Resale or new build in Alanya: what's the best deal in 2026-2027?

There's no one-size-fits-all answer: it all depends on your purpose for the purchase, your budget, and how long you're willing to wait. A new building can be purchased at an early stage for less and with an interest-free installment plan from the developer, and the building itself will be built according to current seismic standards. You can view a resale property in person, and then immediately move in after the deal, rent it out, or apply for a residence permit. Furthermore, in 2026, sellers in the resale market are more willing to negotiate. In this article, we compare both options based on criteria and determine which is more cost-effective for each purpose.

Resale and new construction in Alanya: the main differences

The secondary market is housing that already has an owner. Such an apartment has a TAPU (kat mülkiyeti) (a certificate of completion of an apartment with a designated share in the building's common property) and an ISKAN (iskan, Yapı kullanma izin belgesi – a certificate of occupancy and a permit for the use of a residential building). The primary market consists of properties from the developer. While the building is under construction, apartments in it are registered with a TAPU (kat irtifakı) (a TAPU for a building under construction), and the kat mülkiyeti and ISKAN are issued only after completion.

Regarding the market situation, according to TÜİK, 1,092,919 residential transactions took place in Turkey from January to September 2026, a 7.2% decrease from the previous year. 733,006 transactions—approximately two-thirds of the market—were conducted on the secondary market, while 359,913 were conducted on the new market. Foreigners purchased 15,308 properties over the nine months. In September, their activity increased by 9.9%, reaching 2,167 transactions, with Russian citizens, as before, accounting for the largest number of purchases. We examine price and yield dynamics separately in our article on property prices in Turkey in 2026.

The transaction costs in both cases are similar: a title deed registration fee (TAPU) of 4% of the cadastral value, an expert appraisal report (ekspertiz raporu), a DAB (Döviz Alım Belgesi – currency purchase certificate), and mandatory earthquake insurance (DASK). A full list of fees can be found in the article on real estate purchase costs.

Secondary and new construction in Alanya: comparison by criteria:

When is a new building more profitable?

At the early stages, a square meter of real estate in Alanya is cheaper than in the same building after completion, and this difference can be secured upon purchase. The developer's interest-free installment plan for new construction during the construction phase allows for spreading out payments without the need for a bank; we've discussed how it works and what to look for in the terms separately. The building is being built according to TBDY 2018, Turkey's current seismic regulations, so the design and construction supervision are responsible for the structure. A swimming pool, fitness center, security, and parking in the complex make life more convenient, and the apartment easier to rent out: such properties have a higher demand.

There are downsides, too. Here are the main risks of buying at the foundation stage in Turkey: you have to wait for completion, and deadlines can be delayed, so the key is choosing a reliable developer (we compared Alanya companies in our review of the best developers ). The rent for new, large-scale buildings is often higher than for older ones, and a residence permit based on the property purchase will only be issued after the title deed is registered in the buyer's name.

When is secondary housing more profitable?

When buying a resale property in Alanya, the buyer sees what a rendering won't: the actual square footage, the view from the window, the neighbors, and the condition of the complex. Moving in, renting out the apartment, or applying for a residence permit is possible immediately after the transaction, and in central Alanya and by the sea, completed homes are more common. In 2026, negotiating on the resale market will be significantly easier: there are fewer transactions and sellers are more accommodating.

The disadvantages of resale property in Turkey are related to the age of the building. Buildings built before the 2000s require separate seismic inspections (we described how this is done in our article on seismic safety). The apartment may need renovations or new furniture; we discuss what can and cannot be changed in our article on renovations and remodeling. Prior to the transaction, outstanding debts for household income tax, electricity, and water are checked. And if resale property is being purchased using citizenship, the property's history is also reviewed separately.

What to check before buying in each case

In a new building, the first thing they check is the developer and the contract: the company's reputation, the building permit, the payment schedule and completion date, bank guarantees, or the refund policy if construction is delayed. In the secondary market, they look at the property itself: the TAPU (tax and purchase agreement) and encumbrances, the ISKAN (Iskan), the year of construction and the condition of the structure, outstanding property taxes and utility bills, and whether the actual layout matches the design.

A short checklist before the deal:

• TAPU without encumbrances: mortgages, arrests, prohibitions.
• ISKAN for finished housing or construction permit for housing under construction.
• Year of construction and compliance with seismic standards.
• Debts for utility bills, electricity and water for the secondary market.
• Contract with the developer: payment schedule, completion date, refund terms.
• Independent cost assessment if the purchase is needed for Turkish citizenship.

What to choose for your goal in 2026-2027

If you're relocating and want to buy an apartment in Alanya to live in now, consider a resale property or a new development in the final stages of construction. A residence permit can be obtained for any property with a tapu value of $200,000 or more, but for properties under construction, a residence permit is only available after the purchaser's title deed is issued. New developments or resale properties with a clean history starting at $400,000 are often chosen for citizenship; in these cases, a lawyer will verify the ownership structure and history of the property. Daily rentals are easier to arrange in a new complex with hotel services and short-term rental permits. For those buying for resale, it's more advantageous to engage with a reliable developer early on: while the building is under construction, the apartment appreciates in value. If you're on a budget, you have two options: resale properties with negotiation or an installment plan from the developer in Alanya.

New Level Group, a construction company, builds complexes in Alanya and serves the resale market: we individually select options to meet each client's needs. You can view available properties in Turkey in our catalog .

Market data is taken from TÜİK and is current as of October 2026; figures are updated monthly. Residence permit, citizenship, and VAT exemption conditions vary depending on the specific property and the buyer's status, so they should be verified by a lawyer prior to the transaction. This material is for informational purposes only and does not constitute investment advice.