Legal Due Diligence Process for Property in Oba
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Property in Oba – Sonmez Real Estate
Property in Oba is popular among buyers looking for a quiet coastal lifestyle, sea views, and high-quality living in Alanya. The area offers a wide selection of modern apartments, including low-density residential projects often surrounded by nature and located close to clean beaches, as well as highly liquid commercial real estate. With good access to the city center and Gazipaşa Airport, real estate in Oba combines lifestyle comfort with strong investment potential and long-term value growth.
Article Summary
- Why Oba is attractive for property investment
- Commercial properties for investors looking for rental income in Oba
- Property in Oba offers strong rental yield potential, especially during the tourist season
- Step-by-step guidance for foreign buyers: property selection, legal checks, and title deed transfer in Oba
- Assistance at every stage, from viewing to after-sales services for property in Oba
- Access to a wide portfolio of vetted properties in Oba
Property in Oba — 10 Key Reasons
Oba is one of Alanya’s most attractive and dynamic districts, well known for its Mediterranean climate, long coastline, and modern urban infrastructure. Property in Oba appeals to both lifestyle buyers and investors thanks to a wide selection of apartments, competitive prices, and strong rental demand throughout the year.
Climate: With over 300 sunny days each year, Oba is known for its warm summers and pleasant, mild winters.
Transportation: Oba benefits from fast connections via Gazipaşa–Alanya Airport and easy access to Antalya city.
Tourism Dynamics: High tourist numbers in summer create strong demand for short-term rentals and holiday homes.
Price Advantage: Competitive real estate prices compared to other coastal cities and popular European destinations.
Developing Infrastructure: Rapidly growing area with new residential complexes, modern amenities, and social facilities.
Foreign Buyer Interest: A diversified buyer base, including European and post-Soviet investors, contributes to the resilience and liquidity of the Oba property market.
Diverse Investment Opportunities: Wide range of residential apartments, commercial spaces, and off-plan projects.
Health and Living Services: Access to modern healthcare, convenient transportation, and a lively social scene.
Cultural Richness: From historical attractions to neighborhood festivals and an authentic culinary culture, Oba stands out with its own atmosphere.
Quality of Life: Live in harmony with nature, surrounded by sea and mountain views, with many lifestyle options.
What Types of Property in Oba Are Available?
Property in Oba covers a diverse range of real estate options tailored to different buyer goals and budgets. The area offers residential and commercial opportunities suitable for permanent living, investment, and business use.
Apartments in Oba
Apartments and residential complexes in Oba offer a well-balanced real estate market that appeals to both lifestyle buyers and property investors. Properties are widely available in Lower Oba, located close to the coastline, as well as in Upper Oba, starting from approximately 2 km from the sea, providing a range of price points and investment opportunities. The most common apartment layouts in Oba include 1+1, 2+1, and 3+1 units, making the area suitable for singles, families, and rental-focused buyers. Modern residential complexes typically include swimming pools, security, and shared areas, supporting rental demand and long-term value in Oba.
Off-Plan Real Estate Investment in Oba
Investing in off-plan property in Oba is considered one of the most effective and widely used real estate investment strategies in the Alanya. Buyers typically secure 1+1 or 2+1 apartments at the earliest construction phase, when initial launch prices are at their lowest and before any price increases occur. As the development progresses and approaches completion, property values naturally rise due to construction milestones, increased demand, and market growth, allowing investors to resell at a higher value and achieve capital gains without long-term holding.
Commercial Properties in Oba
Commercial real estate investment in Mahmutlar includes retail units, offices, restaurants, boutique hotels, and guesthouses located in high-traffic areas. Ongoing population growth and year-round tourism continue to drive strong demand for well-positioned commercial properties, particularly in central districts. Investors benefit from stable rental income, long-term lease agreements, and diversified business opportunities. When selected in the right location, commercial property in Mahmutlar offers reliable returns and long-term capital value.
Regional Price and Yield Expectations for Property in Oba
In Oba, pricing for property shows significant differences depending on distance to the sea, view, and overall project quality. The following figures for property in Oba should be seen as general market averages and may vary from project to project.
Oba is considered one of the most comfortable and well-balanced districts of Alanya for foreign buyers looking to purchase property for living or investment. The area successfully combines a calm residential atmosphere with full urban infrastructure, which is why Oba is often chosen by those who are not just investing in real estate, but planning a high-quality lifestyle by the sea.
Oba is commonly divided into Lower Oba and Upper Oba. Lower Oba is located closer to the coastline and is ideal for buyers who value walking distance to the beach, cafés, shops, and seaside promenades. Upper Oba begins from approximately 2 km away from the sea and is characterized by quieter surroundings, panoramic views, newer residential developments, and a greater sense of space. Both parts of Oba are popular among foreigners, but for different purposes—properties closer to the sea are often preferred for rental and active living, while Upper Oba is favored for comfortable year-round residence.
One of Oba’s key advantages is its well-developed infrastructure. The district is home to public and private hospitals, schools, colleges, shopping centers, supermarkets, cafés, restaurants, and sports facilities. Oba is well connected in terms of transportation while remaining less crowded than Alanya’s central tourist areas. This creates a sense of everyday comfort and normal city life, which is especially important for foreigners relocating to Turkey on a long-term basis.
Living in Oba is convenient and peaceful. The district is green, well-maintained, and thoughtfully planned, with wide streets and modern urban design. It attracts families, expats, and residents who spend most of the year in Turkey rather than only short holidays. The atmosphere is more European and relaxed, without noisy nightlife or heavy tourist traffic, yet still offers quick access to all essential city amenities.
Property in Oba benefits from consistently strong demand due to this versatility. Buyers choose the area for permanent living, long-term rental income, or combined investment strategies. The local real estate market offers a wide selection of modern apartments in 1+1, 2+1, 3+1, and 4+1 layouts, as well as residential complexes with swimming pools, security, parking, and landscaped communal areas. This format is particularly attractive to foreign buyers who prioritize comfort, safety, and quality living standards.
From an investment perspective, Oba is considered a reliable and stable district. Property prices here are generally higher than in developing areas of Alanya, but this is offset by steady demand, high liquidity, and a clear rental market structure. Real estate in Oba is typically easier to rent out and resell, especially when located in well-built projects with clear legal status.
Foreign buyers choose Oba for a simple reason: it offers easy adaptation. The district is suitable for living without language barriers, ideal for families, remote workers, and anyone seeking a comfortable, stress-free lifestyle in Turkey. For these reasons, Oba remains one of the most popular and dependable areas in Alanya for purchasing property both for living and for investment purposes.
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Alanya
Alanya Center is one of the most popular locations for foreign buyers on the Turkish Riviera. Situated on the Mediterranean coast, real estate in Alanya Center offers modern residential complexes, strong rental income potential, and high resale demand. The central area of Alanya benefits from well-developed infrastructure, including restaurants, shopping streets, local markets, healthcare facilities, and convenient public transportation, making property in Alanya Center highly attractive for both living and investment purposes.
Mahmutlar
Mahmutlar is one of the most attractive and well-developed districts in Alanya, highly favored by both international buyers and local residents. This vibrant yet comfortable area offers excellent infrastructure, including supermarkets, cafés, weekly markets, schools, medical centers, and convenient public transportation. Mahmutlar stands out for its modern residential complexes, proximity to the sea, and consistently high rental demand, making real estate in Mahmutlar, Alanya ideal for permanent living, holiday use, and long-term investment.
Kargıcak
Kargicak is a quiet and scenic district of Alanya, known for its peaceful atmosphere and natural surroundings. The area is characterized by low-rise modern residential buildings, many of which are located close to the beach. Property in Kargicak, Alanya offers strong long-term value appreciation potential and is especially popular among buyers seeking privacy, tranquility, and a refined coastal lifestyle.
Detailed Price Ranges and Rental Yield Examples for Property in Oba
Below are indicative price ranges and rental yield examples for property in Oba, based on current market trends and recent transactions. These figures provide general guidance for buyers and investors when evaluating potential returns and long-term value.
1+1 Apartments in Oba
Affordable entry-level homes with solid returns 1+1 apartments are one of the most liquid and in-demand investment options in Oba’s real estate market. These units are easier to resell and rent out, which is why investors often purchase multiple 1+1 apartments on different floors within the same residential complex to strengthen portfolio performance. With an optimal size of 45–55 m², 1+1 apartments in Oba are ideal for singles and couples, while full on-site amenities such as pools, fitness facilities, security, and parking significantly increase rental demand, occupancy rates, and long-term returns; average daily rental rates typically start from €30 for 1+1 units.
2+1 Apartments in Oba
Balanced pricing with higher rental potential 2+1 apartments are also among the most in-demand investment options in Oba’s real estate market. This layout is especially attractive to families with children and tenants seeking comfortable long-term living, ensuring stable rental demand throughout the year. Thanks to larger living space, 2+1 units are suitable for both permanent residence and short-term holiday rentals. When located in residential complexes with full on-site amenities, these properties achieve high occupancy rates, with average daily rental prices for 2+1 apartments in Oba typically starting from €50 per day.
Commercial Properties & Shops in Oba
High-yield investment options with diverse opportunities Commercial property in Oba, including shops and offices, comes with varied price points depending on location, size, and foot traffic potential. These types of income-focused property in Oba often deliver some of the highest rental yields in the local market, commonly averaging around 8% to 12% gross per year, which makes them attractive for investors prioritizing strong cash flow.
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Investment Scenarios: Realistic Returns for Property in Oba
When considering an investment in property in Oba, it is essential to evaluate not only the purchase price but also factors such as occupancy rates, management expenses, and rental strategy. Below are three realistic investment scenarios that showcase different paths to generating returns in the Oba real estate market.
A short-term rental strategy is ideal for investors targeting tourism-driven income in Oba. For example, purchasing a 2+1 apartment near the beach in Oba at mid-range market value enables you to tap into the vacation rental market.
Average occupancy rate: ~60% annually
Nightly rate: Based on Oba’s local market trends
Estimated annual income:
365 × 0.60 × 50 EUR = 10.950 EUR
This model can generate a gross rental yield of approximately 10%, before deducting management and cleaning fees. With proper marketing and property management, this type of property in Oba can deliver strong seasonal returns, especially during peak tourist months.
If you prefer a more stable and hands-off investment, long-term rentals in Oba are a reliable option. A centrally located 2+1 apartment in Oba with a competitive market price can generate consistent income throughout the year.
Monthly rent: Based on current Oba market rates
Annual income:
500 EUR × 12 months = 6.000 EUR
Long-term tenants such as local families or expats ensure consistent returns, making it a smart option for those seeking low-risk property in Oba.
For foreign investors buying property in Oba, Alanya, the first and most important step in the legal acquisition process is choosing the right property. Alanya real estate remains one of the most attractive markets for international buyers thanks to its Mediterranean climate, strong lifestyle appeal, and well-established property market. However, selecting the right apartment in Oba is not just about browsing online listings — it is a serious legal and financial decision that requires careful planning, local knowledge, and professional support.
Define Your Investment Goal
The property selection process should start with a clear investment purpose. Are you purchasing real estate in Oba for personal use, rental income, Turkish citizenship, or long-term value growth?
Work With a Licensed Real Estate Agency and Developer in Oba
After defining your goals, working with a licensed company is essential. A professional firm such as Sönmez Real Estate and Construction, which operates both as a real estate agency and a property developer in Alanya, can guide foreign buyers through the market with significantly lower risk.
A reliable agency/developer helps you:
shortlist properties that match your budget and investment strategy
verify ownership rights and Tapu (title deed) status
confirm the property is eligible for foreign ownership
avoid unlicensed intermediaries and informal agreements that often cause legal problems
This professional guidance is especially important for foreign buyers who are unfamiliar with Turkish regulations or are purchasing remotely.
Calculate All Property Purchase Costs in Turkey
A secure investment requires understanding the full cost of purchasing property in Turkey. In addition to the purchase price, foreign buyers should plan for taxes and legal expenses.
In Turkey, buyers must pay a 4% title deed transfer tax, calculated based on the amount declared on the Tapu (title deed).
Final Thoughts
Choosing the right property is the foundation of a successful investment in Oba. With clear goals, local market knowledge, and professional guidance, foreign buyers can confidently select the right project and avoid legal risks. Sönmez Real Estate Construction supports buyers at every stage of the process, helping navigate the Turkish property market smoothly and ensuring a secure and transparent purchase experience.
Investment Scenarios: Realistic Returns for Property in Oba
When considering an investment in property in Oba, it is essential to evaluate not only the purchase price but also factors such as occupancy rates, management expenses, and rental strategy. Below are three realistic investment scenarios that showcase different paths to generating returns in the Oba real estate market.
✅ Step 1: Choosing the Right Property in Oba
For foreign investors, the first and perhaps most important step in the legal property acquisition process in Turkey is selecting the right property in Oba. Alanya, located on the Mediterranean coast, is one of the most popular destinations for foreign buyers due to its climate, lifestyle, and well-established property market. However, finding the “right” property in Oba requires more than just browsing listings online. It is a legal and financial commitment that should be approached with careful planning, local insight, and professional support.
The process begins with understanding your purpose: are you buying property in Oba for lifestyle, for rental income, for citizenship, or for long-term capital growth? For example, if your goal is to invest in short-term holiday rentals, you may prioritize beachfront or central apartments in Oba. For long-term living or retirement, quieter nearby districts like Kestel or Tosmur might be preferable. The Turkish property market is segmented, and each location within Alanya, including Oba, offers different returns, risks, and regulatory nuances, especially when it comes to zoning laws and building permits.
Once you define your investment goals, it is strongly recommended to work with a licensed real estate agency familiar with both local regulations and international client expectations. An agency like Sonmez Real Estate will help you shortlist property in Oba that meets your criteria and budget, while also ensuring that the seller’s ownership rights are clear and legally verifiable. Avoid dealing with unlicensed individuals or informal agreements, as these can lead to serious legal issues later.
During the selection phase, you must also consider whether the property in Oba complies with foreign ownership laws. Foreigners are generally allowed to buy real estate in Turkey, but not every plot or building is eligible. For instance, properties located in military zones or those without proper habitation permits (iskan belgesi) may not be legally transferrable to foreigners. Your agent or lawyer must confirm that the title deed (tapu) for the property in Oba is ready for transfer and free of encumbrances such as mortgages, liens, or ownership disputes.
In addition, it’s important to factor in the cost of taxes, notary fees, agent commissions, and legal services when calculating your investment budget for property in Oba. Many foreign buyers underestimate the “hidden costs” of buying property abroad. In Turkey, the buyer typically pays a 4% title deed transfer tax, which is calculated over the assessed property value — this can sometimes be lower than the market price. Legal service fees vary, but a good lawyer will also conduct due diligence, draft contracts, and ensure regulatory compliance throughout the process.
To summarize, choosing the right property in Oba is not just about aesthetics or price. It’s about legal safety, future returns, and alignment with your personal or investment objectives. Working with trusted professionals, conducting site visits, and performing thorough legal checks in this first step will protect you from potential risks in the steps that follow.
✅ Step 2: Getting a Tax Number in Turkey
Obtaining a Turkish tax identification number (Vergi Numarası) is one of the very first and most important legal steps for foreigners planning to buy property in Oba, Turkey. Whether you are investing in an apartment or commercial real estate, this personal tax number is mandatory for all official procedures related to real estate transactions in Turkey.
A Turkish tax number is required to open a bank account in Turkey, sign a property sales contract, pay real estate taxes, and complete the title deed (TAPU) transfer. Even if you do not plan to live in Turkey permanently, you cannot purchase real estate in Oba without this number.
How to Get a Turkish Tax Number in Alanya
The process of obtaining a tax identification number in Turkey is simple, fast, and free of charge. Foreign buyers can apply in person at any local Tax Office (Vergi Dairesi) or online through the official Turkish Revenue Administration system. In Alanya, most buyers complete this step on the same day as their property viewing.
If you are working with a professional real estate agency in Alanya or a legal advisor, they usually assist you with the entire process and ensure everything is done correctly.
Required Documents
To apply for a Turkish tax number, you need:
- A valid passport (original and copy)
- A tax application form (filled out at the tax office)
- A Turkish address, which can be your hotel, rental apartment, or your real estate agency’s office
Once submitted, your tax number is issued immediately, usually within 15–20 minutes.
Why Is the Turkish Tax Number So Important for Property Buyers?
The Turkish legal system uses the tax identification number to link all financial and legal activities to you as a property owner. For example:
- The 4% title deed transfer tax is registered under your tax number
- Rental income tax declarations are filed using this number
- Property resale and capital gain calculations are connected to it
- Applications for Turkish residence permit or citizenship by investment may take this financial record into account
In short, your tax number is the foundation of your legal presence in the Turkish real estate market, especially in popular investment destinations like Alanya.
Taxation for Foreign Property Owners in Oba
Foreigners are not taxed simply for owning property in Turkey. However, if you rent out your property in Oba or sell it with profit within a certain period, you may be subject to taxation. In all cases, the Turkish tax identification number is the main reference used by authorities.
Permanent and Reusable
One important advantage is that your Turkish tax number is permanent. You only apply once. Even if you sell your property or leave Turkey, the number remains valid. If you return years later to buy another property in Oba, you can use the same tax number without reapplying.
✅ Step 3: Opening a Bank Account in Turkey
Obtaining a Turkish tax identification number (Vergi Numarası) is one of the first and most essential legal steps for any foreigner planning to purchase property in Oba—or anywhere in Turkey. This personal tax number is mandatory for all official procedures related to real estate, including opening a bank account, signing a sales contract, paying property-related taxes, and completing the title deed transfer. Even if you are not planning to live in Oba, this step is non-negotiable in the property purchase process.
The good news is that the process is quick and straightforward. You can apply for a Turkish tax number in person at any local Tax Office (Vergi Dairesi) in the Alanya region or online via the official portal of the Turkish Revenue Administration. Many foreign buyers who work with a real estate agency or legal advisor in Oba are guided through this step and often complete it on the same day as their property viewings.
To apply, you will need to provide the following documents:
- A valid passport (original and copy).
- A completed application form (usually filled out at the tax office or online).
- An address in Turkey—this can be your hotel, a rental address in Oba, or your real estate agency’s office.
Once your documents are submitted, the tax office will issue your tax number on the spot and free of charge, typically in less than half an hour. Your number is printed on a slip or document; keep it safe, as it will be required at every stage of your property purchase in Oba and for other official procedures in Turkey.
Why is this number so vital?
Turkey’s legal and fiscal systems use it to link all financial and legal transactions to your identity. For example, when you pay the title deed transfer tax for a property in Oba, this payment is recorded under your tax number; the same applies if you declare rental income or apply for Turkish residency or citizenship linked to your investment.
Note that foreigners are not taxed in Turkey merely for owning property in Oba, but rental income or capital gains from selling within certain time frames may trigger tax obligations. Your tax number functions as the central reference for any such tax assessments and declarations.
Some buyers mistakenly assume that an agent or lawyer can bypass this requirement, but while your Oba real estate representative can assist, the tax number must be issued in your own name and tied to your passport details. This safeguard protects both international buyers and the integrity of the Turkish registration system.
Your Turkish tax number is permanent and can be used for all future property transactions in Oba and elsewhere in Turkey. Even if you sell your property or leave the country for several years, you will typically use the same number if you return and invest again.
In summary, while it may appear to be a small administrative formality, obtaining a Turkish tax number is a crucial foundation for any foreigner investing in property in Oba. It formalizes your participation in the market and enables the next stages of the process, such as opening a Turkish bank account and completing secure, fully documented transactions.
✅ Step 4: Conducting Legal Due Diligence and Signing the Sales Contract
One of the most critical steps in buying property in Oba—or anywhere in Turkey—is conducting legal due diligence and properly executing a sales contract. This stage is where you make sure that the property you are buying is free from legal issues, encumbrances, or structural complications that could cause problems in the future, and it is often where your investment is either fully protected or seriously compromised.
Why Legal Due Diligence Matters
Legal due diligence is the process of verifying that the Oba property you are purchasing meets all legal and technical requirements and that the seller has the right to sell it. Skipping or rushing this process is especially risky for foreign buyers who may not speak Turkish or fully understand the local legal system.
- Is legally owned by the seller.
- Is free from debts, mortgages, and liens.
- Has all required construction and habitation permits.
- Is not located in military zones where sales to foreigners are limited.
- Matches the exact specifications listed in the title deed (tapu).
- Obtain a copy of the title deed and confirm the true and current owner.
- Check whether there are any debts or mortgages registered on the property.
- Review zoning status and building permissions issued by the municipality.
- Confirm that the property has a valid habitation license (İskan Belgesi), especially for newly built projects.
- Ensure that the property in Oba is fully eligible for foreign ownership.
If you are buying off-plan property in Oba from a developer, additional checks are required to reduce project risk.
- Is the developer formally registered, experienced, and licensed.
- Does the project have valid building and construction permits.
- What is the realistic construction and delivery timeline.
- Are payments made in stages, and what legal safeguards apply if there are delays or non-completion.
Drafting And Signing The Sales Contract
Once legal due diligence is completed and the Oba property passes all checks, the next phase is signing the sales contract between you and the seller. This contract sets out all essential terms of the deal and becomes the main legal reference if a dispute arises later.
- Agreed purchase price.
- Payment schedule and the currency to be used.
- Delivery date for under-construction or off-plan properties in Oba.
- Conditions and penalties for cancellation or late payment.
- Which party will pay which taxes and fees.
- Details of any fixtures and furniture included in the sale.
The contract should ideally be bilingual—Turkish and your language—and, where appropriate, notarized to confirm its validity, especially if you are signing from abroad. This ensures both parties fully understand and accept the same terms.
For completed, ready-to-move-in property in Oba, the contract usually provides for a rapid payment schedule and a relatively quick title deed transfer. For off-plan purchases, the payment plan is tied to construction milestones, and key handover typically occurs after all agreed payments are made.
Common Pitfalls To Avoid
- Relying on verbal promises: Ensure every promise (such as “sea view,” “furnished,” or “ready tapu”) is written clearly into the contract.
- Signing contracts in Turkish only: Even if told it is “standard,” always insist on a professionally translated version you can fully understand.
- Not checking permit status: Some older buildings around Alanya may lack proper permits or an iskân, which can affect utilities, sales, or financing.
- Paying the full amount before due diligence: Never transfer the complete purchase price until legal checks are finished and a valid, signed contract is in place.
Final Notes
Conducting legal due diligence and signing a robust sales contract are the stages where you truly secure your property investment in Oba. Taking time to verify documents and structure the agreement correctly can be the difference between a safe investment and a serious legal headache. Once this step is complete, you are ready to move on to the next core phase of the purchase process: the title deed transfer (Tapu).
✅ Step 5: Title Deed Transfer (Tapu Process)
The title deed transfer—known as the Tapu process—is the most essential stage of legally acquiring property in Oba. At this point, ownership is officially transferred from seller to buyer and registered at the Land Registry Office (Tapu ve Kadastro Müdürlüğü), and you are not recognized as the legal owner until this step is fully completed, regardless of payments or prior contracts.
The Tapu itself is a physical document that records the key legal details of the property:
- The legal owner’s name.
- Plot information.
- Any registered mortgages, liens, or encumbrances.
- History of ownership changes.
How and Where Is Tapu Transfer Done?
Tapu transfers for properties in Oba are completed at the local Land Registry Office, under the supervision of state officials. Both the seller and the buyer—or their authorized representatives via notarized power of attorney—must be present with all required documents to finalize the transfer.
Critical prerequisites before Tapu transfer include:
- All payment obligations between buyer and seller being settled or secured as agreed.
- The buyer having a valid Turkish Tax Number and usually a local bank account to document transfers.
- The property being confirmed as free of legal or financial issues such as unresolved debts or disputes.
- Submission of the Foreign Currency Exchange Certificate (Döviz Alım Belgesi), proving funds were officially exchanged through a Turkish bank.
Completion and submission of the application form with full buyer, seller, and property information.
After submission, the Land Registry reviews the file and once approved, invites both parties to sign the official transfer deed. The new Tapu is then issued in the buyer’s name, often the same day or within a few days, marking the formal completion of the purchase.
Fees and Costs
Standard Tapu-related costs generally include:
- Title deed transfer tax: typically, 4% of the declared property value.
Circulating capital fee (Döner Sermaye): a one-time administrative fee charged by the Land Registry.
Safety Tips for Tapu Transfer
- Use a certified interpreter at the Land Registry if you do not speak Turkish, so you fully understand each document before signing.
- Carefully verify all Tapu details—including size, exact location, and any registered rights or restrictions—before completing the transfer.
- Make payments via traceable bank transfers rather than cash to maintain a clear financial record.
- Keep all contracts, bank receipts, and Tapu copies safely filed for tax, legal, and eventual resale needs.
After Tapu Transfer
Once you receive the Tapu in your name, you become the official owner of your property in Oba and can proceed with all post-purchase steps.
- Apply for electricity, water, natural gas, and internet subscriptions.
- Register your property for municipal tax and local services.
- Use the property for personal living, long-term rental, or holiday lets.
- Leverage your ownership for residence permit or citizenship applications, if eligible.
Successfully completing the Tapu transfer for a property in Oba is a major milestone that confirms your legal ownership and provides a secure foundation for living, renting, or reselling with confidence.
✅ Step 6: Residence Permit and Post-Sale Legal Formalities
After successfully completing the title deed transfer, buyers of property in Oba have a few important administrative and legal steps left to fully secure their investment and, if desired, to legally reside in Turkey. This phase involves applying for a residence permit, setting up essential utilities and registrations, and staying compliant with Turkish laws. Completing these steps ensures a smooth transition from buyer to Oba property owner—or even resident.
Applying for a Residence Permit Based on Property Ownership
One of the key advantages of buying property in Oba as a foreigner is being able to apply for a short-term residence permit (or “touristic residence permit”). This permit allows you to reside legally in Turkey for up to one year and can be renewed as long as you continue to own the property and satisfy certain requirements.
To apply, you’ll need:
A valid title deed (Tapu) registered in your name
A valid passport (with at least 6 months remaining)
Turkish Tax Number
Proof of health insurance valid in Turkey
Turkish address registration (done at the local Population Directorate)
Proof of financial means to support your stay
Completed application form, submitted online via the e-ikamet system
Once you’ve submitted the application, you’ll receive an appointment date at the local Migration Office (Göç İdaresi) in Oba or Alanya. At your appointment, you’ll submit documents and biometric data. The residence permit card arrives to your registered address within weeks. Getting support from a local lawyer or property consultant makes the process easier.
Note: Owning property in Oba doesn’t guarantee a residence permit, but it provides a strong basis for approval. Decisions depend on wider immigration and local rules, but most property owners with complete documentation are successfully approved.
Registering Your Property and Setting Up Utilities
With the Tapu in your name, you’re entitled to set up all municipal and utility services connected to your Oba property:
Water Subscription (ASAT): Visit the local water authority with your Tapu, passport, and tax number. A small deposit may be requested.
Electricity Subscription (CK Akdeniz Elektrik): Provide similar documents for activation, usually within 24 hours. In some complexes, electricity may be managed by site administration.
Gas (if applicable): Not every Oba property includes natural gas; if yours does, set up or continue a contract.
Internet & Phone Line: Get service from providers like Turk Telekom, Superonline, or Vodafone. Passport and tax number are required.
Modern Oba complexes may bundle some utilities in site management, sometimes requiring only a name transfer.
Registering with the Local Municipality and Paying Annual Property Tax
All Oba property owners must register with the local municipality (Belediye) and pay annual property tax (emlak vergisi). The cost is modest—usually around 0.1% to 0.6% of assessed property value, depending on property type and location.
Tax is paid in two installments each year (spring and fall), either in person or online via the Turkish e-government system (e-Devlet) if registered.
Optional: Furnishing, Renting, and Earning Income
After completing all legal processes, many foreign Oba property buyers furnish their unit for personal use or for short/long-term rentals. The district’s rental market, especially for short-term stays, is highly active.
If you plan to rent out your property in Oba for income, be sure to:
Register with the tax office to declare rental earnings
For short-term rentals, obtain a Tourism License and report guests via the GIYKIMBIL system
Consider hiring a local property management company for marketing, maintenance, and guest management
Remember to declare all rental income in Turkey, even if taken abroad; failure to do so can incur fines or impact residency eligibility.
Summary: Final Steps for a Secure, Profitable Investment
This final step is about integration and compliance. Completing utilities setup, abiding by tax rules, applying for a residence permit, and preparing the property for rental ensures your investment in property in Oba is secure and rewarding for the long term.
While there’s plenty of paperwork, help from experienced local agents and legal experts makes it manageable. Once finished, you’re officially a legal foreign homeowner in Oba, ready to enjoy or earn from your new investment.
Risks and Things to Consider
Every investment opportunity involves a certain level of risk. When investing in property in Oba, Alanya, the following key factors should be carefully considered:
- Developer Reliability: In off-plan purchases, examine developer’s past projects and references
- Title Deed and Zoning Status: Requires clean title deed record and appropriate zoning plan
- Market Fluctuations: Fluctuations may be seen in short-term rentals depending on tourism seasons
- Management and Operating Costs: Professional management costs may affect income
- Currency Risk: Exchange rate fluctuations are important for those purchasing in foreign currency
Advantages of Working with Sonmez Real Estate
The right real estate consultant makes a difference in the investment process. Sonmez Real Estate's outstanding benefits:
Local Market Knowledge & Regional Expertise
In-depth understanding of the Oba real estate market, district-specific pricing, zoning rules, and investment potential, helping foreign buyers make informed decisions.
Wide Property Portfolio
A diverse selection of apartments, villas, commercial properties, and off-plan projects in Oba, tailored for investment, lifestyle living, or rental income.
Legal & Financial Guidance
Sonmez Real Estate provides professional guidance through all legal and financial stages of buying property in Turkey, ensuring a secure and transparent purchase process.
Post-Sale Support Services
Comprehensive after-sales services such as property management, rental placement, and maintenance coordination for international property owners.
Multi-Language Support & International Network
With multi-language support and a strong international client network, Sonmez Real Estate makes buying property in Oba accessible and clear for foreign buyers worldwide.
Final Thoughts: Why Property in Oba Is a Smart and Secure Investment
Investing in property in Oba is not just about purchasing an apartment by the sea — it is a well-considered step toward a comfortable lifestyle and long-term financial stability in one of the most balanced and prestigious districts of Alanya. Oba is widely recognized as a residential area for those who value quality living, convenience, and a well-developed urban environment. The district is highly popular among foreign buyers, families with children, investors, and those planning to live in Turkey year-round.
Oba district in Alanya is ideally located just a few minutes from the city center while maintaining a calm and residential atmosphere. Schools, private and public hospitals, shopping centers, supermarkets, cafes, and restaurants are all within close proximity, making Oba especially attractive for permanent living. Unlike heavily touristic areas, Oba offers an organized city layout and a high standard of everyday comfort.
Property in Oba is available in a wide range of formats — from modern apartments in new residential complexes to spacious low-rise developments and premium-class real estate. The area is commonly divided into Lower Oba, located closer to the sea, and Upper Oba, where new projects with generous layouts and panoramic views are actively developing. This variety allows investors to choose real estate in Oba for different purposes, whether for living, rental income, or capital preservation.
One of the key advantages of investing in Oba real estate is steady property value growth. The district is already well established, continues to develop, and maintains strong demand among international buyers. Oba also demonstrates reliable rental potential: long-term rentals are highly sought after by families, expatriates, and remote professionals, while its proximity to Alanya city center makes the area attractive for seasonal rentals as well.
It is important to understand that the Turkish real estate market requires a professional approach. Legal procedures, document verification, title deed registration, residence permit applications, and tax matters can be challenging without local expertise. This is why working with a trusted agency is essential. Sonmez Real Estate, with in-depth knowledge of the local market, supports buyers at every stage of the purchasing process, ensuring security and transparency.
From property selection and legal due diligence to TAPU registration, residence permit applications, and ongoing property management, Sonmez Real Estate provides a full range of professional services. First-time buyers benefit from protection against potential risks, while experienced investors gain access to quality projects, promising new developments, and reliable property management solutions.
Whether your goal is comfortable living, a secure investment, or long-term capital growth, investing in property in Oba, Alanya offers a strong combination of lifestyle quality, market stability, and future potential — supported by expert local guidance and a well-established real estate market.
Your Mediterranean Investment Starts Here
Whether you envision your future by the sea in a modern apartment, aim to diversify your portfolio with a high-yield commercial unit, or simply want a beautiful place to call home, Alanya welcomes you. With the right support and guidance, what starts as an investment can quickly turn into a lifestyle.
Explore our latest listings, connect with our expert consultants, and begin your journey with confidence. At Sonmez Real Estate, we’re more than just agents—we’re your trusted partner in unlocking the true potential of property in Alanya.
FAQS
Property in Oba for Foreign Buyers: Legal, Rental & Lifestyle Insights
1. Why is property in Oba considered a good investment?
Property in Oba is considered a good investment because the district offers a combination of limited supply, stable demand, and long-term value growth. Oba is a well-developed residential area with very few available plots for new construction, which helps protect and support property prices. Its proximity to Alanya city center and year-round living infrastructure creates consistent long-term rental demand from families, expatriates, and residence permit holders. As a result, real estate in Oba remains highly liquid and easier to resell at market value compared to more tourism-driven areas.
2. Can foreigners buy property in Oba, Turkey?
Yes, foreigners can buy property in Oba, Turkey, with full legal ownership rights. Foreign investors can buy real estate in Oba for residential or investment purposes. In addition, if the property’s officially registered value is USD 400,000 or higher, it may qualify the buyer to apply for Turkish citizenship by investment. Properties below this threshold can be used for residence permit applications, subject to current immigration regulations.
3. What are the best areas to buy property in Oba?
The Oba district in Alanya is commonly divided into Lower Oba and Upper Oba, and each part appeals to different investment strategies. Lower Oba is located closer to the sea, which naturally results in higher property prices. This area is more tourism-oriented, offering easy access to the beach, promenade, cafes, and leisure areas. Properties in Lower Oba require a higher purchase budget but also achieve higher rental rates, particularly during the tourist season, and remain highly liquid on resale.
Upper Oba represents the newer and more actively developing part of the district. It is home to private schools, hospitals, shopping centers, and modern residential projects designed for year-round living. Property prices in Upper Oba are generally more accessible compared to coastal areas, while demand is driven by long-term tenants, including families and residents. Thanks to ongoing infrastructure development, real estate in Upper Oba offers strong growth potential and is often chosen for stable, long-term investment in Alanya.
4. What is the average price of property in Oba?
Prices for property in Oba vary by exact location, size, project quality, and distance to the sea. On average in Oba:
- 1+1 apartments typically start from around €90,000 – €130,000, depending on age and facilities.
- 2+1 apartments are often found roughly between €140,000 – €180,000, with higher prices for new and sea-close projects.
- Villas and luxury properties in Oba can easily exceed €500,000, especially with sea views or large plots.
- Off-plan or under-construction units in Oba often come with more attractive entry prices and flexible payment plans.
These levels still make Oba one of the more competitively priced Mediterranean districts for those looking to invest in coastal real estate.
5. Can I get a residence permit by buying property in Oba?
Yes, if you purchase property in Oba, you are eligible to apply for a short-term residence permit in Turkey. This permit is typically valid for one year and can be renewed as long as you continue to own the property and meet the legal requirements. Having a valid Tapu (title deed) for your property in Oba, health insurance, and proof of sufficient income are key components of the application process.
6. What are the annual costs of owning property in Oba?
Owning property in Oba comes with some manageable annual costs:
Property tax (typically around 0.1–0.6% of the declared property value)
Maintenance fees (Aidat) in apartment complexes in Oba (often in the range of approximately €40–€100 per month, depending on facilities)
Utilities (electricity, water, internet and similar running expenses)
Optional property management services if your property in Oba is rented out
Overall, these costs are generally lower than in many Western European countries, making Oba an economical and attractive choice for second-home buyers and real estate investors.
7.Is it possible to earn rental income from property in Oba?
Absolutely. Property in Oba offers strong rental potential thanks to the district’s vibrant tourism connections with Alanya and its growing expat and family-friendly community. You can earn income through:
Short-term holiday rentals via platforms like Airbnb and other booking sites
Long-term rentals to students, locals, or expats looking to live in Oba year-round
In Oba, rental yields often range between 5% and 10% annually, depending on the property type, exact location, and management quality. Many buyers choose property in Oba specifically for its attractive buy-to-let potential.
Our Customers Success Stories
This real estate team exceeded all our expectations. Their attention to detail and personalized approach made selling our home a seamless experience. We were impressed by their professionalism and dedication to achieving the best possible outcome.
Laura Wright
Interior Designer
Interior Designer
Working with this agency was a pleasure from start to finish. Their team provided expert guidance and support throughout the entire process. We felt confident and well-informed every step of the way. Highly recommended!
Michael Rorwood
Interior Design Consultant
Interior Design Consultant
The bespoke marketing strategies were truly outstanding. Our property received maximum exposure, and we received several offers within weeks. Their expertise and commitment to excellence are unmatched.
Sophia Living
Senior Interior Designer
Senior Interior Designer
We couldn't be happier with our experience. Their knowledge of the luxury market and their discreet handling of our transaction made all the difference. They are true professionals in every sense.
Mike Stools
Interior Design Specialist
Interior Design Specialist
Contact us
Mahmutlar district, Alanya Barbaros Str. N°102/A
Discover how our unparalleled luxury properties can elevate your lifestyle. Reach out to us for more information or to schedule a private viewing.
Email & Phone
- info@sonmezrealestate.com
- +90 542 308 75 66