Emlak vergisi is Turkey's annual property tax, paid by the owner to the municipality where the property is located. For homes in Alanya the rate is 0.2% (binde 2) of the property's tax value, plus a cultural heritage surcharge of 10% of the tax amount.
How the tax is calculated
The tax is not based on market value or on the price in your contract. It is based on the tax value (emlak vergi değeri), which the municipality sets using official rates: the land value for the street and the construction cost per square metre. In most cases the tax value is well below what the property would actually sell for.
Alanya belongs to Antalya, a metropolitan (büyükşehir) province, so residential property is taxed at 0.2%. A cultural heritage contribution of 10% of the tax is added on top. Commercial property and land are taxed at different rates.
The tax value matters beyond this tax. The price declared at the land registry cannot be lower than it, and that declared price is what the title deed fee is calculated on.
When to pay
- first instalment — by 31 May;
- second instalment — by 30 November.
You can pay at Alanya Municipality or through the municipality's online services. Late payment attracts interest.
A new owner starts paying from the calendar year after the purchase. Tax for the year of the sale remains the seller's responsibility.
Changes from 2027
Under Law No. 7566, from 2027 tax values will rise by the full revaluation rate. In practice, annual bills are likely to grow faster than they have in previous years. Rules change, so check the current conditions before you budget.
Tax on high-value homes
A separate değerli konut vergisi applies to high-value homes. In 2026 it covers properties with a tax value above 17,711,000 ₺. Because the threshold is measured by tax value rather than market price, most flats in Alanya fall below it, but owners of large villas should check in advance.
Common mistakes
- Not checking for unpaid property tax before completion. The seller normally has to show there is no outstanding debt for the transfer to go ahead.
- Confusing emlak vergisi with the title deed fee: one is paid every year, the other once, on purchase.
- Forgetting to pay while living abroad. Arrears and interest build up and will have to be cleared at the latest when you sell.
How we help
As part of our purchase support, we check the property for tax arrears, explain what you will owe and when, and can help you arrange payments from abroad. For a full overview of ownership costs, see our guide to property taxes in Turkey.