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Tapu explained
The Tapu is your official title deed in Turkey. It records your ownership of a property in the Turkish land registry. It is worth understanding your Tapu here we explain the Turkish wording and the meanings.
The full name is Tapu Senedi. It is administered by the Tapu ve Kadastro General Müdürlügü (TKGM). The Tapu Müdürlügü is responsible for registering various transactions relating to property and ownership. The official copy is kept by the land registry and one is given to you the property owner.
Here are some key terms found on the Tapu
İl – Provience
İlce – District
Mahalle – Neighbourhood
Ada – Block/Parcel group number
Parsel – Individual land parcel number
Niteliği – Description/nature of the property
Arsa- Land/plot
Bağımsız Bölüm – Independent unit
Kat – Floor
No – Unit number
Arsa Payı – Land share
Malik – Owner
Hisse – Ownership share

Kat Mülkiyeti – Is condominium ownership. Meaning that the individual apartment/villa is registered as a separate property within the building.
Kat İrtifakı – Is a form of property right established in relation to a planned or unfinished building on land.
Arsa Payı – Is a share of the land. If you own a property within a block/complex of apartments you also own a share of the land plot divided by the total of properties within the land.
Malik – Identifies the registered owner/owners of the property. When there is more than one owner, their respective ownership shares.
Look out for Şerh, İrtifak, Ipotek and other restrictions. For example, Ipotek means there is a Mortgage or registered security on the property.
The Tapu is an important document to be kept in a safe place. If your original paper document has been lost or damaged you can request for a replacement document at the Tapu Müdürlüğü.

Buying a Property in the United Kingdom Vs Buying a Property in Turkey

Why does buying a home in the UK take so long?

Currently, a home buying or selling transaction in the UK takes an average of 135 days to complete after an offer is accepted, up from 93 days in 2019.

For many, the hardest bit in the current market can be finding a buyer that actually follows through to exchange.

Sellers have to contend with viewing after viewing and no serious offers – and often, when they do finally agree something, it can all fall apart, costing them time, energy and money in the process.

In English law nothing is binding about a property transaction until the exchange of signed contracts. Keys are only handed over upon completion, the date of which is typically set at the point of exchange.

Around one in four sales fall through after the offer stage – and in some parts of the country it’s as high as one third at present.

Why does buying a home in Turkey happen so quickly!

Currently buying a home in Turkey can happen within only a week if both parties and funds are present and in place here in Turkey!

When an offer is made and the Seller agrees, the buyers will pay a 10% deposit then the property is taken off the market no more viewers or offers. This is a legal bind therefore; both the buyer and seller are certain of the commitment to an agreed timescale of completion.

No need for the use of a solicitor, if you wish you can use the service. In Turkey the Estate agent will follow all the process of the sale. They will draw up a sales contract make sure the property Title deeds are clean and handle all the necessary paperwork.

There really is no such set timescale when buying a property in Turkey it can take place within 7 days or within 30 days + depending on the buyers and sellers’ agreement and convenience.

This week sees the end of the holy month of Ramadan – Eid-al-Fitr. In Türkiye, Eid is known as Ramazan Bayramı and is celebrated with the Eve (Arefe) Thursday 19th March most of businesses will close during the afternoon then three days of celebration Day 1 Friday 20th March Day 2 Saturday 21st March Day 3 Sunday 22nd March (All government offices & banks will be closed)

The majority of the population in Turkiye are muslims, it is good to know that the entire country will be full of cheerful spirit during Ramazan Bayramı . The festival comes at the end of the holy month of Ramadan called Eid al-Fitr, which refers to the breaking of the fast.

Here in Turkiye there are a few names for the celebration such as Seker Bayramı, Ramazan Bayramı . Seker Bayramı is created from the traditional children’s habit who knock on the doors of the neighbours asking for sweets and chocolate treats, this is why most Turks buy large portions of sweets to delightfully distribute to children.
Turkish families will firstly visit the cemetery to pay their respects and their elderly relatives, asking for their blessing due to beliefs in the importance of kinship ties and family connections. This is respect for their older, children visiting their grandparents in their best clothes with greetings of Bayram kissing on the back of the hand of the older person than to their own forehead is a sign of respect and love for that person. In turn the older will give the child a sweet treat and if they are lucky some money !

It is also a very common custom in Turkiye to visit the cemetery to ask for mercy for them on the morning of the first day of Eid, immediately after the Eid prayer.
In the Turskish household on the days running up to Ramazan Bayram you will find the ladies of the house busy making mouth-watering sweet dishes such as Baklava serving it to families, friends, and guests during the 3-day celebration.

Ramazan Bayramı is the time of giving and gathering. The men will prepare themselves by wearing their finest clothes to attend the Bayram Namazi (the Eid prayers) from the mosque they will visit the cemetery, visiting relatives, asking God for forgiveness and mercy. Some will donate to charity to help the needy and believe of the importance of giving and sympathy.
One of the most impressive and important traditions of the Turks is teaching their children about solidarity within their society, by accompanying the children to the mosque giving them pocket money and let them go out to knock on neighbour’s doors to collect sweets and candies.

Iyı Bayramlar !

Public Holidays in Turkey 2026

1 January New Years Day
20, 21, 22 March Ramazan Bayram
23 April National Sovereignty & Children’s Day
1 May Labour & Solidary Day
19 May Commemoration of Atatürk Youth & Sports Day
27, 28, 29, 30 May Kurban Bayram
15 July Democracy & National Unity Day
30 August Victory Day
29 October Republic Day

Buying a Resale Property or a New Build Property in Fethiye – Which is Right for You?

Fethiye is one of Turkey’s most desirable coastal destinations, attracting both holidaymakers and property buyers with its beautiful beaches, scenic mountain backdrops, and laid-back lifestyle. For anyone considering purchasing a home in this charming part of the Turkish Riviera, one of the first decisions to make is whether to buy a resale property or opt for a new build. Both options come with their own advantages, and the right choice largely depends on your lifestyle, budget, and long-term plans.
Why Choose a Resale Property in Fethiye?
Resale properties in Fethiye offer a number of unique benefits, especially for those seeking a home with character or looking for a property in an established area.
1. Prime Locations
Many resale homes are located in well-established neighbourhoods such as Çalış Beach, Fethiye Ovacık,main residence villas found in Uzumlu & Seydikemer where space for new developments is limited. These areas often provide mature surroundings, well-developed infrastructure, and a ready-made community.
2. More Space for Your Money
Older homes typically offer larger internal spaces and outdoor areas compared to modern new builds. If you’re looking for a family villa with a generous garden or extra rooms, a resale property might offer better value.
3. Ready to Move In or Rent Out
Unlike off-plan properties, resale homes are already built and often fully furnished. This means you can move in quickly or start generating rental income straight away – a major bonus for investors.
4. Negotiable Prices
There is often more room to negotiate with a private seller than with a developer. You may find a motivated seller willing to agree to a lower price, especially if the property has been on the market for a while.
Why Buy a New Build Property in Fethiye?
Fethiye continues to see high demand for newly built homes, especially in growing areas like Üzümlü, Seydikemer ,Akarca, and Hisarönü. New developments are appealing for many reasons:
1. Modern Design and Technology
New builds are constructed to today’s standards, often featuring open-plan layouts, energy-efficient materials, and up-to-date plumbing and electrical systems. You’ll also find smart home features and better insulation in many modern builds.
2. Structural Guarantees and Legal Clarity
Purchasing a new home from a reputable developer usually comes with building guarantees and peace of mind regarding the legal status of the property, title deeds, and planning permissions. This can be especially reassuring for overseas buyers.
3. Personalisation Options
If you’re buying off-plan or during the construction phase, you may be able to choose finishes such as kitchen units, flooring, and bathroom tiles. Some developers also offer flexible layouts to suit your preferences.
4. Low Maintenance
Brand new homes require very little maintenance in the first few years, which can reduce your running costs and free up time to enjoy your new lifestyle in the sun.
Things to Consider
Budget: While new builds offer modern features, resale properties can offer better value per square metre. Think carefully about what matters more to you – location, space, or modern convenience.

Purpose: Are you buying for investment, a permanent move, or a holiday home? A resale home in a tourist-friendly location might generate stronger rental income, while a new build may appeal to long-term residents.

Resale Potential: Some buyers prefer resale homes with proven rental records or resale history, while others are drawn to the long-term capital appreciation of a brand new property.

Let Us Help You Decide
At Turkish Coast Homes, we work with buyers from around the world to find the perfect property in Fethiye. Whether you’re drawn to the charm of an existing villa or the freshness of a new development, our experienced team is here to guide you every step of the way – from property viewings and legal checks to negotiation and after-sales support.
Get in touch today to explore our latest resale and new build listings, and let us help you find your dream home on the Turkish coast.

2025 Fethiye Property Market Predictions – Buyers Market
As we move into 2025, all eyes are on the Fethiye property market. With its stunning coastline, charming towns, and continued popularity among both Turkish and international buyers, Fethiye remains one of Türkiye’s most desirable locations to purchase a home. However, market dynamics are shifting — and for the first time in years, 2025 looks set to favour buyers.
Cooling Prices After a Hot Market
In recent years, Fethiye’s property prices have climbed sharply, driven by strong domestic demand, increased foreign interest, and a limited supply of quality homes. However, as Türkiye’s economy stabilises and inflation slows, the pace of property price growth in Fethiye is also expected to moderate.
Early indicators suggest that 2025 will bring a cooling-off period. Sellers who were previously holding firm on higher asking prices are becoming more flexible, particularly for second-hand properties and homes that have been on the market for a while. For buyers, this shift presents a real opportunity to negotiate better deals.
A Wider Choice of Properties
Another important trend for 2025 is the growing supply of properties. Over the past two years, new developments in areas such as Çalış Beach, Ovacık, and Uzumlu have expanded the options available to buyers. Meanwhile, resale properties are also becoming more abundant, as some investors look to cash in on previous gains.
With more homes to choose from, buyers will be in a stronger position to find a property that truly suits their needs and lifestyle, without feeling pressured to compromise.
Foreign Buyers Still Active — But More Cautious
While foreign interest in Fethiye remains strong, particularly from British, European, and Middle Eastern buyers, we expect 2025 to see a more cautious approach. Buyers are taking their time, researching carefully, and prioritising properties that offer strong value for money, energy efficiency, and good long-term rental potential.
For foreign buyers, exchange rates will continue to play a role. The Turkish Lira’s performance against major currencies could further enhance the buying power of those purchasing with pounds, euros, or dollars.
Best Locations for 2025
Looking ahead, certain areas of Fethiye are likely to be particularly attractive for buyers in 2025:
Çalış Beach – With ongoing improvements to the seafront and new residential developments, Çalış remains a popular and affordable option.

Ovacık and Hisarönü – These hillside resorts offer excellent value, stunning views, and strong rental returns.

Uzumlu – A rising star for those seeking a quieter lifestyle, Uzumlu offers larger villas and land plots at more accessible prices.

Fethiye Centre – Demand remains high for apartments and townhouses close to the harbour, shops, and restaurants.

Seydikemer – The up and coming however more rural location ideal for main residence or holiday home villas with a larger land plot offering great value for money ! All amenities are found in the area along with new government buildings, schools and hospital.

Why 2025 Could Be the Ideal Time to Buy
If you have been considering a property purchase in Fethiye, 2025 could be the ideal time to take action. A buyers market means:
Greater negotiating power

Better value properties

A wider choice of homes

Potential for long-term capital growth as the market stabilises and strengthens

Whether you are looking for a permanent home, a holiday retreat, or a sound investment, the conditions in 2025 are aligning in buyers’ favour.
Need Help Finding Your Dream Home?
At Turkish Coast Homes, our expert team is ready to guide you through the Fethiye property market. We offer a carefully curated selection of properties, local market expertise, and full support throughout the buying process.
Contact us today to start your property journey in Fethiye — and make 2025 the year you find your perfect home by the coast.

Moving to Fethiye: What Expats Need to Know Before Relocating

Fethiye, a picturesque coastal town on Turkey’s southwestern coast, has become a sought-after destination for expats looking to embrace a relaxed Mediterranean lifestyle. With its stunning landscapes, warm climate, and welcoming community, it’s easy to see why so many people choose to relocate here. However, moving to a new country comes with challenges, and preparation is key. Here’s what you need to know before making the move to Fethiye.

Residency and Legal Requirements

Before relocating, it’s essential to understand Turkey’s residency rules. British citizens and other foreign nationals can stay in Turkey for up to 90 days within a 180-day period on a tourist visa. However, if you plan to live in Fethiye long-term, you’ll need to apply for a residence permit (ikamet). This requires proof of accommodation, health insurance, and financial means to support yourself.
Property owners in Turkey can apply for a residence permit relatively easily, and the process is now available online through Turkey’s e-ikamet system. Those looking to work in Fethiye must also obtain a work permit, which is usually arranged by an employer.
Finding a Home in Fethiye
Fethiye offers a variety of housing options, from modern apartments in the town centre to luxury villas with sea views in areas like Ovacik, Calis Beach, and Gocek. Rental prices and property values are generally lower than in many European countries, making it an attractive option for expats.
If you plan to buy property, it’s advisable to work with a reputable estate agent to ensure all legal requirements are met. Turkish Coast Homes provides professional guidance for those looking to purchase a home in Fethiye, helping expats navigate the buying process smoothly.

Cost of Living

One of the biggest advantages of moving to Fethiye is the relatively low cost of living. Utility bills, groceries, and transport expenses are generally much cheaper than in the UK. Eating out is affordable, with many excellent restaurants offering fresh local cuisine at reasonable prices.
While imported goods and some luxury items can be expensive, many expats find that their pensions or foreign income stretch further, allowing for a comfortable lifestyle.

Healthcare and Insurance

Turkey has a high standard of healthcare, with private and public hospitals available in Fethiye. Many expats opt for private health insurance to access top-quality medical facilities and English-speaking doctors.
If you become a resident, you may also enrol in Turkey’s national health system (SGK), which provides access to public healthcare services for a monthly fee.

Learning the Language
Although English is widely spoken in Fethiye, especially in tourist areas, learning Turkish will greatly enhance your experience. Simple phrases can help with everyday interactions, and many expats take language classes to integrate more easily into the local community.

Cultural Adaptation and Lifestyle

Fethiye has a thriving expat community, and it’s easy to make friends through local social groups, clubs, and events. The Turkish people are warm and welcoming, and respecting local customs—such as greeting with a handshake and removing shoes before entering a home—will help you settle in smoothly.
Life in Fethiye is relaxed, with an emphasis on outdoor living. Whether it’s enjoying a boat trip, exploring ancient ruins, or simply strolling along the marina, there’s always something to do. The mild winters and long summers make it a perfect place for those who enjoy an active, sun-filled lifestyle.

Conclusion
Relocating to Fethiye offers an exciting opportunity for a new way of life, with stunning scenery, a lower cost of living, and a welcoming community. By understanding the residency requirements, property market, and local customs, you can ensure a smooth transition to your new home.
For expert advice on finding your perfect home in Fethiye, get in touch with Turkish Coast Homes today!

Ramazan Bayramı 2025
This weekend sees the end of the holy month of Ramadan – Eid-al-Fitr. In Türkiye, Eid is known as Ramazan Bayramı and is celebrated with three days of feasting this year the celebration is Day 1 Sunday 30th March Day 2 Monday 31st March Day 3 Tuesday 1st April ( All government offices & banks will be closed )
The majority of the population in Turkiye are muslims, it is good to know that the entire country will be full of cheerful spirit during Ramazan Bayramı . The festival comes at the end of the holy month of Ramadan called Eid al-Fitr, which refers to the breaking of the fast.
Here in Turkiye there are a few names for the celebration such as Seker Bayramı, Ramazan Bayramı . Seker Bayramı is created from the tradtional children’s habit who knock on the doors of the neighbors asking for sweets and chocolate treats, this is why most Turks buy large portions of sweets to delighfully distribute to children.

Turkish families will firstly visit the cemetery to pay their respects and their elderly relatives, asking for their blessing due to beliefs in the importance of kinship ties and family connections. This is respect for their olders, children visiting there grandparents in their best clothes with greetings of Bayram kissing on the back of the hand of the older person than to their own forhead is is sign of respect and love for that person. In turn the older will give the child a sweet treat and if they are lucky some money !
It is also a very common custom in Turkiye to visit the cemetery to ask for mercy for them on the morning of the first day of Eid , immediatley after the Eid prayer.
In the Turskish household on the days running up to Ramazan Bayram you will find the ladies of the house busy making mouthwatering sweet dishes such as Baklava serving it to families, friends, and guests during the 3 day celebration.
Ramazan Bayramı is the time of giving and gathering . The men will prepare themselves by wearing their finest clothes to attend the Bayram Namazi ( the Eid prayers ) from the mosque they will visit the cemetery, visiting relatives , asking God for forgiveness and mercy. Some will donate to charity to help the needy and believe of the importance of giving and sympathy.
One of the most impressive and important traditions of the Turks is teaching their children about solidarity within their society, by accompanying the children to the mosque giving them pocketmoney and let them go out to knock on neigbors doors to collect sweets and candies.
Iyı Bayramlar !

Hidden Gems of Fethiye: Exploring Beyond the Tourist Hotspots

Fethiye is renowned for its stunning beaches, vibrant markets, and bustling harbour, attracting visitors from around the world. Yet, beyond the popular tourist attractions lies a wealth of hidden gems waiting to be discovered. For those looking to experience a more authentic side of Fethiye, here are some off-the-beaten-path destinations worth exploring.

Kayaköy – The Ghost Village

Nestled in the hills just a short drive from Fethiye, Kayaköy is an abandoned Greek village with a haunting yet beautiful atmosphere. Wander through the crumbling stone houses, explore the ancient churches, and take in the panoramic views of the surrounding valley. It’s a serene escape from the busy coastal areas, offering a glimpse into Fethiye’s rich history.

Af Kule Monastery – A Cliffside Sanctuary

For those seeking adventure and tranquillity, the Af Kule Monastery is a must-visit. Perched on a cliff edge overlooking the turquoise waters of the Mediterranean, this ancient monastery offers breathtaking views and a sense of peace. The hike to the monastery is a bit challenging but well worth the effort for the stunning vistas.

Gemiler Bay – A Secluded Paradise

While Oludeniz and Calis Beach are famous for their beauty, Gemiler Bay remains a lesser-known but equally stunning spot. With its crystal-clear waters, sandy shores, and laid-back atmosphere, it’s perfect for a relaxing day away from the crowds. Don’t forget to explore the nearby Gemiler Island, known for its Byzantine ruins and spectacular sunset views.

Secret Valley – Nature’s Hidden Haven

A true hidden gem, Secret Valley is a lush oasis nestled between the mountains. With its natural springs, waterfalls, and shaded picnic areas, it’s an ideal spot for nature lovers and those seeking a peaceful retreat. The valley’s cool breeze and tranquil surroundings make it a perfect escape from the summer heat.

Pınara – Ancient Ruins Off the Beaten Path

For history enthusiasts, the ancient city of Pınara offers a fascinating journey back in time. Unlike the more popular ruins of Tlos and Xanthos, Pınara is relatively untouched by tourism, allowing visitors to explore its rock-cut tombs, theatre, and acropolis in solitude. The scenic drive through mountain villages adds to the charm of this hidden archaeological site.

Discover Fethiye’s Hidden Treasures

Fethiye is much more than its famous beaches and bustling markets. By venturing beyond the usual tourist hotspots, you’ll uncover a world of history, natural beauty, and cultural richness. Whether you’re hiking to a cliffside monastery, exploring an ancient ghost village, or relaxing on a secluded beach, Fethiye’s hidden gems promise an unforgettable experience.

Looking to make Fethiye your permanent paradise? At Turkish Coast Homes, we specialise in helping you find the perfect property to call home. Contact us today to start your journey to owning a piece of this beautiful region.

Nestled on the stunning southwestern coast of Turkey, Fethiye is renowned for its natural beauty, rich history, and vibrant atmosphere. While it’s often thought of as a summer holiday hotspot, Fethiye offers much more than a seasonal escape. For property owners, Fethiye is a destination that delivers year-round charm, making it a great place to live, invest, or holiday, no matter the time of year.

Mild Winter Climate

One of the main reasons Fethiye attracts property owners year-round is its temperate climate. Unlike much of Europe, where winters can be harsh and cold, Fethiye enjoys mild winters, with daytime temperatures rarely dipping below 10°C. This makes it an ideal location for those who want to escape the grey, chilly months of the UK and other Northern European countries.

During the winter, Fethiye offers a serene atmosphere, with fewer tourists and a peaceful ambiance. For property owners, this provides an excellent opportunity to enjoy the area’s beauty at a more relaxed pace, whether it’s hiking through the nearby mountains or strolling along the coast without the summer crowds.

Vibrant Culture and Community

Fethiye is not only about the stunning beaches and natural surroundings—it’s a community that thrives year-round. The town has a welcoming, expat-friendly vibe, and property owners often find themselves part of a diverse community that’s eager to socialise and get involved. From local markets to festivals and cultural events, there’s always something happening, even in the quieter winter months.

The Fethiye weekly market is a must-visit, whether you’re seeking fresh local produce or artisan goods. In winter, these markets feel more personal, with an opportunity to interact with localtraders and other residents.

Outdoor Activities for Every Season

Whether you’re into hiking, biking, or water sports, Fethiye offers a variety of outdoor activities that can be enjoyed year-round. The famous Lycian Way, a long-distance hiking trail, runs through Fethiye, and offers breathtaking views of the coast and mountains. Winter is the perfect time to tackle sections of the trail, as the weather is cooler and the crowds are minimal.

For those who prefer a more leisurely pace, a boat trip around the nearby bays and islands can still be enjoyed in the winter months. The stunning turquoise waters and quiet shores offer a tranquil alternative to the bustling summer season.

Investment Potential

For property owners looking to invest, Fethiye is a year-round destination that holds strong potential. The town’s popularity with tourists and expats ensures a steady demand for rental properties throughout the year. While summer remains the peak season for holiday rentals, Fethiye’s mild winters and growing number of long-term residents mean there is potential for off-season rentals too.

Additionally, Fethiye’s real estate market continues to show growth, with new developments and improvements to the town’s infrastructure, including transport links and amenities, making it an increasingly attractive place for property investment.

The Fethiye Lifestyle

Living in Fethiye offers more than just a beautiful environment—it’s a lifestyle that balances relaxation with active pursuits. Whether you’re enjoying a meal at one of the town’s charming restaurants, exploring the nearby ancient ruins, or unwinding with a cup of Turkish tea overlooking the Mediterranean, Fethiye offers a quality of life that is hard to beat.

It’s also important to note that many property owners in Fethiye choose to split their time between the UK and Turkey, using their homes in Fethiye as both a second home and a holiday rental. This flexibility means that Fethiye’s properties can serve as a perfect investment for those looking for both personal enjoyment and rental income.

Conclusion

Fethiye’s unique blend of natural beauty, mild climate, vibrant culture, and year-round activities make it an attractive destination for property owners throughout the year. Whether you’re looking to invest, retire, or simply enjoy a relaxed pace of life, Fethiye offers something for everyone. The town’s welcoming community and year-round appeal ensure that your property in Fethiye is more than just a holiday retreat—it’s a place to call home, no matter the season.

If you’re considering purchasing property in Fethiye, Turkish Coast Homes is here to guide you through every step of the process, helping you find the perfect property to suit your needs and lifestyle.