House in Kalkan

Kalkan prices vary by location and sea view. Typical 2‑bed apartments range €150,000–€350,000; town centre/sea‑view apartments €200,000–€500,000. Detached villas start around €400,000 and luxury villas can exceed €1.5–2M. Average prime coastal price per sqm is about €2,000–€4,000. Expect higher prices for renovated or cliff‑front properties.

Yes. Property owners can apply for a short‑term residence permit (usually issued for 1–2 years and renewable). Citizenship by investment is possible nationally: a qualifying property investment (commonly USD 400,000 minimum) and holding that property for three years without sale can make you eligible for citizenship, subject to government approval and standard checks.

Buyers pay a 4% title‑deed transfer tax on the declared sale price, plus small notary and registration fees. New builds may incur VAT. Annual property tax is low (roughly 0.1%–0.6% of declared value). Mandatory earthquake (DASK) insurance and utility connection costs apply at transfer.

From reservation to title transfer typically 4–8 weeks with complete paperwork. Due diligence and searches take 1–2 weeks; land registry appointment and payment clearances another 1–2 weeks. Mortgages or missing documents can extend the process to 8–12 weeks.

Yes, some Turkish banks lend to foreigners, but terms are tighter: expect down payments often 30%+ and shorter loan tenors at higher interest rates than local buyers. Many foreign buyers in Kalkan prefer cash purchases. Get pre‑approval and compare bank offers if you need financing.

Holiday rental gross yields in Kalkan typically range 4%–8% annually, depending on seasonality, property quality and management. Peak occupancy is May–October. Net yield after management, maintenance and taxes is lower; declare rental income and pay income tax according to Turkish rules.

Upsides: limited supply, strong holiday demand and premium prices for sea‑view homes in Kalkan. Risks: tourism dependence, seasonal cash flow, currency volatility and local planning changes. Due diligence, conservative financing and a buffer for maintenance reduce risk.

Check the Tapu (title deed) for ownership and encumbrances, verify no outstanding mortgages, confirm building permits/iskan and zoning, request land registry extracts, validate utilities and road access. Use a local lawyer to review documents and represent you at the land registry in Kalkan.

Expect monthly running costs: utilities €100–€300 (seasonal), service/maintenance for complexes €50–€300, municipal fees and waste charges, annual property tax (0.1%–0.6% of declared value) and insurance. Villa maintenance and landscaping can increase costs seasonally.

Relocation is straightforward: nearest major airport (Dalaman) is roughly 1.5–2 hours by car; Antalya ~3 hours. Obtain a Turkish tax number, open a bank account, register your address, arrange utilities and DASK insurance. Apply for a residence permit after purchase and allow 4–8 weeks to complete registrations.