Property Renovation in Antalya for Foreigners: A Step-by-Step Guide

Antalya, the jewel of the Mediterranean, attracts thousands of foreign investors and expatriates every year. Many people from Germany, the UK, Russia, Ukraine, and Scandinavian countries are purchasing property in Antalya and starting a new life. However, most purchased properties need comprehensive renovation to meet their new owners' expectations and standards. Renovating in a foreign country can seem daunting due to the language barrier, legal processes, and cultural differences. Yet with the right information and a reliable team, this process can be managed smoothly and efficiently. In this guide, we cover every detail that foreigners looking to renovate property in Antalya need to know.

Legal Process for Foreigners in Turkey

It is entirely legal for foreign nationals to carry out property renovations in Turkey. However, there are some important points you should know:

• Title Deed Verification: Before starting any renovation, ensure your title deed (Tapu) is up to date and complete. There should be no mortgages or restrictions on the property.
• Municipal Permits: Structural changes (wall removal, balcony enclosure, exterior modifications) may require a permit from the local municipality.
• Condominium Rules: In apartment buildings, approval from the homeowners' association may be required for structural changes and common area usage.
• Tax Number: A Turkish tax identification number is mandatory for any official transaction in Turkey. You can easily obtain one by applying to the tax office with your passport.

Permit & Documentation Details

Depending on the scope of renovation, different permits and documentation may be required. Managing this process correctly is critical to ensuring your project does not face legal issues:

• Simple renovation permit: Non-structural work such as painting, flooring replacement, and bathroom or kitchen upgrades generally does not require a municipal permit. However, notifying the building management and adhering to working hours is expected.
• Structural modification permit: Work involving wall removal, changing window or door dimensions, balcony enclosure, or extensions requires a renovation permit from the municipality. This permit requires an architectural project, a structural calculation report, and homeowners' association approval.
• Exterior facade changes: Any modification affecting the building's exterior appearance (colour, material, balcony enclosure) requires municipal approval. In protected heritage zones, additional conservation orders may also be required.
• DASK insurance: Compulsory earthquake insurance (DASK) is required for every foreign property owner. Ensure your DASK policy is current before beginning renovation.
• Occupancy certificate: After extensive renovations, the building usage permit (iskan) may need to be updated. This document proves your property is legally habitable.

Overcoming the Language Barrier

One of the biggest challenges in the renovation process is the language barrier. Managing a renovation project without knowing Turkish can be quite difficult. Here are some solutions:

• Choose a multilingual firm: Opt for renovation companies with teams that speak English, Russian, or German. At Renovation Antalya, we provide professional service in English, Russian, and Turkish.
• Written contracts: Have all agreements documented in both languages. Price, timeline, material details, and warranty conditions should be clearly stated. A bilingual contract is the strongest form of protection in case of any disputes.
• Visual communication: 3D design and render images are the most effective way to understand what your project will look like, regardless of language differences. Physical samples and photographs should be used for material selection.
• Digital communication tools: Regular communication should be maintained via WhatsApp, Zoom, and email. Photo and video sharing ensures clarity at every stage of the project. Instant translation apps also help facilitate communication.

Cost Planning & Budget Management

Renovation costs in Antalya are significantly below the European average. However, proper budget planning is essential:

• Cost per m2: Complete apartment renovation costs vary per square metre depending on material quality. A detailed inspection report enables precise pricing. Request quotes in three quality segments: standard, mid-range, and premium.
• Payment plan: Typically, a 30% initial payment, 40% mid-stage, and 30% upon delivery payment plan is applied. Document all payments via bank transfer.
• Unexpected costs: Especially in older buildings, extra costs like plumbing renewal may arise. Add a 10-15% contingency to your budget. This buffer covers hidden plumbing issues behind walls, surprises beneath flooring, and material price fluctuations.
• Material quality differences: In Turkey, there can be significant price differences between domestic and imported materials. Local brands are generally good quality and more affordable. Imported brands are available for those seeking prestige and custom designs.

Budget Planning & Money Transfer

One of the most common concerns for foreign property owners is transferring money to Turkey and dealing with currency exchange. With proper planning, this process can be managed smoothly:

• Turkish bank account: Opening a bank account in Turkey greatly simplifies the payment process. Foreigners can easily open an account with a passport and tax number. It is recommended to open both a TL and a foreign currency account.
• Currency transfer: Money can be sent via Wise (formerly TransferWise), Revolut, or bank wire transfer. Compare exchange commissions to find the most favourable channel. For large amounts, bank-to-bank transfers are generally more advantageous.
• Exchange rate risk management: Fluctuations of the Turkish Lira against foreign currencies can affect your project's total cost. Clarify in the contract which currency the price will be set in. A foreign currency-denominated contract is safer for international investors.
• Invoices and documentation: Request invoices for all payments. These documents serve as evidence for both tax declarations and potential disputes. Additionally, if you sell your property in Turkey, you can declare renovation expenses as costs.

Choosing a Reliable Renovation Company

Quality differences in Turkey's renovation sector can be significant. When choosing a reliable company, pay attention to these criteria:

• Reference projects and customer reviews (Google, Facebook, Trustpilot reviews)
• Written and detailed quotations (including material brands and labour breakdown)
• Clearly stated warranty conditions (minimum 2-year workmanship guarantee)
• Professional communication and regular reporting (weekly progress reports)
• Experience with foreign clients in their portfolio
• Chamber of commerce registration and tax certificate
• Insurance and workplace safety certifications

If you are considering turning your property into an Airbnb or boutique hotel, choosing a company experienced in the hospitality sector is especially important. A team specialised in guest-oriented design and functionality will accelerate your return on investment.

Remote Project Management

Many foreign property owners are unable to be in Turkey during the renovation process. Remote project management can be carried out successfully with the right tools and a reliable team:

• Live video calls: Track the progress of your project in real time through weekly or biweekly video meetings. Material selection and design decisions can also be made via video call.
• Photo and video reporting: Choose firms that share photos and short videos at the end of each working day. This way, you can see every stage in real time.
• Project management tools: Trello, Asana, or a simple shared Google Drive folder can be used to organise project progress, documents, and photographs.
• Power of attorney and authorisation: While in Turkey, you can grant a notarised power of attorney to a trusted person or firm. This authorisation speeds up processes such as municipal applications, material purchases, and delivery procedures.
• Interim visits: If possible, plan short visits at critical stages of the project (design approval, mid-point inspection, delivery). It is recommended that you be present in person for at least the delivery stage.

Turnkey Renovation Process

For foreign property owners, the ideal solution is a turnkey renovation service. This process includes:

• Design phase: Architectural and interior design tailored to your needs. With 3D render visuals, you can see your project before work even begins.
• Material selection: Materials chosen to fit your budget and taste. You can make remote selections via physical samples or digital catalogues.
• Implementation: All work completed on time by a professional team. Plumbing, electrical, plastering, painting, flooring, and furniture installation are all coordinated by a single company.
• Quality control: Progress reported with photos and videos at every stage. Your approval is obtained at critical milestones before moving to the next phase.
• Delivery: A move-in ready property delivered, including cleaning. A comprehensive punch list (deficiency checklist) is prepared before delivery and all issues are resolved.

Turkish Renovation Regulations

Renovation work in Turkey is subject to specific legal regulations. It is important for foreign property owners to be aware of these rules to avoid potential problems:

• Working hours: Renovation work in apartment buildings is generally permitted on weekdays from 08:00 to 18:00 and Saturdays from 10:00 to 16:00. Noisy work is prohibited on Sundays and public holidays.
• Debris and waste management: Construction waste must be taken to municipality-designated collection points. A debris container (skip) may need to be rented. Leaving waste on the street results in fines.
• Neighbours' rights: Disturbance to neighbours during renovation should be kept to a minimum. Informing neighbours in advance and asking for their understanding ensures the process runs smoothly.
• Structural system protection: Load-bearing walls, columns, and beams of the building must never be altered. Such interventions both threaten structural safety and result in severe legal penalties.

Post-Delivery Process & Warranty

The process does not end when the renovation project is completed. There are important matters to pay attention to during the post-delivery period:

• Warranty period: Reliable companies offer at least a 2-year workmanship guarantee. Plumbing and electrical work typically carry warranties of up to 5 years. Obtain all warranty terms in writing.
• Delivery checklist: During delivery, thoroughly inspect all rooms, plumbing, electrical systems, doors, and windows. List any deficient or faulty items and report them to the company.
• Property management: If you are not in Antalya year-round, consider partnering with a property management firm. Regular ventilation, plumbing checks, and general maintenance preserve your property's value.
• Rental evaluation: Once renovation is complete, you can generate income from your investment by listing your property on Airbnb or short-term rental platforms.

"We create spaces that make our foreign clients feel at home in Antalya. We are by their side at every step of the process."

With our experienced team in property renovation in Antalya, contact us to create your dream living space. We are at your service for free inspection and quotation.