Before you make an offer on an Alanya apartment, you need one number in your head: the extras. The price on the listing is not what you will actually spend to own the property. A realistic cost-planning checklist puts 6-9% of the purchase price on top of the sticker for one-time acquisition costs — and you want that budgeted before you negotiate, not discovered at the title office.
This is purely the upfront transaction budget. Annual property tax, the capital-gains tax you face on exit, and the new-build VAT question are separate topics. Here we deal only with what it costs to get the keys.
The pre-offer checklist
Work down this list and put a figure next to each line before you commit. The percentage column is what to plan around, since lira amounts move.
| ✓ | Cost item | Budget | Always required? |
|---|---|---|---|
| ☐ | Title-deed (tapu) transfer fee | 4% of declared value (legally 2% + 2%) | Yes — biggest item |
| ☐ | SPK valuation report | USD 300-500 | Yes, for foreign buyers |
| ☐ | Lawyer / legal due diligence | 0.5-1.5% of price | Strongly recommended |
| ☐ | Sworn translator + interpreter | ~2,000-10,000 TRY | Yes, if you don't speak Turkish |
| ☐ | Notary / power of attorney | ~5,000-25,000 TRY | Only if using PoA |
| ☐ | DASK earthquake insurance | ~300-1,145 TRY first year | Yes — gates utilities |
| ☐ | Estate-agent commission | up to ~2% + 20% VAT | Only if buyer-side agreed |
| ☐ | Registry admin + revolving fund | ~EUR 65-200 | Yes |
| ☐ | Utility subscription deposits | a few thousand TRY | Yes, to activate services |
Why budget before you offer
The two line items that decide whether you land at 6% or 9% are both negotiable, and both are settled during the offer, not after:
- Who pays the tapu fee. The law splits the 4% evenly, but buyers are routinely asked to absorb the whole amount. If you raise it before agreeing a price, you can push the seller to cover their 2% — that is 2% of the price back in your pocket.
- Whether a buyer-side commission applies. If the agency is acting for the seller, you may owe nothing. Confirm it in writing before you sign anything.
Sort both at the offer stage and the rest of the checklist is largely fixed, predictable cost.
Worked example: a EUR 150,000 apartment
Here is how the checklist totals up on a EUR 150,000 Alanya apartment, planning conservatively:
| Cost item | Approx. EUR | % of price |
|---|---|---|
| Tapu fee (buyer 2% if split agreed) | 3,000 | 2.0% |
| SPK valuation report | 400 | 0.3% |
| Lawyer (1%) | 1,500 | 1.0% |
| Translator + notary | 500 | 0.3% |
| DASK + registry + utilities | 600 | 0.4% |
| Subtotal (split tapu, no agent) | ~6,000 | ~4.0% |
| + buyer pays full 4% tapu | +3,000 | +2.0% |
| + buyer-side agent (2% + VAT) | +3,600 | +2.4% |
| Worst case | ~12,600 | ~8.4% |
So the planning band is EUR 6,000-12,600 on a EUR 150,000 apartment. Where you land inside that band is decided by the two negotiable items above.
Tie it to your bigger decision
If you are still weighing whether the purchase makes sense at all, fold these extras into the maths — our Is Buying Property in Alanya Worth It in 2026? A Practical Guide for Foreign Buyers uses all-in cost, not the sticker price. Two checklist lines also have their own detail worth reading: budgeting your first DASK in Turkey: The Compulsory Earthquake Insurance Step Every Foreign Owner Must Complete premium, and checking whether you qualify to skip a big charge under the VAT Exemption for Foreign Property Buyers in Turkey: A Complete 2026 Guide.
Bottom line
Put 6-9% of the price aside before you make an offer, settle the tapu split and any buyer-side commission during negotiation, and treat the SPK valuation, lawyer, translator, notary and DASK as fixed, predictable line items. Budget first, offer second.