Flat in Kemer

🇹🇷 Kemer, Antalya flats: sea-view apartments near marina, beaches and Taurus foothills

Buying a flat in Kemer means combining Mediterranean lifestyle with a tourism-driven local economy and coastal infrastructure that supports both holiday rentals and year-round living. Kemer is a compact seaside district of Antalya province, with a coastline of beaches, marinas and mountain-backed suburbs that shape demand for apartments across different budgets and usage scenarios. The local market is driven by inbound tourism, international buyers from Europe and Russia, and a steady domestic appetite for second homes and rental properties.

💶 How much Flat costs in Kemer

Buying a flat in Kemer spans a wide price spectrum depending on district, sea view and whether the property is new or resale. Average price of flat in Kemer varies substantially by location and finish: expect entry-level apartments from €45,000–€90,000, mid-range units €90,000–€220,000, and premium seafront or large penthouses €220,000–€600,000+. These ranges reflect market offers for studios to three-bedroom flats in both new developments and completed projects.

Prices by district (typical market bands):

• Kemer Town Centre (Merkez): €75,000–€250,000 — compact flats, close to marina and services.
• Tekirova: €100,000–€450,000 — resort-style complexes, proximity to luxury hotels and beaches.
• Göynük: €80,000–€300,000 — quieter, mountain landscapes, growing villa and apartment market.
• Kiriş and Çamyuva: €60,000–€180,000 — family-friendly, near beaches and local amenities.
• Beldibi: €50,000–€150,000 — good value, popular for longer rentals and relocations.

Prices by property category:

• Resale flat in Kemer (standard 1–2 bed): €50,000–€160,000 depending on distance to sea.
• New developments in Kemer (turnkey 1–3 bed): €90,000–€350,000, often with on-site facilities.
• Luxury / sea-view flats: €220,000–€600,000+, located on the front line or in gated complexes.

Market dynamics: demand is seasonal but liquidity remains steady in core districts; priced correctly, flats in Kemer sell within months rather than years. Holiday rental demand lifts short-term ROI during high season, while long-term rentals appeal to expats and local workers.

🎯 Which district of Kemer to choose for buying flat

Choosing where to buy a flat in Kemer depends on purpose: holiday rental, relocation, permanent residence or investment. Kemer town centre offers the strongest year-round rental market because of the marina, shops and transport links. Tekirova draws premium holiday tourists and families seeking resort amenities. Göynük appeals to buyers wanting quieter surroundings with nature and hiking access.

Advantages by district:

• Kemer (Merkez): marina, weekly markets, restaurants, easy public transport to Antalya; highest rental turnover and resale liquidity.
• Tekirova: proximity to the Olympos cable car and Rixos/Club Med resorts; strong short-term rental rates and higher per-square-meter prices.
• Göynük: growing expat community, quieter lifestyle, larger plots and newer gated complexes; moderate rental demand with good seasonal spikes.
• Çamyuva & Kiriş: family-oriented, lower entry prices, solid long-stay rental market for retirees and remote workers.
• Beldibi: budget-friendly options and good commuter access to Antalya airport via D400 coastal road.

Lifestyle and urban structure: Kemer’s compact urban core and linear coastal layout mean many flats are within walking distance of beaches, but mountain-backed suburbs provide quieter, green options. Demand is concentrated where infrastructure—marina, supermarkets, clinics, schools—meets tourist amenities.

🏗️ New developments in Kemer and leading projects

New developments in Kemer tend to be resort-style complexes with pools, landscaped grounds and management services that cater to holiday rentals and buy-to-let investors. Notable resort operators and projects that shape local supply include well-known resort brands and local apartment complexes around Tekirova and the marina area.

Representative projects and resort names:

• Rixos Tekirova (resort complex) — internationally recognized brand driving demand for nearby flats and serviced apartments.
• Kemer Marina area developments — residential blocks and small complexes benefiting from marina proximity and dining infrastructure.
• Club Med Tekirova — presence of major resort operators stimulates premium rental interest for nearby flats.

Common developer features:

• On-site amenities: communal pools, fitness centers, 24/7 security and property management agreements.
• Payment options: developer installment plan in Kemer commonly offered during pre-construction and early sales stages.
• Completion levels: turnkey handovers are typical for new developments marketed to foreign buyers and investors.

Buyers should verify developer accreditation, building permits and past delivery records. Working with a local lawyer and requesting Seller’s Tapu (title) status is standard practice before committing.

🏦 Mortgage and installment options for foreigners buying flat in Kemer

Foreign buyers have several financing routes: Turkish bank mortgages, developer installment plans, or cash purchases. Mortgage in Turkey for foreigners is available but conditions are stricter than for residents.

Typical mortgage terms:

• Loan-to-value (LTV) for foreigners: commonly 40–60% of property value depending on bank and applicant profile.
• Interest rates range: approximately mid-single digits to low double digits depending on currency (TRY vs foreign currency) and bank policy.
• Loan term: up to 10–15 years in many cases, sometimes shorter for non-residents.

Developer installment plan in Kemer:

• Common during construction: 0%–6% interest with staged payments tied to construction milestones.
• Typical schedules: down payment 20–40%, remainder in quarterly or yearly installments until handover.
• Some developers offer flexible plans for foreign buyers including currency agreements in euros or dollars.

Banks will require passport, Turkish tax number, proof of income or assets, and a local bank account. Pre-approval with a Turkish bank simplifies negotiations on resale flat in Kemer and new developments.

🧾 Step-by-step legal process of buying flat in Kemer

The process of buying flat in Kemer follows clear legal steps and mandatory registrations. A typical sequence ensures protection for foreign buyers and secures title transfer at the Land Registry (Tapu).

Purchase steps:

• Search and selection: shortlist properties and request full seller documents and building licenses.
• Reservation and deposit: sign a reservation agreement and pay a deposit (usually %2–5 of price).
• Pre-contract due diligence: obtain tapu status, check encumbrances, review floor plans and occupancy certificate (iskân) for older buildings.
• Sales contract and payment: sign a sales contract (satış vaadi sözleşmesi) or final deed transfer; complete payment per agreement.
• Title deed transfer: Tapu transfer at Land Registry with buyer and seller present (or via power of attorney), buyer pays 4% transfer tax on declared value.
• Registration and utilities: register for municipal services, apply for DASK (compulsory earthquake insurance) and update utility accounts.

Mandatory costs and taxes:

• Title deed transfer tax: 4% of declared value paid by buyer.
• DASK earthquake insurance: annual fee depends on size and construction.
• VAT can apply to new builds (rate depends on property type and price).
• Agency fees and lawyer fees: variable; negotiation recommended.

Timelines: from reservation to tapu it typically takes 4–12 weeks for resale deals and longer for off-plan purchases until completion and final handover.

⚖️ Legal aspects and residency related to Flat in Kemer

Ownership rules for foreigners are generally permissive but subject to land-type restrictions and administrative approvals. Most nationalities can buy apartments in Kemer without special permits, excluding military zones.

Key legal points:

• Ownership is confirmed via the Tapu title deed issued by the Land Registry.
• Foreign buyers must obtain a Turkish tax number prior to purchase and register utilities after transfer.
• Annual property tax: low rates between roughly 0.1%–0.6% of declared value depending on municipality and property type.
• Rental income is taxable; rental revenue must be declared and is taxed under progressive income tax rates after allowances. Capital gains tax may apply if property is sold within five years.

Residence permit and citizenship:

• Residence permit through property purchase in Kemer: Owning a flat allows an application for a short-term residence permit, subject to immigration rules, but it is not an automatic right.
• Citizenship through real estate investment in Kemer: Turkey offers a citizenship-by-investment route through real estate acquisition; the minimum investment threshold for eligibility is USD 400,000 with required holding periods and official conditions. Buyers seeking citizenship must follow official procedures and maintain ownership for the mandatory period.

Legal safeguards: always use a certified translator for contracts, obtain title deed extracts, and conduct a technical inspection to avoid latent defects or permit irregularities.

📈 Who should buy flat in Kemer and what type suits each purpose

Kemer accommodates a wide range of purchase purposes, from seasonal second homes to professional buy-to-let investments and full relocation.

Suitability by purpose:

• Living / relocation: Kemer Merkez and Çamyuva are best for year-round living due to services, clinics, schools and public transport. Typical property: 2–3 bedroom flats with parking and winter heating.
• Holiday / second home: Tekirova and Kiriş are ideal for seaside access and resort amenities. Look for sea-view 1–2 bed flats or serviced apartments.
• Short-term rental investment: flats near Kemer Marina and Tekirova capture peak holiday yields; expected gross rental yield of 6–9% during high season when professionally managed.
• Long-term rental investment: zones with local employment and schools (Kemer Merkez, Göynük) produce gross yields of 4–6% and stable occupancy.
• Premium buyers: beachfront apartments and penthouses in Tekirova deliver boutique returns and personal use options.

Buyers targeting ROI on flat in Kemer should match property type to market demand: holiday tourists prioritize location and facilities; long-term tenants prioritize convenience and price.

Kemer’s coastal appeal, established tourist infrastructure and ongoing development create a resilient market for flats that serves buyers seeking lifestyle, rental income or capital appreciation. As Turkey’s real estate regulatory framework continues to attract international buyers with clear purchase procedures and competitive financing options, opportunities for investment in flat in Kemer remain among the most accessible on the Mediterranean coast, with new developments and resale inventory offering entry points across price bands and buyer goals.