1. Why Insurance Matters More Than You Think

Turkish real estate is no longer just a "holiday purchase." For thousands of foreigners, it's a long-term asset: a home for relocation, a rental investment, or part of a strategy to obtain a residence permit or citizenship. And that's precisely why insurance should be viewed not as a bureaucratic formality, but as a core element of smart asset management.

Imagine these scenarios:

• An earthquake strikes. The building remains standing, but cracks appear in load-bearing walls.
• The upstairs neighbor's pipe bursts. Your renovation is ruined.
• A short circuit burns your appliances.
• Your rental property is damaged, and you lose a month of income during repairs.

Without insurance, you pay out of pocket. With the right insurance, the insurance company pays. In 2026, Turkey operates a two-tier system: mandatory DASK and voluntary konut sigortası. Understanding both is the key to protecting your investment.

2. Two Levels of Protection: DASK + Konut Sigortası

Bottom line: DASK without konut sigortası leaves you exposed to everyday risks (water damage, theft, liability). Konut sigortası without DASK doesn't satisfy legal requirements for property registration or utilities.

3. DASK — Mandatory Earthquake Insurance

DASK (Zorunlu Deprem Sigortası) is a state-backed program administered by the Turkish Catastrophe Insurance Pool (TCIP). Its legal framework is Law No. 6305 on Disaster Insurance, enforced by SEDDK.

Who Must Have DASK?

• Independent residential units within the scope of Condominium Law No. 634
• Buildings constructed as residences on private land and registered in the land registry
• Independent units used as offices, shops, or similar within residential buildings
• Housing built by the state after disasters or with state loans
• Cooperative housing units (even without a finalized title deed)

Who Is Exempt?

• State buildings and official residences
• Houses in rural villages where the owner permanently resides
• Buildings used purely for commercial or industrial purposes
• Buildings lacking a project or engineering supervision
• Buildings with weakened or illegally altered load-bearing structures
• Buildings condemned for demolition by authorities
• Derelict or uninhabitable structures

What DASK Covers (And What It Doesn't)

✔ Covers direct physical damage caused by:

• Earthquake
• Fire, explosion, tsunami, or landslide — if directly caused by the earthquake

The insured structural elements include:

• Foundation, main walls, shared walls between units
• Garden and retaining walls, floors, ceilings
• Staircases, elevators, common corridors
• Roof, chimneys, and other structural components

✘ Does NOT cover

• Furniture, appliances, personal belongings
• Debris removal or clean-up costs
• Loss of rental income
• Alternative accommodation during repairs
• Relocation or other indirect expenses
• Liability to third parties or bodily injury
• Damage caused by building defects (not the earthquake itself)

Deductible (franchise) 2%: A deductible of 2% of the sum insured applies to each claim. All events within 72 hours count as a single claim. Example: sum insured 2,000,000 TL → deductible 40,000 TL. If damage is 500,000 TL, you receive 460,000 TL.

4. How Much Does DASK Cost in 2026? (With Examples)

The DASK premium is calculated using a fixed formula: Gross area × construction cost per m² × risk group tariff × adjustment coefficients.

As of May 1, 2026, the official values are:

• Reinforced concrete (Type A): 10,714 TL/m²
• Other construction (Type B): 7,142 TL/m²
• Maximum coverage per property: 2,271,283 TL

Minimum Annual Premiums by Risk Group (2026)

Adjustment Coefficients

• Construction permit before 2000: +10%
• Building ≤3 floors: −10%
• Building ≥8 floors: +10%
• Renewal within 30 days of expiry: −20%

Example: 100 m² Apartment in Alanya (May 2026)

• Construction: reinforced concrete → Type A
• Sum insured: 100 × 10,714 = 1,071,400 TL
• Typical risk group for Alanya: V (moderate risk)
• Estimated annual premium: 1,600 – 2,200 TL (approx. €85–120)

Note: The exact risk group depends on the exact address, soil conditions, and building parameters. Two buildings in the same city may have different groups.

5. How to Get DASK as a Foreigner

You do not need a Turkish ID number (TC Kimlik) to purchase DASK. A foreign passport is sufficient.

Required Information

• Full name and passport number
• Property address and address code (adres kodu)
• Title deed (TAPU) details or preliminary information
• Year of construction, number of floors, construction type
• Gross floor area and purpose of the unit

Where to Buy

• Through any authorized insurance company (online or in person)
• Through a licensed insurance agent (easiest for foreigners)
• At a bank where you have an account

Why DASK is critical in practice: Without an active DASK, the Land Registry may not complete certain registration actions, and utility connections (water, electricity) can be refused.

6. How DASK Claims Work

1. After an earthquake, the owner files a claim (hasar ihbarı).
2. Ways to report: ALO 125 hotline, DASK website, e-Devlet portal, or your insurance agent.
3. An expert inspects the damage and assesses the loss.
4. The claim is settled, and payment is issued — within 30 days after the assessment.

If your property's replacement cost exceeds the maximum coverage (2,271,283 TL in May 2026), DASK pays only up to that limit. The excess must be covered by a voluntary policy with additional earthquake coverage.

7. Konut Sigortası — Why You Need It Even With DASK

DASK is the mandatory minimum. But it leaves you completely exposed to everyday risks that are far more likely than an earthquake:

• A fire caused by a short circuit (not an earthquake)
• A burst pipe flooding your apartment
• Your liability if you accidentally flood your downstairs neighbor
• Theft of your belongings
• Loss of rental income while your property is being repaired

This is where konut sigortası (home insurance / contents insurance) comes in. It is not mandatory by law, but for anyone who actually lives in or rents out their property, it is essential.

8. What Konut Sigortası Covers (2026 Typical Packages)

A standard konut sigortası policy usually includes (or can optionally include):

Important: For expensive properties, DASK's maximum limit (2,271,283 TL) may be insufficient. Konut sigortası allows you to insure the full replacement value.

9. How Much Does Konut Sigortası Cost?

The cost depends on several factors:

• Size of the property (m²)
• Quality of finishes and value of contents
• Location (claims history, crime rate, flood risk)
• Age and type of building
• Selected coverages and limits
• Security features (alarm, guarded complex → discount)
• Deductible (higher deductible = lower premium)

Estimated annual costs for Alanya (2026):

• Basic package (1+1, 50 m²): 1,500 – 3,000 TL (€85–170)
• Extended package (including contents and rental loss): 3,000 – 6,000 TL (€170–340)
• Premium / luxury property: from 10,000 TL (€550+)

These are estimates — always get quotes from 2-3 insurers.

10. Alanya and the Mediterranean Coast: Seismic Context

Turkey is seismically active, but the risk is not uniform. The highest risk zone is the North Anatolian Fault region (Istanbul, Izmit, Bursa). The Mediterranean coast — including Alanya and much of Antalya province — has significantly lower seismic risk.

According to official DASK risk maps, Alanya typically falls into risk groups IV to VII (moderate to low). This means:

• Lower premiums compared to Istanbul or Izmir
• More predictable risk profile for insurers

Important: Within the same city, risk groups can vary based on soil type, building age, and exact location. Always check the specific group for your property address.

11. Common Mistakes Foreigners Make

12. How RestProperty Helps

RestProperty has been operating in the Turkish real estate market since 2003. We are not an insurance company, but we help our clients navigate insurance correctly and avoid expensive mistakes.

• ✔ Verify if the property has an active DASK and when it expires
• ✔ Arrange DASK issuance before the title deed transfer
• ✔ Explain the gap between DASK and konut sigortası — in plain English
• ✔ Provide 2-3 quotes for voluntary insurance from trusted Turkish insurers
• ✔ Assist with renewals and policy monitoring (even if you're not in Turkey)
• ✔ In case of damage, guide you through the claims process

Browse Properties in Alanya

13. FAQ: 7 Key Questions From Buyers

1. Is insurance required for residency or citizenship?

DASK is mandatory for property registration and utility connections. Neither DASK nor konut sigortası is directly required for ikamet (residence permit) or citizenship applications, but having insurance demonstrates that you genuinely use the property.

2. Can I get DASK after purchasing?

Yes, but it's better to arrange it before or simultaneously with the TAPU transfer. The Land Registry may pause registration without a valid DASK.

3. What if the previous owner already has DASK?

Check the expiry date. If it's still active, transfer it to your name (possible via e-Devlet or an agent). If it expires soon, renew it.

4. Does DASK cover flood damage from heavy rain?

No. DASK only covers tsunami if triggered by an earthquake. Ordinary rain or river flooding is not covered. Konut sigortası can cover this if included.

5. Is earthquake insurance mandatory for a villa on its own land?

Yes, if the villa is registered as a residential building in the land registry. Exceptions exist only for rural homes where the owner is permanently registered.

6. Is it cheaper to renew DASK or buy a new policy?

Renewing within 30 days after expiry gives a 20% discount. After that, you lose the discount but can still buy a new policy.

7. Can I get a DASK payout if I don't live in Turkey?

Yes. Residency is not required. The payment will be made to your Turkish bank account or via international transfer (arranged in advance).

14. Conclusion: Minimum vs Optimal Strategy

Final takeaway:

Insurance in Turkey is not a "piece of paper for the transaction." DASK is mandatory by law, but alone it leaves you exposed. Konut sigortası is voluntary, but it protects you from the risks that actually happen (water damage, theft, liability, loss of rent). The optimal formula: active DASK + a well-chosen konut sigortası tailored to how you use your property.

📚 Related Guides

Continue reading our complete expat resources:

• Alanya, Turkey: Full Guide to Mediterranean Living — comprehensive overview of Alanya for expats and investors.
• Retiring in Turkey 2026: Healthcare, Cost of Living & Best Cities for Expats — everything you need to know about retirement in Turkey.
• Property Investment in Turkey: Residence & Citizenship Guide 2026 — how to get ikamet or citizenship through real estate.