Property Buying Checklist in Alanya: 30 Essential Checks Before You Buy

Buying a property is not only about finding an attractive apartment, villa or investment opportunity. Before making a reservation payment or signing a contract, buyers should examine the property from several different perspectives: location, legal status, physical condition, management rules, price, payment terms and future usability.

This property buying checklist for Alanya is designed to help buyers evaluate a specific property before making a final decision. It does not replace professional legal, technical or financial advice. Instead, it provides a practical framework for identifying questions that should be answered before committing to a purchase.

If you are still learning how the overall transaction works, begin with our step-by-step guide to buying property in Alanya. For taxes, title deed charges and additional expenses, see our separate guide to property taxes and buying costs in Alanya.

Why Use a Property Buying Checklist?

Property advertisements usually focus on the strongest selling points: sea views, location, facilities, design, rental potential or proximity to the beach. However, the final buying decision should also be based on information that may not be immediately visible in photographs or during a short viewing.

A structured checklist can help you:

• compare several properties using the same criteria;
• identify legal, technical or financial questions early;
• avoid making decisions based only on emotion;
• understand the property’s real suitability for your intended use;
• prepare more effectively for contract and title deed procedures;
• reduce the risk of unexpected costs after completion.

1. Define Your Buying Purpose Before Viewing Properties

The right property depends on why you are buying it. A holiday home, permanent residence, rental investment and citizenship-related purchase may require very different evaluation criteria.

Checklist

• Will the property be used as a permanent home, holiday residence or investment?
• Do you plan to rent it out seasonally or through long-term tenancy?
• How many months of the year do you expect to use it?
• Do you need easy access to schools, hospitals, shops or public transport?
• Would you prefer a central location or a quieter residential environment?
• Is residence permit or citizenship eligibility part of your objective?
• How long do you expect to own the property?

Where immigration or citizenship objectives are involved, the property should be evaluated according to the applicable requirements before any payment is made. Our guide to property ownership, residence permits and Turkish citizenship explains these subjects separately.

2. Establish Your Real Total Budget

The advertised price is only one part of the purchasing budget. Buyers should also reserve funds for transaction expenses, professional services, furnishing, renovation, moving and the initial costs of ownership.

Checklist

• What is the maximum purchase price you can comfortably afford?
• Which currency will be used in the contract and payment schedule?
• Could exchange-rate movements affect your available budget?
• Are title deed expenses and professional service costs included?
• Will the property require furniture, appliances or renovation?
• What are the monthly site fees and regular ownership expenses?
• Is there a financial reserve for unexpected repairs?

Calculate the complete acquisition budget before negotiating the final price. For a more detailed breakdown, read our guide to buying costs and property taxes in Alanya.

3. Compare Alanya’s Areas Before Choosing a Property

Two properties with similar prices and specifications can offer very different lifestyles depending on their location. Distance from the sea is important, but it should not be the only location criterion.

Buyers should also assess access, terrain, traffic, neighbourhood character, surrounding development and daily facilities. Our overview of the best areas and neighbourhoods in Alanya can help you narrow down the most suitable districts.

Location Checklist

• How far is the property from the beach, town centre and main road?
• Can daily needs be reached on foot?
• Is the area suitable for year-round living?
• Is the road steep, narrow or difficult to access?
• Is public transport available nearby?
• Are hospitals, pharmacies and supermarkets easily accessible?
• Is there construction activity around the property?
• Could future development affect the view or privacy?
• How does the area feel during the day and in the evening?
• Is the surrounding environment appropriate for your family and lifestyle?

Research the Neighbourhood in Detail

Alanya offers central districts, coastal residential neighbourhoods, large modern complexes and elevated villa areas. Before deciding, compare detailed area guides such as:

• Alanya Center for central urban living;
• Oba for modern infrastructure and family-oriented residential areas;
• Kestel for a quieter coastal environment;
• Mahmutlar for extensive facilities and an international community;
• Tepe for elevated villa living and panoramic views;
• Bektaş for private homes overlooking the city and coastline.

4. Verify the Seller and the Property

Before paying a deposit, confirm who legally owns the property and whether the person or company negotiating the sale has the authority to do so.

Checklist

• Does the seller’s identity correspond with the ownership records?
• If a representative is acting for the seller, is the power of attorney valid and sufficient?
• If the seller is a company, is the authorised signatory confirmed?
• Does the property shown during the viewing correspond to the property being sold?
• Are the block, parcel, building and independent-unit details consistent?
• Is the agreed property clearly identified in every contract and receipt?

Do not rely solely on a property advertisement, verbal description or building number. The property being purchased should be identified through its official records and matched carefully with the physical unit.

5. Review the Title Deed and Legal Status

A title deed review is one of the most important parts of the buying checklist. It should be carried out before the buyer becomes financially committed.

Checklist

• Is the registered owner correctly identified?
• Does the title deed describe the correct independent unit?
• Is the property registered as a residence, workplace, land or another property type?
• Are there mortgages, liens, annotations, restrictions or third-party rights?
• Does the property have condominium ownership or another registration status?
• Are there any legal limitations affecting the intended purchase or use?
• Are the land share and independent-unit details consistent?
• Will any existing encumbrances be removed before or during the transfer?

Where a record, annotation or legal term is unclear, obtain an explanation from an independent qualified professional before signing or transferring funds.

6. Check Planning, Construction and Occupancy Information

The existence of a title deed does not eliminate the need to examine the building and its administrative documentation. Buyers should understand whether the physical property corresponds with approved plans and registered information.

Checklist

• Was the building constructed according to an approved project?
• Does the current apartment layout correspond with the approved plan?
• Have balconies, terraces, roof spaces or gardens been enclosed or altered?
• Are extensions or structural changes officially permitted?
• Is occupancy information available for the building?
• Are there unresolved municipal or construction-related issues?
• Could an unauthorised alteration affect future resale, insurance or financing?

Special care is required for properties where terraces have been enclosed, rooms have been added, two units have been combined or common areas have been incorporated into private use.

7. Inspect the Apartment or Villa Carefully

A property should be inspected beyond its decoration and furniture. Fresh paint, attractive lighting and professional photographs can make a strong first impression, but technical details determine future comfort and maintenance costs.

Interior Inspection Checklist

• Are there visible cracks on walls, ceilings or structural elements?
• Are there signs of damp, mould or previous water leakage?
• Do windows and balcony doors close and seal correctly?
• Is there excessive road, neighbour or mechanical noise?
• Do the electrical sockets, lighting and fuse box appear functional?
• Is the water pressure adequate in the kitchen and bathrooms?
• Do drains empty properly?
• Are there unusual smells from drainage or moisture?
• Do air-conditioning units operate correctly?
• Are fitted kitchens, wardrobes and bathroom units in good condition?
• Is there sufficient storage space?
• Does the property receive adequate natural light?
• What are the orientation and sun exposure during different seasons?
• Is mobile reception and internet infrastructure adequate?

For older, renovated or high-value properties, a professional technical inspection may provide greater clarity than a visual viewing alone.

8. Confirm the Real Size and Layout

Property advertisements may refer to gross, net, usable or total construction area. These measurements are not always presented in the same way, which can make direct comparisons misleading.

Checklist

• Does the advertised size refer to gross or net area?
• Are balconies and terraces included in the stated measurement?
• Are common-area shares included?
• Does the physical layout match the number of advertised rooms?
• Are sloped ceilings reducing usable space in a penthouse?
• Is the private garden registered, allocated or merely used informally?
• Does a duplex include practical internal access and usable upper-floor space?

When comparing prices per square metre, use the same type of area measurement for every property.

9. Examine the View, Orientation and Surroundings

A sea, castle, mountain or city view can significantly influence both enjoyment and market value. However, buyers should consider whether that view could change.

Checklist

• Which rooms and balconies actually benefit from the advertised view?
• Is the view available while seated, or only when standing at a certain point?
• Is there vacant land between the property and the view?
• Could a future building partially or completely block it?
• Does the apartment overheat because of its orientation?
• Is there sufficient sunlight during winter?
• Are there nearby roads, commercial premises or entertainment venues?
• Could surrounding noise affect daily use or rental demand?

Visit the property at more than one time of day whenever possible. Traffic, sunlight, noise and neighbourhood activity can change considerably between morning and evening.

10. Inspect the Building and Common Areas

The condition of the apartment is only part of the purchase. Corridors, lifts, façades, roofs, gardens, pools, garages and technical systems may create shared responsibilities and expenses.

Checklist

• Is the building entrance clean and securely maintained?
• Are the lifts operational and regularly serviced?
• Are there visible cracks, leaks or façade problems?
• Is the roof or terrace showing signs of water penetration?
• Are the pool and social facilities actively maintained?
• Does the generator or backup power system operate as described?
• Are the garage and parking arrangements clear?
• Is the property allocated a specific parking space?
• Are fire exits and access routes kept usable?
• Are security, entrance and camera systems operational?
• Are expensive repairs planned for the building?

11. Review Site Management, Aidat and Community Rules

Residential complexes in Alanya can offer swimming pools, fitness rooms, saunas, landscaped gardens, security and other shared facilities. These benefits also create management obligations and regular expenses.

Checklist

• What is the current monthly aidat or site maintenance fee?
• What services are included in the fee?
• Are there unpaid management debts attached to the unit?
• Is an additional payment planned for major repairs or improvements?
• Is the management professionally organised?
• Can recent management decisions or expense records be reviewed?
• Are there rules concerning pets, renovations or use of common areas?
• Are short-term rentals permitted or restricted?
• Are pools and facilities open throughout the year or seasonally?
• Are owners responsible for separate heating, cooling or facility expenses?

A low aidat is not automatically an advantage if the building is under-maintained. Similarly, a high fee should be justified by the facilities, staffing and services provided.

12. Confirm Existing Debts and Ongoing Obligations

Before completion, establish which expenses belong to the seller and which will become the buyer’s responsibility.

Checklist

• Are site-management payments fully up to date?
• Are electricity, water, internet or other utility accounts settled?
• Are municipal property-related obligations current?
• Are there outstanding building repair contributions?
• Who will pay expenses arising before the handover date?
• Will written confirmation of settlement be provided?

The sales contract should clearly allocate responsibility for existing debts and expenses arising before title transfer or physical delivery.

13. Verify Furniture, Appliances and Included Items

“Furnished” can mean different things to different sellers and buyers. Every item included in the agreed price should be documented.

Checklist

• Which furniture and appliances are included?
• Will decorative items, televisions, curtains and lighting remain?
• Are air-conditioning units included?
• Are outdoor furniture and garden equipment included?
• Are any items leased, borrowed or owned by a tenant?
• Will the property be delivered in the same condition as viewed?

Prepare a written inventory supported by dated photographs or video. Attach it to the contract where appropriate, particularly when furniture represents a meaningful part of the purchase value.

14. Check Whether the Property Is Occupied

A property may be occupied by the owner, a tenant, a relative or a holiday-rental guest. The occupancy situation should be clarified before agreeing to a completion date.

Checklist

• Is the property currently vacant?
• If it is rented, is there a written tenancy agreement?
• When can vacant possession be delivered?
• Are keys held by tenants, managers or rental companies?
• Are future bookings or rental commitments in place?
• Will rental deposits or prepaid amounts affect the transaction?
• Is the buyer purchasing with or without an existing tenant?

Do not assume that title transfer automatically guarantees immediate physical possession. The handover arrangement should be stated clearly in writing.

15. Evaluate the Asking Price Objectively

Price comparisons should be based on genuinely comparable properties rather than random online advertisements.

Checklist

• How does the asking price compare with similar properties in the same micro-location?
• Are the comparison properties similar in age, floor, orientation and condition?
• Do they offer comparable views, facilities and walking distances?
• Is the comparison based on asking prices or completed transactions?
• Does the property require renovation or furnishing?
• Is a premium being charged for a protected view or unique position?
• Is the price unusually low, and has the reason been investigated?

An apparently inexpensive property may carry renovation needs, legal uncertainty, poor access, high management costs or limited resale demand. The cheapest property is not always the lowest-cost purchase in the long term.

16. Review Rental and Resale Potential Realistically

When buying for investment, examine the property from the perspective of a future tenant or purchaser rather than relying only on projected returns.

Checklist

• Who is the likely future tenant or buyer?
• Is the area active throughout the year?
• Are shops, transport and essential services nearby?
• Is the layout attractive to the target market?
• Are management rules compatible with the intended rental strategy?
• What recurring expenses will reduce net rental income?
• Is the projected rent supported by realistic comparable evidence?
• Could a large supply of similar units affect occupancy or resale?

Rental income should be treated as an estimate, not a guarantee. Consider vacancy, maintenance, management, furnishing, taxation and currency exposure when evaluating potential returns.

17. Apply Additional Checks to New-Build and Off-Plan Property

Buying from a development under construction requires a different level of assessment because the finished property may not yet exist.

Checklist

• Who owns the land?
• Does the developer have authority to sell the specified unit?
• Is the construction project properly documented?
• What is the developer’s record of completed projects?
• Can previous developments be inspected?
• Is the exact apartment number, floor, orientation and plan stated?
• Is a detailed technical specification attached to the contract?
• Which materials, appliances and finishes are included?
• What is the scheduled delivery date?
• What happens if construction is delayed?
• Are instalments linked to construction progress?
• Under which conditions can the contract be cancelled?
• Are promised facilities included in approved plans and written documents?
• When will title transfer and physical delivery take place?

Marketing brochures, renderings and verbal statements should not be treated as substitutes for contractual specifications.

18. Apply Additional Checks to Resale Property

Resale homes allow buyers to inspect the finished property, but they may also contain alterations, maintenance issues or existing obligations accumulated over time.

Checklist

• How old is the building?
• When were the kitchen, bathrooms and installations last renovated?
• Have there been previous leaks, floods or structural repairs?
• Are modifications consistent with official plans?
• Which fixtures and furniture will remain?
• Are all management and utility obligations settled?
• Is the unit occupied or subject to a tenancy?
• When will vacant and clean delivery occur?
• Are there known building repairs planned after the sale?

19. Read the Reservation and Sales Contract Carefully

Never sign a reservation form, preliminary agreement or sales contract without understanding the obligations it creates.

Contract Checklist

• Are the buyer and seller identified correctly?
• Is the property described precisely?
• Is the total purchase price stated clearly?
• Which currency and exchange-rate method apply?
• What deposit or reservation payment is required?
• Under which circumstances is the deposit refundable?
• What is the payment schedule?
• When will the title deed be transferred?
• When will possession and keys be delivered?
• Who pays each tax, fee, commission and service expense?
• Which furniture, equipment and additional rights are included?
• What happens if either party fails to complete?
• How will existing mortgages, liens or debts be cleared?
• Which language version controls if the contract is multilingual?
• How will disputes be handled?

Obtain independent legal advice when the contract is complex, the property is under construction, the purchase involves a company or power of attorney, or any legal record requires clarification.

20. Make Payments Through Traceable and Verified Channels

Every payment should be linked clearly to the property and transaction.

Checklist

• Is the receiving person or company authorised to collect the payment?
• Has the bank account information been independently verified?
• Does the payment description identify the property and purpose?
• Will a signed receipt or invoice be issued?
• Are cash payments properly documented?
• Does the amount correspond with the written contract?
• Is the payment coordinated with the required contractual stage?

Foreign buyers who need local banking arrangements can consult our 2026 guide to opening a Turkish bank account.

21. Complete a Final Inspection Before Transfer or Handover

The property should be inspected again shortly before completion. This final visit confirms that its condition has not changed since the original viewing and that the agreed items remain in place.

Final Inspection Checklist

• Is the property in the agreed physical condition?
• Are all included furniture and appliances present?
• Have agreed repairs been completed?
• Are water, electricity and installed equipment operational?
• Has the property been emptied where vacant delivery was agreed?
• Are all keys, remote controls and access cards available?
• Are meter readings recorded?
• Has damage occurred since the initial viewing?
• Are there any newly identified debts or management charges?

22. Prepare for the Title Deed Appointment

Before the scheduled transfer, verify that the buyer, seller and authorised representatives have the necessary documentation and understand the payment sequence.

Checklist

• Are names and identity details written consistently?
• Are passports and identification documents valid?
• Is a tax identification number available where required?
• Are translations or interpreter arrangements prepared?
• Are powers of attorney valid and sufficient?
• Has the final payment method been agreed and verified?
• Have existing encumbrances been addressed?
• Are title deed expenses and other transaction costs ready?
• Is the handover scheduled in coordination with the transfer?

23. Organise the Property Handover

Title transfer and physical handover may take place together or at different times. The arrangement should be documented clearly.

Handover Checklist

• Receive all apartment, building, garage and mailbox keys.
• Collect entrance cards, remotes and security codes.
• Record electricity and water meter readings.
• Obtain appliance manuals, warranties and service records.
• Receive site-management contact information.
• Confirm the status of utility subscriptions.
• Photograph the property’s condition at delivery.
• Sign a written handover record when appropriate.

24. Plan the First Steps After Purchase

The buying process is not completely finished when the title deed is transferred. Several practical ownership tasks may still remain.

Checklist

• Update site-management ownership records.
• Arrange or transfer utility subscriptions.
• Change locks and access codes where appropriate.
• Review property and household insurance needs.
• Store contracts, receipts, title documents and inventories securely.
• Create a maintenance and expense record.
• Plan furnishing, renovation or rental management.
• Confirm ongoing tax and municipal obligations.

30-Point Quick Property Buying Checklist

Use this condensed list during your property search and final decision-making process:

1. Define the purpose of the purchase.
2. Set a complete acquisition budget.
3. Select the most suitable Alanya neighbourhood.
4. Visit the location at different times.
5. Confirm the identity and authority of the seller.
6. Match the physical property with its official details.
7. Review the title deed.
8. Check for mortgages, liens and annotations.
9. Review planning and building documentation.
10. Investigate unauthorised alterations.
11. Inspect the property for cracks, damp and leaks.
12. Test water, electricity, drainage and air conditioning.
13. Clarify gross and net size.
14. Evaluate orientation, sunlight and ventilation.
15. Assess whether the view could be blocked.
16. Inspect the building and common areas.
17. Confirm the current aidat and included services.
18. Review site-management and rental rules.
19. Check outstanding debts and planned major expenses.
20. Document all included furniture and appliances.
21. Clarify occupancy and tenant status.
22. Compare the price with genuinely similar properties.
23. Evaluate realistic rental and resale potential.
24. Apply additional checks to new-build or resale property.
25. Review the reservation and sales contract.
26. Clarify deposit refund and cancellation conditions.
27. Use verified and traceable payment methods.
28. Conduct a final pre-completion inspection.
29. Coordinate title transfer, final payment and handover.
30. Collect documents, keys, readings and management information.

Common Property Buying Mistakes to Avoid

• Choosing a property only because of photographs or decoration;
• paying a deposit before confirming the seller and property details;
• assuming that every advertised sea view will remain unobstructed;
• comparing gross and net square-metre prices as though they were identical;
• ignoring aidat, maintenance and future building expenses;
• relying on verbal promises that are not included in the contract;
• accepting projected rental income as guaranteed;
• failing to document included furniture and equipment;
• signing a contract without understanding cancellation and default clauses;
• waiting until the title deed appointment to investigate legal or technical concerns.

Final Thoughts

A successful property purchase begins before the contract is signed. The most attractive apartment or villa should also pass a careful review of its location, legal records, construction status, physical condition, management structure, total cost and contractual terms.

The purpose of this checklist is not to make the buying process unnecessarily complicated. It is to ensure that the decision is based on verified information rather than assumptions. Questions identified early are usually easier to resolve than problems discovered after payment or transfer.

At m² Real Estate Alanya, we help buyers compare suitable properties, understand their practical differences and coordinate the purchasing process with greater clarity. Contact our team to discuss your requirements and explore carefully selected properties for sale across Alanya.

Important: This article provides general information and a practical buying checklist. Property records, contractual terms, buyer circumstances and official requirements can differ. Buyers should obtain independent legal, technical, financial or tax advice when required.