
This rapid movement in Antalya’s real estate market has led to an increase in legal risks, complexity of land registry procedures, contracts requiring expertise, and attempts at fraud. For this reason, the need for a “Real Estate Purchase–Sale Lawyer” in the city becomes more evident with each passing year.
In this article, we will explain the real estate purchase and sale process in sections.
Section 1 – Introduction, Antalya’s Real Estate Structure, Why a Lawyer Is Necessary
Section 2 – Legal Basis of Antalya Real Estate Purchase–Sale Law in Turkish Legislation
Section 3 – Common Mistakes and Types of Fraud in Real Estate Purchase–Sale in Antalya
Section 4 – Antalya Land Registry Directorates, District Practices and Transaction Density
Section 5 – Valuation Process, Valuation Errors and Solutions in Antalya
Section 6 – Foreigners Buying Real Estate in Antalya (High Density of Russians, Iranians, Germans, Arabs)
Section 7 – MASAK Examinations and High-Risk Transactions Involving Foreign Clients in Antalya
Section 8 – Land Registry Cancellation–Registration Lawsuits and Court of Cassation Decisions in Antalya
Section 9 – Real Estate Purchase–Sale Contracts, Clauses That Must Be Checked by the Lawyer
Section 10 – The Importance of Choosing a Real Estate Lawyer in Antalya
Section 11 – Conclusion, Recommendations
The purchase–sale process of a real estate in Antalya is not limited to merely transferring the title deed; it requires a very comprehensive legal infrastructure, ranging from the legal status of the immovable to zoning issues, from the valuation (expertise) value to MASAK examinations, from compliance of foreign buyers with legislation to contractual clauses. The real estate dynamics in Antalya are different from other provinces in Türkiye, and these differences are directly reflected in legal processes.
Between 2020–2025, Antalya has been the city with the highest number of real estate sales to foreigners after İstanbul. Receiving intense demand from Russia, Ukraine, Iran, Germany, Kazakhstan, Iraq and Gulf countries, Antalya has become a city preferred not only for its tourism attraction but also for the long-term residence plans of foreign investors.
This situation creates the following legal differences:
In these directorates, especially during the tourism season, the workload is very high. This intensity increases the risk of delays as well as the risk of errors in documents.
The authenticity of the notarised power of attorney, the correctness of apostille and translation must absolutely be checked.
Therefore, the following must definitely be examined:
– Zoning status,
– Building licence,
– Occupancy permit (iskan),
– Condominium servitude / condominium ownership,
– Urban transformation (kentsel dönüşüm) risk.
Such illegal structures may later lead to:
– Cancellation of the title deed,
– Demolition by the municipality,
– Administrative fines.
Real estate purchase–sale law in Antalya is essentially the whole set of procedures carried out under the Turkish Civil Code, Land Registry Law, Condominium Law, Code of Obligations, Capital Markets Board (CMB) regulations, MASAK regulations and relevant zoning (imar) legislation.
This field of law specifically covers the following issues in Antalya:
✔ Transfer of title deed
✔ Preparation of valuation (expertise) report
✔ Real estate contracts
✔ Sales processes to foreigners
✔ MASAK / bank compliance procedures
✔ Examination of encumbrances on the immovable
✔ Search for liens, mortgages, injunctions
✔ Control of condominium servitude – condominium ownership
✔ Determination of zoning status
✔ Review of illegal construction
✔ Defective (faulty) real estate lawsuits
✔ Land registry cancellation and registration lawsuits
✔ Sham (muvazaa) lawsuits
✔ Compensation lawsuits regarding the liability of the seller
In Antalya, this area is one of the busiest branches of real estate law in Türkiye due to the diversity of both domestic and foreign investors.
Real estate purchase–sale transactions in Antalya are riskier compared to other provinces. There are three main reasons for this:
…lawyer control is essential.
Therefore, in Antalya, a purchase–sale lawyer protects both buyer and seller from serious financial loss.
The most distinctive legal characteristics of the real estate market in Antalya are as follows:
Real estate purchase–sale in Antalya is based on several fundamental laws and regulations in the Turkish legal system.
In this section, we explain in detail which legal regulations govern title deed transfer, valuation process, contracts and sales to foreigners in Antalya, as well as the practice-specific differences in Antalya.
This content has been prepared in line with the most frequently asked questions of clients buying real estate in Antalya.
The transfer or sale of an immovable property in Antalya is based on the following key laws and regulations:
The TCC is the main law that determines how real estate ownership is acquired, the legal nature of the land registry and whether the transfer of ownership is conditional.
Critical provisions in real estate purchase–sale in Antalya in terms of the TCC:
Effect in Antalya:
Since tourism regions (Konyaaltı, Lara, Alanya) have intense sales, land registry officers carry out transactions quickly; this increases the risk of errors that may lead to state liability under Art. 1007 TCC.
The entire technical and legal framework of land registry transactions in Antalya is determined by this regulation.
Especially:
Practice in Antalya:
Although Antalya Land Registry Directorates are among the fastest-working units in Türkiye, they act more meticulously in verifying powers of attorney due to the high volume of cross-border transactions.
The most common problems in real estate purchase–sale in Antalya involve defective property (ayıplı taşınmaz) claims.
Critical articles regulated in the TCO:
Practice difference in Antalya: Especially in Kepez, Döşemealtı and Alanya there are defects such as “no occupancy permit (iskan)”, “unlicensed additional parts”, “incorrect şerefiye allocation”. Therefore, in contracts drafted by a lawyer, clauses regarding liability for defects must definitely be regulated.
In touristic complexes, residences, apart-hotels in Antalya, problems related to independent sections are frequent.
This law is particularly important in the following issues:
Critical Antalya-specific point:
In the Konyaaltı–Liman and Lara region, many projects are sold with partitioning contrary to the licence. This causes serious legal problems later on.
In Antalya, especially in Kepez, Varsak, Aksu, Kundu regions, illegal construction is above the national average.
According to the Zoning Law:
… entail serious sanctions.
Risk for the buyer:
Even if the land registry appears clean, there may be a demolition order by the municipality.
For this reason, lawyer control is indispensable in Antalya.
Many foreign individuals in Antalya invest not only in housing but also in Real Estate Investment Funds (REIF / GYF).
The legal basis of these transactions:
Antalya practice:
When banks (İş Bankası, Ziraat, Garanti BBVA) sell funds in Antalya, they implement MASAK control more strictly.
Antalya is among the top two cities in Türkiye in terms of residential sales to foreigners.
Foreigners:
✔ May purchase real estate in areas open to development (zoned areas),
✔ Are subject to a 10% cap of the district’s total area,
✔ Are subject to a military forbidden zone check,
✔ Must obtain a TCMB foreign exchange conversion certificate.
Practice in Antalya:
Since most of the city lies outside military forbidden zones, it is a preferred location for foreign buyers.
Now, we explain step by step how a person who wants to buy a house, land or commercial property in Antalya should proceed.
This section also includes the duties of the lawyer and covers all domestic and foreign investors coming to Antalya.
Before purchasing an immovable in Antalya, the following checks must definitely be carried out:
In the land registry:
In the municipality:
In the cadastre:
Critical Antalya-specific warning:
Ruhsat–iskan inconsistencies are common especially in Döşemealtı, Kepez and Varsak.
In sales to foreign buyers in Antalya, a valuation report is mandatory.
For domestic buyers it is not mandatory, but highly important.
Valuation reports in Antalya are frequently erroneous for the following reasons:
Legal consequence:
Mistakes in valuation may be subject to lawsuits as defective service/sale.
Real estate agencies in Antalya generally use standard form contracts.
These contracts do not protect the buyer’s rights.
In a contract that must be prepared by a lawyer, the following clauses must definitely be included:
Banks in Antalya frequently request documents from foreign buyers regarding the source of funds and fund transfer.
Banks examine:
MASAK examinations are more frequently carried out especially for Russian, Iranian and Belarusian citizens.
The lawyer manages all compliance correspondence with the bank in this process.
Title transfer in Antalya is carried out by:
A very important issue in Antalya:
Some sellers in touristic regions want to declare a lower sale price in the land registry.
This creates the risk of:
The lawyer absolutely does not allow this.
After the sale, the following checks are made:
Especially in complexes in Antalya, common charges (maintenance fees) are high; the buyer must be informed about this.
Because Antalya is the second city with the highest number of property sales to foreigners in Türkiye, fraud cases, valuation errors, attempts with forged powers of attorney and purchase–sale mistakes are far above the national average.
Every year, hundreds of people in Antalya suffer significant financial losses due to misinformation, missing documents, municipal problems, frauds in land registry books and inability to reach the real owner of the property.
In this section, we explain all Antalya-specific risks in detail.
The touristic nature of Antalya, the intense interest of foreigners and the speed of investment have increased fraud attempts.
The most common methods of fraud in Antalya are:
These are seen especially in the following profiles:
Fraudsters use the following methods:
✔ Imitating the notary stamp
✔ Preparing forged apostilled powers of attorney
✔ Altering information on genuine powers of attorney
✔ Producing forged translations through translation offices
Why is Antalya risky?
Because the majority of buyers in Antalya are foreigners and are unfamiliar with the power of attorney procedures in Türkiye.
Solution:
A real estate lawyer must:
– Write to the notary that issued the power of attorney,
– Verify the apostille code,
– Check via QR code,
– Verify the match between ID number/passport and principal.
Otherwise, land registry cancellation and registration lawsuits may arise that will last for years after the transfer of title deed.
This is a method widely suggested by real estate agents in Antalya:
“Let’s show a low price in the land registry so that you pay less tax.”
This is very dangerous for the buyer.
Why?
✔ If the seller is liable for defects under the TCO, the buyer must prove the actual price paid.
✔ If the sale price appears as “500,000 TRY” in the land registry but is actually “10,000,000 TRY”, the buyer can only claim the amount stated in the land registry.
✔ The buyer cannot claim full compensation in the future.
✔ The seller is penalised for tax evasion, and the buyer is also affected by the process.
In Antalya, foreigners most frequently fall into this trap.
Solution:
➡ The sale price must be real and correctly stated in the contract by the lawyer.
This is one of the most important problems seen especially in newly developing districts in Antalya.
Hidden defects include:
Legal consequence:
Under Art. 219 TCO, the seller is liable for these defects.
The buyer may exercise his/her optional rights:
✔ Reduction in price
✔ Compensation in proportion to the defect
✔ Rescission of the contract
✔ Free repair
Many properties in Antalya are sold by:
These persons often send an attorney without coming to Antalya.
Some real estate agents make the following mistakes (or frauds):
Most common example:
The entire jointly owned land is shown as if being sold but the seller owns only 1/8 share.
Solution:
➡ The land registry sheet must be thoroughly examined.
➡ Face-to-face confirmation with the owner must be made.
➡ The scope of representation in the power of attorney must be examined.
Developers and sellers often make the following mistakes:
Such cases are most frequently seen in Konyaaltı–Liman, Kundu and Alanya Mahmutlar regions.
Legal basis:
➡ Arts. 26–27 TCO
➡ Law on the Protection of Consumers
➡ Condominium Law
Valuation reports of appraisal companies in Antalya:
Some real estate agents try to influence appraisers.
Valuation reports may be incorrect for the following reasons:
✔ Improper selection of comparable properties
✔ Failure to properly evaluate criteria such as view, location and transportation
✔ Incorrect measurement of the independent section
✔ Misstatement of maintenance and site charges
✔ Insufficient control of illegal construction
For this reason, the lawyer evaluates the valuation report independently of the seller.
Fraudsters attempt to act as the real person by changing passport copies with Photoshop.
The most common method in Antalya:
➡ Coming to the land registry appointment with a forged passport, acting like a tourist.
This particularly arises in cases where Russian buyers purchase multiple investment flats.
Solution:
➡ The identity verification system of the land registry is not sufficient alone; the lawyer must perform additional checks.
Below are the most common mistakes made by domestic and foreign buyers in Antalya:
2.1. Signing the Contract Provided by the Real Estate Agent Without Reading It
These contracts are in favour of the seller and do not protect the buyer.
2.2. Going to the Land Registry Without Checking Zoning Status
In Antalya, the risk of illegal construction is very high, especially in Aksu, Kundu and Kepez.
2.3. Failing to Check Whether the Building Has an Occupancy Permit (Iskan)
Many complexes in Antalya are sold as “with occupancy permit”, but often:
…are unlicensed.
2.4. Failing to Check Land Share and Şerefiye Differences
Apartments with sea view may have been allocated low land shares.
This leads to serious loss of value in the future.
2.5. Underestimating Bank Procedures for Foreign Buyers
MASAK examinations in Antalya are far above the national average.
Many transactions are cancelled due to lack of documents regarding the source of funds.
2.6. Failing to Verify the Power of Attorney
Forged powers of attorney are among the most common risks in Antalya.
Sellers in Antalya also make various mistakes:
In such cases, the buyer may file compensation claims, rescission, refund of price and defect lawsuits.
The regions that lawyers consider the most risky in Antalya:
|
Region |
Legal Risk |
Explanation |
|
Kepez – Varsak |
Illegal construction – iskan issues |
Very high rate of land share errors |
|
Döşemealtı |
Incomplete projects |
High rate of constructions left unfinished |
|
Konyaaltı – Liman |
Şerefiye – independent section disputes |
Off-plan additions made in luxury projects |
|
Kundu – Aksu |
Tourism-purpose use contrary to licence |
Residential-licence properties used as hotels |
|
Alanya – Mahmutlar |
High foreign density – identity verification problems |
Forged powers of attorney most common in this region |
Antalya Land Registry Directorates, District-Based Practices, Land Registry Workload and Transaction Times
Antalya is the second province in Türkiye with the highest land registry transaction traffic. Due to the high number of real estate purchase–sale transactions by foreigners, the functioning of land registry directorates in Antalya is substantially different from other provinces.
In each district, the land registry process, workload, capacity for foreign transactions, staff structure and differences in practice vary.
In this section, we analyse each important district land registry of Antalya one by one and explain, from a lawyer’s perspective, the real practices, differences in processing times, common errors and legal implications.
The main land registry directorates actively processing transactions in Antalya are:
Each of these directorates has a different transaction volume, different density of foreign transactions and different processing times.
Below, each land registry directorate is examined in detail in terms of transaction speed, common errors, density of foreign transactions, valuation processes and appointment times.
It is the most heavily working land registry directorate in the city as it belongs to the central district of Antalya.
Especially in:
• Lara
• Fener
• Şirinyalı
• Güzeloba
• Yıldız
• Çağlayan
…there is intense sale of high-value real estates, so the transaction capacity is high.
Due to the large number of Russians, Germans and Iranians purchasing housing in Muratpaşa, foreign buyer transactions are frequent.
This is the district attracting the highest foreign investment in Antalya.
Especially:
• Liman
• Hurma
• Altınkum
• Arapsuyu
• Sarısu
• Boğaçayı project areas
…sales volume in Konyaaltı is constantly increasing.
Main buyer groups:
• Russia
• Ukraine
• Kazakhstan
• Belarus
• Germany
For this reason, identity checks, passport verification and powers of attorney review in the land registry are more detailed.
Kepez is one of the fastest developing districts of Antalya.
Döşemealtı is known for villa projects and large plots.
Aksu is a region where tourism and housing intersect.
This is the luxury tourism region of Antalya.
Manavgat is one of the most preferred districts for local investors from Antalya.
Alanya is the district with the highest number of sales to foreigners in Antalya.
Real estate sales in Antalya are completed within the following time frames:
|
Stage |
Average Time |
|
Obtaining a land registry appointment |
1–7 days |
|
Valuation report |
1–3 days |
|
Bank–MASAK check |
0–3 days |
|
Transfer of title deed |
Same day |
|
Issuance of title registration document |
Immediate |
The main factors causing delays:
➡ Appointment congestion
➡ Delay in valuation reports
Factors creating risk in Antalya:
Antalya is one of the provinces where the mandatory valuation process is most intensively applied in Türkiye. The main reason for this is the high rate of housing sales to foreigners and the constant fluctuations in the real estate market due to tourism.
Since the valuation report in Antalya often becomes the basic document that determines the sale price, it is crucial for both the buyer and the seller.
In this section, we examine in detail all stages of the valuation practice in Antalya, the most common mistakes, price-related issues specific to tourism regions and the legal consequences of the report.
Since 2019, valuation has been mandatory in all real estate sales to foreigners in Türkiye. In Antalya, because the proportion of foreign buyers is very high, the valuation process is applied hundreds of times each day.
Mandatory for:
Not mandatory but recommended for:
In Antalya, even when valuation is optional, lawyers definitely recommend it because manipulation in valuations is common.
The valuation process in Antalya is carried out more sensitively than in other provinces. The stages:
Valuation is performed by CMB-licensed appraisal companies in Antalya.
During the land registry process, the system may automatically assign a firm.
Antalya-specific situation:
Because some firms in tourism regions are very busy, appointment delays may occur.
The appraiser examines the following:
The biggest error at this stage:
➡ The appraiser often fails to detect deviations from the approved project.
Therefore, the lawyer must additionally inspect the municipal licence file.
Appraisers usually check the following documents:
✔ Land registry sheet
✔ Land share
✔ Condominium servitude / condominium ownership
✔ Independent section number
✔ Zoning status
Common problem in Antalya:
➡ Appraisers sometimes issue reports without seeing all the documents.
This leads to incorrect valuations.
In Antalya, the following factors have a substantial impact on the value:
After the valuation report is completed, it is uploaded to the system, and the land registry directorate initiates the transaction.
Antalya is one of the provinces with the highest rate of valuation errors in Türkiye.
Below are the main errors identified by lawyers in practice:
In Konyaaltı and Lara, the view has a dramatic impact on valuation reports.
Common errors:
Legal consequence:
If the buyer suffers loss, he/she may claim compensation as “defective service” under the TCO.
Because prices in Antalya vary significantly at neighbourhood level, picking comparables is critical.
Common errors:
If the appraiser selects incorrect comparables, values may vary by 30%–40%.
In some projects, especially in the Konyaaltı–Liman region, inconsistencies between gross and net square metres occur.
Appraisers may:
The rate of illegal construction is high in Antalya.
Appraisers often fail to notice:
Such deviations may later be subject to demolition by the municipality.
Appraisers sometimes:
When there are several similar flats in the same block, appraisers may inspect the wrong flat.
This is frequently seen in Antalya.
The touristic nature of Antalya makes the valuation process more complex:
Main reasons:
4.1. Seasonal Price Changes Are Very High
Between June–September, average prices can increase by 20%–45%.
4.2. Short-Term Rental Yields May Mislead Experts
Due to Airbnb-type income, some flats are valued higher than they should be.
4.3. Demand from Foreign Buyers Causes Price Volatility
After the Russia–Ukraine war, prices in some regions of Antalya doubled within a year.
4.4. Municipal Licence Files May Be Incomplete or Outdated
Especially in Kepez and Döşemealtı.
The legal nature of a valuation report:
✔ It is binding in land registry transactions.
If the value is below the required threshold, the sale cannot be completed.
✔ In case of defective service, a compensation lawsuit may be filed.
If the appraiser performs incorrect valuation, he/she is liable.
✔ Disciplinary sanctions may be imposed under CMB regulations.
✔ It affects the citizenship process in sales to foreigners.
If the valuation is incorrect, the citizenship application may be rejected.
✔ It is decisive in the use of bank loans.
The buyer may use the following legal remedies:
✔ Requesting a new valuation report
✔ Filing a complaint with the CMB about the appraiser
✔ Filing a “defective service” lawsuit before consumer courts
✔ Filing a claim for refund or compensation against the seller
✔ Requesting rescission of the contract (Art. 219 TCO)
Antalya is the second city in Türkiye where foreigners buy the most real estate. Investors from Russia, Ukraine, Iran, Germany, Kazakhstan, Belarus and Gulf countries intensively purchase properties in regions such as Konyaaltı, Lara, Alanya, Side, Belek, Manavgat and Kalkan.
Between 2020–2025, more than 20% of housing sales in Antalya were made to foreign buyers. For this reason, sales to foreigners in Antalya are much more complex than in other provinces of Türkiye both legally and in practice.
In this section, we explain in detail how foreign buyers can purchase a property in Antalya, which documents are required, how the MASAK process works and what the citizenship by investment options are.
When a foreign person purchases an immovable in Antalya, he/she is subject to the following general conditions:
Acquisition of real estate by foreigners is regulated under:
Türkiye completely prohibits citizens of some countries from purchasing real estate and grants limited permissions to others. Not everyone can purchase real estate in Türkiye.
However, many countries such as:
➡ Russia
➡ Ukraine
➡ Germany
➡ Iran
➡ Belarus
➡ Kazakhstan
➡ Iraq
➡ Kuwait
➡ Qatar
…may generally purchase property in Antalya without specific restrictions (subject to general legal limits).
Foreign nationals may purchase real estate in Antalya, but:
They cannot exceed 10% of the total area of a given district/neighbourhood.
In practice, Antalya has not generally reached this limit; therefore, this rarely constitutes a restriction.
In many cities of Türkiye, military forbidden zone checks may pose problems. However, since most of Antalya lies outside such zones, transactions proceed more swiftly.
Nonetheless, in:
• Some rural areas of Döşemealtı,
• Upper regions of Manavgat,
…military checks may be conducted.
Foreigners may purchase:
However, properties in:
…are prohibited.
For foreigners to complete the title deed transfer in Antalya, the following documents are required:
✔ Passport and its notarised translation
✔ Turkish tax identification number
✔ 2 biometric photographs
✔ Title deed and valuation report
✔ TCMB foreign exchange conversion certificate
✔ SIS (relevant system record, if required)
✔ Address declaration
✔ Power of attorney (if any)
The land registry directorate also uses the following for identity verification:
Since 2022, foreign exchange conversion has been mandatory in real estate purchase–sale transactions performed by foreigners.
Antalya-specific situation:
Because the vast majority of foreigners transact in USD/EUR, MASAK examinations are conducted more strictly in Antalya.
The biggest problem faced by foreign buyers in banks in Antalya is proving the source of funds.
MASAK examines:
✔ From which country did the money come?
✔ Are the sender and buyer the same person?
✔ Is the buyer from a high-risk country?
✔ Is the transfer amount consistent with the buyer’s income?
✔ Is the foreign exchange movement suspicious?
High-risk countries for MASAK:
Banks request more documents for citizens of these countries during transactions in Antalya.
The lawyer’s role in this stage:
This process is applied more strictly in Antalya than even in İstanbul.
The most common mistakes made by foreign investors in Antalya:
5.1. Relying Solely on the Valuation Report Without Conducting Legal/Zoning Research
The valuation report is not a legal document; it merely determines market value.
5.2. Buying an Apartment Online Without Seeing It in Person
This is very common especially among Russian and Iranian investors. It is the biggest source of victimisation in Antalya.
5.3. Buying Property with Tourism Licence as If It Were Residential
Especially in Kundu, Belek and Side regions.
5.4. Accepting Under-Declaration of Sale Price in the Land Registry
Foreign buyers do not realise how dangerous this is. It causes major problems in citizenship procedures.
5.5. Victimisation Due to Forged Powers of Attorney
The majority of forgeries with powers of attorney are seen in Alanya.
5.6. Proceeding Without a Lawyer
This causes 70% of foreign investors in Antalya to become victims in various ways.
One of the most frequently asked questions in Antalya is citizenship by investment.
Conditions for acquiring citizenship in Türkiye:
6.1. Minimum Investment Amount
Real estate worth 400,000 USD must be purchased.
6.2. For How Many Years Can the Real Estate Not Be Sold?
➡ It cannot be sold for 3 years. An annotation is placed on the title deed.
6.3. Valuation Report Is Mandatory
If the valuation is below 400,000 USD, the transaction is not accepted.
6.4. Loan (Mortgage) Cannot Be Used
The property must not be under bank mortgage.
6.5. Is Instalment Sale Possible?
➡ Instalment sales are valid, but all payments must be made before the title transfer.
6.6. Can Multiple Properties Be Purchased?
Yes. The total value must exceed 400,000 USD.
6.7. The Most Preferred Regions in Antalya for Citizenship Investment
The main risks faced by foreigners when transacting in Antalya:
-- Forged powers of attorney
-- Selling properties with tourism licence as if they were residential
-- Manipulation in valuation reports
-- Illegal floors, illegal rooms
-- Errors in land share
-- Concealed annotations on the title deed
-- Inheritance problems
-- Lack of condominium ownership
These risks are much more widespread in Antalya than in other provinces.
✔ Citizenship investment
✔ Purchase of multiple properties
✔ When buyer/seller are in different countries
✔ When sale will be made by power of attorney
✔ When investing in touristic regions
✔ When transaction involves heirs
✔ High-value villa purchases
Every transaction without legal support in Antalya carries a high-risk category.
Antalya is one of the cities most frequently audited by MASAK (Financial Crimes Investigation Board) in Türkiye due to its very high density of foreign investors.
Banks’ compliance departments behave much more sensitively especially towards investors coming from Russia, Iran, Ukraine, Belarus, Iraq, Afghanistan, Lebanon and Gulf countries.
Therefore, the most critical stage of real estate purchase in Antalya is the fund transfer – MASAK compliance process.
Land registry transactions often cannot be completed due to bank-related delays.
In this section, we explain in detail how the MASAK process works in Antalya, which documents are requested, which nationalities are considered high-risk and what the lawyer’s role is.
MASAK is Türkiye’s central authority for preventing money laundering, financing of terrorism and illegal fund movements.
Because real estate purchase–sale is considered a high-risk financial activity in MASAK regulations, banks in Antalya examine every foreign buyer.
Reasons for the intensity of MASAK examinations in Antalya:
The following process is standard in all banks in Antalya:
The bank asks:
Example:
If a person with a monthly income of 3,000 USD sends 300,000 USD, this is considered high-risk.
The countries that carry the highest MASAK risk in Antalya:
|
Very High Risk |
Medium Risk |
Low Risk |
|
Iran |
Iraq |
Germany |
|
Belarus |
Ukraine |
United Kingdom |
|
Russia |
Egypt |
Netherlands |
|
Afghanistan |
Lebanon |
Norway |
|
Syria |
Pakistan |
Sweden |
Transfers from these countries are automatically flagged in the bank’s “Red Alert” system.
Banks may request the following documents from foreign buyers:
The most frequently requested document:
➡ Account statement showing the last 3–6 months of transactions from the account where the money originated.
In high-value transactions, banks also examine:
This detailed examination is frequently applied in villa purchases in Antalya.
After 2022, foreigners:
➡ Deposit their foreign currency into the bank →
➡ The bank converts it at the TCMB →
➡ A “Foreign Exchange Purchase Document” is generated →
➡ This document is submitted to the land registry.
Without this document, the title transfer cannot be carried out.
Every bank transaction must be approved by the Compliance Department.
Approval times in Antalya:
✔ Normal-risk countries: 0–1 day
✔ High-risk countries: 1–7 days
✔ Very high-risk countries: Up to 10 days
This delay affects land registry appointments.
Real problems encountered every day in Antalya:
✔ “The money has arrived but we cannot credit it to your account; the examination is ongoing.”
✔ “Documents explaining the source of funds are incomplete.” (Very common for Iranian, Russian, Belarusian citizens.)
✔ “The sender and buyer are different persons; the transaction is not accepted.” (Even family transfers are regarded as suspicious in Antalya.)
✔ “The transfer amount does not match your income profile.”
✔ “Your account history is not sufficiently transparent.”
✔ “Even if a land registry appointment has been obtained, the money is still blocked.”
✔ “Your country is on the sanctions list; the transaction will be delayed.” (Common for Iran–Belarus–Russia.)
The role of the lawyer in the MASAK process in real estate purchase–sale in Antalya is of vital importance.
The lawyer:
✔ Communicates between the bank and the compliance department
✔ Collects all necessary documents from the buyer
✔ Arranges translations of documents into Turkish and secures notarisation
✔ Prepares a report that prevents the money from being deemed suspicious
✔ Monitors the TCMB foreign exchange conversion process
✔ Prevents funds from being blocked
✔ Accelerates the MASAK examination
In Antalya, transactions without legal representation often result in delays of days or even weeks in title transfer.
5.1. The money must belong to the buyer.
Transfers from another person are considered high-risk.
5.2. Transfer must be made at least 1–3 days before the land registry appointment.
Delays may occur.
5.3. All documents must be translated into Turkish.
MASAK does not accept documents in foreign languages.
5.4. The source of funds must be clear and provable.
If a suspicious transaction report is filed, the transaction stops.
5.5. Detailed examinations are conducted in high-value villa purchases.
MASAK checks are tighter in Döşemealtı, Belek, Kemer villa sales.
If the transaction is deemed suspicious, the bank:
In such a case, the process must be managed by a lawyer.
In transactions involving foreigners in Antalya, it is recommended to avoid:
-- Small-scale banks
-- Foreign banks with limited branch networks
As one of the provinces with the most dynamic real estate movements in Türkiye, Antalya has a very high number of land registry cancellation–registration lawsuits and defective real estate lawsuits.
Rapid construction in tourism regions, density of foreign buyers, forged powers of attorney, illegal construction and errors in condominium ownership increase the number of lawsuits in Antalya.
In this section, we explain in detail the most common types of lawsuits in Antalya, lawsuit processes, burden of proof and legal evaluations in light of Court of Cassation case law.
Most land registry cancellation–registration lawsuits filed in Antalya arise from the following reasons:
In Antalya, numerous sales have been made with forged powers of attorney issued in the name of property owners residing in Russia, Germany and Iran.
In such cases, the lawsuit to be filed:
➡ Land registry cancellation and registration lawsuit
Antalya practice:
Alanya, Konyaaltı and Muratpaşa are the districts where lawsuits concerning forged powers of attorney are most frequently seen.
This is very common especially among local residents in Antalya.
The deceased (muris) transfers his/her real estate to one child as a “sale” to hide assets from other heirs.
Type of lawsuit:
➡ Land registry cancellation and registration lawsuit based on “muris muvazaası” (fraudulent transaction by the deceased)
Antalya-specific practice:
Very common in Muratpaşa and Kepez.
In regions with high foreign density (Konyaaltı, Alanya), heirs cannot find each other.
Therefore, the following lawsuits are filed:
In Antalya, lawsuits are prolonged particularly because some foreign heirs cannot be located.
This is the most common type of lawsuit filed by buyers in Antalya.
Defects include:
Types of lawsuits:
✔ Lawsuit for liability for defective goods
✔ Rescission of the contract
✔ Refund of price
✔ Compensation proportionate to the defect
Errors in land share allocation are common in sea-view projects in Antalya.
Type of lawsuit:
➡ Land share correction lawsuit
Most of these lawsuits in Antalya conclude in favour of the buyer.
Due to the high rate of illegal construction in Antalya:
…are contrary to condominium ownership arrangements.
Types of lawsuits:
✔ Lawsuits for correction of condominium ownership
✔ Lawsuits concerning occupation of common areas
✔ Lawsuits for correction of independent section numbers
✔ Lawsuits for annulment due to violation of zoning legislation
The following frauds are frequently seen, especially against foreigners in Antalya:
Types of lawsuits:
➡ Lawsuits for annulment of contract based on deception (Art. 36 TCO)
➡ Land registry cancellation–registration lawsuits
➡ Compensation claims
|
District |
Most Common Lawsuits |
Reasons |
|
Konyaaltı |
Land share – defect lawsuits – şerefiye disputes |
Many project deviations in luxury projects |
|
Lara–Muratpaşa |
Fraud – co-owner disputes |
Numerous old buildings and frequent transfers |
|
Kepez |
Defective housing – illegal construction |
Widespread problems with licences and occupancy permit |
|
Döşemealtı |
Incomplete projects – valuation disputes |
Villa projects often cause problems |
|
Alanya |
Forged powers of attorney – frauds against foreigners |
Very high foreign density |
|
Serik |
Tourism licence – allocation of real estate |
Belek–Kadriye have special legal status |
Real estate purchase–sale contracts in Antalya contain far more legal detail than in other provinces of Türkiye. The reasons are:
For this reason, using a standard real estate agency contract in Antalya is extremely risky.
Every contract that is not prepared by a professional real estate lawyer in Antalya causes significant loss to the buyer – and often to the seller as well.
The scope of contracts in Antalya differs from other provinces:
✔ Special provisions are required for foreign buyers
– TCMB foreign exchange conversion
– Verification of powers of attorney
– MASAK compliance conditions
– Citizenship criteria
✔ If occupancy and illegal construction problems are not included in the contract, major compensation claims arise later.
Kepez, Döşemealtı, Aksu and Konyaaltı are risky in this respect.
✔ Compliance with earthquake regulations must be checked in Antalya.
Most buildings constructed before 1999 require reinforcement.
✔ Land share – şerefiye discrepancies are very common.
Errors are frequent in luxury projects in Konyaaltı and Lara.
✔ Project completion date and completion guarantee must be included.
Delays are frequent in projects in Döşemealtı and Belek.
The following types of contracts are common in practice in Antalya:
2.1. Real Estate Sales Promise Contract (Developer – Buyer)
Executed at the notary; when annotated on the title deed, it becomes enforceable against third parties.
Widely used especially in project sales in Antalya.
2.2. Preliminary Real Estate Purchase–Sale Protocol (Real Estate Agent – Buyer – Seller)
This type of contract often does not protect the buyer.
Standard form contracts used by real estate agents are very dangerous for buyers.
2.3. Construction in Return for Flat (Kat Karşılığı İnşaat Sözleşmesi)
Frequently used in Kepez, Döşemealtı and Muratpaşa.
2.4. Title Transfer Contract (Notarial Deed)
All transfer contracts executed outside the land registry are invalid; therefore, notarial deed is mandatory.
2.5. Special Contracts for Foreign Buyers
The following provisions must definitely be included in contracts with foreign buyers in Antalya:
|
Region |
Risk Level |
Reason |
|
Konyaaltı – Liman |
Very high |
Land share and şerefiye problems |
|
Kepez – Varsak |
Very high |
Illegal construction, lack of occupancy |
|
Döşemealtı |
Medium–high |
Project delivery problems |
|
Kundu – Aksu |
Medium |
Confusion over tourism/residential licences |
|
Alanya |
Very high |
Contract errors involving foreigners |
Antalya is one of the most dynamic and riskiest real estate markets in Türkiye.
The fact that the city is both a tourism and an international investment centre causes the purchase–sale processes involving buyers, sellers, developers, real estate agents, municipalities and land registry directorates to be highly multi-actor. For this reason, legal support is not a luxury but a necessity in real estate purchase–sale transactions in Antalya.
The absence of a real estate lawyer in the process may lead to major financial and legal losses, especially in cities like Antalya where the density of foreign buyers is high.
Below, we explain why it is essential to work with a lawyer in Antalya under 7 main headings:
In Kepez, Döşemealtı, Aksu, Kundu and Konyaaltı:
…are extremely common.
These errors do not appear in the valuation report. They can only be detected through coordination between the lawyer and the municipality.
Foreigners most frequently suffer victimisation in Antalya due to:
This creates million-dollar loss risks for foreigners. The lawyer secures the entire process from start to finish.
Foreign buyers face the following problems in banks in Antalya:
The lawyer prepares a MASAK compliance report and prevents the transaction from being halted.
In Konyaaltı, Alanya and Muratpaşa:
The lawyer manages all appointments, documents, valuation and land registry transactions in order to speed up the process.
Especially in luxury projects:
…cause major legal problems years later.
The lawyer detects such errors through analysis of the title deed and project.
Especially in:
…many flats sold as “residential” may actually be located in tourism/commercial zones.
This may later lead to:
This risk can only be identified through lawyer’s control.
The most common types of fraud in Antalya:
The lawyer prevents all these risks through contract drafting and land registry checks.
A professional Antalya Real Estate Lawyer:
Therefore, conducting real estate transactions without a lawyer in Antalya falls into the high-risk category.
Real estate purchase–sale transactions in Antalya are among the most complex and risky processes in Türkiye. The professional management of this process:
For this reason, the most accurate path in real estate purchase–sale transactions in Antalya is to work with an expert Antalya Real Estate Purchase–Sale Lawyer.
