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Where is the best place to buy an apartment in Turkey in 2026?
The best city to buy property in Turkey depends on your goal: living by the sea, renting the apartment out, preserving capital, obtaining a residence permit, or applying for citizenship by investment.
Many foreigners enlist the help of specialists when choosing a property, ensuring that all the relevant details are accounted for and the most suitable option is selected. Lawyers support clients at every stage of the transaction and throughout the residence permit/citizenship process.
For rent
Many foreigners purchase property in Turkey with the intention of renting it out. Annual yields here are among the highest in Europe and the Middle East, ranging from 4.5% to 15% depending on the region. Rental prices increased by 21.5% in 2025, allowing investors to earn more.
The highest demand for rental housing is in tourist regions:
| City | Average rent for a 1-bedroom apartment, $ | Annual yield, % |
|---|---|---|
| Istanbul | 1,020 | 4,5–8 |
| Antalya | 550 | 7–15 |
| Bodrum | 980 | 6–7 |
| Alanya | 550 | 5 |
In coastal regions such as Antalya, Alanya and Bodrum, rental demand is seasonal, from late April to early November. This is the peak tourist season. Antalya alone received 17.12 million visitors in 2025. In Istanbul, however, rental demand is year-round as it is Turkey’s business hub.
In 2023, Turkey introduced new regulations for short-term rentals of up to 100 days. According to Law 7464 “On the Rental of Residential Premises for Tourist Purposes”, a special licence and the consent of the building’s residents are required for legal rental. A first-time violation incurs a fine of USD 2,300, while a repeat offence incurs a fine of USD 11,550.
A common mistake that foreigners make is buying an apartment to rent out without first inspecting it. We have had clients contact us after purchasing an apartment, only to discover that the residents had refused to consent to the rental. As a result, they had to sell the property and buy a new one to generate passive income.
Therefore, the process of choosing a rental apartment should begin with a legal review of its status — Mirsatori lawyers can help with this.
For investment and resale
When it comes to investing in Turkish real estate, Istanbul is considered the key city. It stands out due to:
- constant demand for rental and purchase properties;
- high liquidity of properties;
- developed infrastructure.
Developing areas of Istanbul with major infrastructure projects are of particular interest to investors:
| Area | Key feature | Price per m2, $ | Rental price, $ | Payback period, years |
|---|---|---|---|---|
| Beylikdüzü | Marmara Sea coastline | 577–740 | 280–350 | 13–15 |
| Ataşehir | Istanbul International Financial Center | 1,400–1,730 | 580–800 | 14–17 |
| Basın Ekspres | Business district near the airport and a major highway | 920–1,300 | 400–600 | 13–15 |
| Küçükçekmece | Developing Istanbul Canal project | 740–920 | 300–400 | 14 |
| Ümraniye | Business hub on the Asian side of Istanbul | 1,040–1,400 | 400–600 | 15 |
| Zeytinburnu | Prime central district | 1,600–2,100 | 700–900 | 14–16 |
Foreigners also choose other Turkish cities for real estate investment:
- Bodrum is renowned for its luxury properties, particularly in the Yalikavak area, which is home to a luxury marina.
- Izmir combines city life with coastal relaxation. The most popular areas are Alsancak, Karşıyaka, Çeşme and Foça.
- Antalya, considered the tourist capital of Turkey, has the best properties in the surrounding areas of Kemer, Alanya and Side.
- Fethiye is popular among Europeans, especially retirees, due to its quiet and relaxed lifestyle. The best areas are Uzumlu, Calis Beach, and Hisarönü.
Please note that buying Turkish real estate does not automatically entitle you to a residence permit. To obtain an ikamet (residence permit), you must check whether a specific area issues them, meet the minimum property value requirement, and apply for residency. A common mistake that buyers make is failing to consider these nuances.
Other mistakes include focusing solely on price increases without considering the reasons for them or analyzing whether the trend will continue. Also, the liquidity of a particular property cannot be ignored — even in the most promising city, not every apartment sells easily. Another mistake is choosing a property without fully understanding your investment goals. After all, capital preservation and achieving a profitable resale in a few years require different approaches.
Turkish citizenship by investment
- Citizenship status for family members
- No language test required
- Right to sell the property after 3 years
To apply for a residence permit and citizenship
To buy an apartment in Turkey and obtain a residence permit or citizenship, a foreigner must meet several requirements:
| Requirement | Residency permit | Citizenship |
|---|---|---|
| Cadastral value, $ | From 200,000 | From 400,000 |
| Property type | Residential only | Any type |
| Maximum land area, ha | 30 | 30 |
| TAPU registration | Required | Required |
| Resale restriction | None | 3-year restriction |
| Rental permission | Not allowed | Allowed |
| Restrictions | Military and strategic zones: 1,169 restricted areas | Military and strategic zones |
To obtain a Turkish residence permit or citizenship, it’s best to choose real estate with the help of Mirsatori lawyers. Our specialists consider all legal nuances, prepare transaction documents, and support you through to receiving your residence card/passport. Legal support significantly reduces the risk of rejection and saves time.
Best cities in Turkey to buy property
If you are looking for an apartment for living by the sea, the first cities to compare are Antalya, Alanya, Mersin, and Fethiye. For investment, liquidity, and citizenship by investment, buyers often consider Istanbul. For long-term urban living without strong dependence on the tourist season, Izmir may be a better fit. For premium coastal property and holiday homes, Bodrum is usually the stronger option.
Below is a brief comparison of the most popular destinations for buying an apartment in Turkey.
| City | Best suited for | Main advantages |
|---|---|---|
| Antalya | Living by the sea, rental income, relocation with family | International airport, developed healthcare, schools, wide property selection |
| Alanya | Peaceful life by the sea, holidays, seasonal rental income | Sea, mild climate, Russian-speaking community, good ecology |
| Istanbul | Investment, business, resale, citizenship by investment | High liquidity, business activity, year-round rental demand |
| Izmir | Urban life, work, long-term residence | More European lifestyle, universities, business environment, less tourist pressure |
| Mersin | Buyers with a more moderate budget | Lower entry threshold, coastline, growing buyer interest |
| Bodrum and Fethiye | Premium living, holidays, villas | Prestigious locations, seasonal rental demand, European buyer audience |
Antalya
Antalya is one of the most popular cities in Turkey among foreign buyers who are looking for an apartment for living, holidays, or rental income. The city is located on the Mediterranean coast and combines a resort environment with the infrastructure of a large urban centre: an international airport, private clinics, schools, shopping centres, universities, and modern residential complexes.
For everyday life, buyers usually consider areas with access to the sea and developed infrastructure, such as Konyaaltı, Lara, and Kundu. In more remote areas, such as Aksu or Döşemealtı, it may be possible to find more affordable properties, but transport links, access to schools, and the district’s development prospects should be assessed before purchase.
Antalya is a good option for buyers who want to live by the sea, rent an apartment to tourists, or relocate with their family. However, there is an important legal nuance: some districts may be closed for first-time residence permit registration by foreigners. Before paying a deposit, it is therefore necessary to check not only the property itself, but also the registration address.
Best suited for: families, relocation, rental investors, buyers looking for property by the sea.
Main risk: buying a good apartment in a district where it is not possible to obtain a residence permit.
Alanya
Alanya is often chosen for a quieter life by the sea, holidays, and seasonal rental income. It has less business activity than Istanbul or Izmir, but offers a stronger resort atmosphere, mild climate, good ecology, and a noticeable Russian-speaking community. This can make adaptation easier for foreign buyers who value familiar services, schools, and everyday infrastructure.
Before buying an apartment in Alanya, it is important to define the purpose of the purchase. If the property is for personal use, buyers should assess not only the distance to the sea, but also transport, shops, clinics, schools, and the quality of the building. If the apartment is bought for rental income, seasonality should be taken into account: demand is higher during the tourist season and may decrease in winter.
Some popular areas of Alanya may be restricted for foreigners planning to obtain a residence permit, including Kargıcak, Mahmutlar, Kestel, and Avsallar. This information should be checked at the time of the transaction, as the status of districts can change.
Best suited for: buyers looking for life by the sea, retirees, families, and investors focused on seasonal rental income.
Main risk: a limited labour market and rental income that depends heavily on the tourist season.
Istanbul
Istanbul is the key city in Turkey for real estate investment. Buyers choose it not so much for resort living, but for liquidity, business activity, and year-round rental demand. The city has strong internal demand: property is bought and rented not only by foreigners, but also by local residents, students, entrepreneurs, and employees of Turkish and international companies.
For an investor, the main question is not whether to buy in Istanbul, but which district and which property to choose. Some areas have stronger rental demand, while others may be more interesting because of transport links, business centres, and infrastructure projects. Districts often considered by investors include Beylikdüzü, Ataşehir, Basın Ekspres, Küçükçekmece, Ümraniye, and Zeytinburnu.
Istanbul is also frequently considered by buyers who plan to apply for Turkish citizenship by investment. In this case, it is especially important to check the property value, documents, ownership history, seller, appraisal, and compliance with the investment programme requirements.
Best suited for: investors, entrepreneurs, buyers applying for citizenship, and those who prioritise liquidity.
Main risk: high competition, complicated district selection, and the risk of overpaying for a property with weak real investment potential.
Izmir
Izmir is suitable for buyers who want to live in a large city, but without the intensity of Istanbul or the strong tourist seasonality of resort towns. The city has universities, business centres, industrial enterprises, shopping infrastructure, and medical facilities. Its lifestyle is often perceived as more European and relaxed.
For long-term living, Izmir may be a good option for people who plan to work, study, run a business, or live in Turkey permanently. Unlike many resort cities, it is less dependent on tourism. At the same time, the coast, promenades, cafés, and leisure areas remain easily accessible.
The main risk factor is seismic activity. When choosing an apartment, buyers should check the year of construction, building quality, documents, compliance with construction standards, and the technical condition of the property. Some districts of Izmir may also be restricted for residence permit registration by foreigners, so this should be checked before the transaction.
Best suited for: families, students, professionals, entrepreneurs, and buyers planning long-term residence.
Main risk: buying a property without checking seismic safety and the district’s residence permit status.
Mersin
Mersin should be included as a separate destination because it covers an important buyer intent: purchasing property in Turkey with a more moderate budget. It is a city on the Mediterranean coast and is often considered as an alternative to Antalya and Alanya by buyers who want a lower entry threshold, but still value the coast, urban infrastructure, and potential for future growth.
Mersin may be interesting for buyers looking for an apartment for personal use, long-term residence, or capital preservation. However, it should not be presented as a universally “profitable” option. Before purchasing, it is important to assess the district, developer quality, transport links, resale prospects, and rental demand.
Best suited for: buyers with a limited budget and those looking for a seaside apartment at a lower price than in more established resort markets.
Main risk: buying a property in an area with weak liquidity or underdeveloped infrastructure.
Bodrum and Fethiye
Bodrum and Fethiye are not mass-market destinations. They are more suitable for comfortable living, holidays, premium property, villas, and seasonal rental income. Bodrum is known for expensive villas, yacht infrastructure, and demand from high-net-worth buyers. Fethiye is often chosen by those who prefer a quieter pace of life, nature, views, and a more relaxed environment.
These destinations are suitable for buyers who value the quality of the surroundings, privacy, proximity to the sea, and the prestige of the location. However, ownership costs can be higher: villa maintenance, utilities, taxes, rental management, repairs, and service costs should be calculated in advance.
Bodrum and Fethiye can be attractive for rental income, but before buying a property for short-term rental, it is important to check rental regulations, consent requirements, the legal status of the property, and the seasonality of demand.
Best suited for: buyers of premium property, villas, holiday homes, and properties for seasonal rental income.
Main risk: high ownership costs and rental income that depends on the tourist season.
Where to buy real estate in Turkey: estimated budgets by city for living, renting, investing, residency permits, and citizenship.
What should you consider before buying Turkish real estate?
Investment in real estate in Turkey is an important step that requires careful preparation. It’s important to consider the details that will affect the area, price, and type of property. Before concluding a transaction, consider the following:
- Purpose of purchase. Mirsatori lawyers always start by defining the purpose, as passive income, relocating with a family and obtaining a residence permit/citizenship are all different intentions. Any property is suitable for personal residence or rental, but to obtain a passport, the price must be at least USD 400,000. If the goal is to obtain a residence permit, consider not only the price (from USD 200,000), but also the location, as certain areas are not eligible for ikamet issuance.
- Budget and expectations. The budget should not only cover the price of the property, but also additional costs such as taxes, title deeds (TAPU), insurance, estate agent fees, notary fees and translation services. In practice, many foreigners do not take these expenses into account, so at the final stage they abandon the deal and look for another property within the original budget.
- District status. 1,169 districts in Turkey do not accept residence permit applications from foreigners. It is possible to purchase property in these areas, but this will not allow you to obtain a residence permit. Therefore, lawyers check the region’s status before concluding the transaction, rather than after registering the Tapu.
- Property type. Resale properties are often cheaper, but they may require significant additional investment for renovations and repairs. Before purchasing, it is important to check the property for encumbrances, outstanding utility bills, and ownership history. New buildings are often chosen due to the availability of installment plans. New residential complexes and houses are also built with Turkey’s seismic features in mind to withstand earthquakes.
- Legal restrictions for foreigners. Property near military and strategic sites cannot be purchased due to restrictions imposed by the authorities for national security reasons. There is also a limit on the total ownership area—no more than 30 hectares. In some cases, however, the Turkish Council of Ministers may allow foreigners to purchase larger plots.
Common mistakes foreigners make with property investment in Turkey
In our experience, we often see the same mistakes foreigners make when buying property in Turkey:
- Buying in a «beautiful» but closed area. The region may be prestigious with developed infrastructure and highly marketable properties, but it’s impossible to obtain a residence permit there;
- Buying the wrong property: instead of buying residential property, they buy commercial property and then try to obtain a residence permit;
- Trusting the agent’s promises: the realtor is interested in the sale, not in obtaining a residence permit. Therefore, the phrase «the area is definitely open to foreigners» is just talk and not supported by documentation;
- Incorrect budget calculations: taxes and state fees that must be paid when purchasing real estate are not included in the budget;
- Lack of due diligence before the transaction: After the purchase, it turns out that the property is mortgaged, and there are large utility bill arrears.
Considering all the nuances when buying an apartment, house, or commercial property is difficult, even when concluding a transaction in your own country. It’s even more difficult in Turkey or other countries. Therefore, most people hire experienced lawyers to make the right decisions.
Turkey residency through investment
- 1-year residence permit with the option to extend
- Citizenship after 5 years of residence
- Residency for all family members
How Mirsatori lawyers recommend choosing an apartment in Turkey
Our lawyers have many years of experience purchasing real estate in Turkey and subsequently obtaining residence permits or citizenship. Our specialists use the following short checklist when working with clients:
- Define the purpose: clarify the client’s intentions, such as personal residence, rental, or obtaining a residence permit or citizenship.
- Check the region: verify whether the district is open for residence permit registration and whether there are any restrictions on foreign ownership due to national security, military, or strategic status. Also, verify that the authorities have not prohibited the purchase due to national security.
- Check the property: review the seller’s TAPU, ownership history, encumbrances, possible court restrictions, and outstanding utility debts.
- Determine the consequences of the purchase: what tax liabilities will arise, how much utilities will cost, whether the property can be rented out, and if there is a right to obtain a residence permit or citizenship.
- Consultation before the down payment: discussing all the details of the transaction, reviewing the preliminary agreement, and adjusting the terms.
Legal support for real estate purchases in Turkey
When supporting a real estate purchase in Turkey, the first thing we do is analyze whether the property is suitable for the client’s purposes. We verify in advance if the area is open to foreigners and if there are government restrictions on purchasing property in the region due to its strategic or military significance. Our clients don’t need to navigate Turkish legislation and end up wasting time.
We support the transaction from start to finish. We check the seller’s TAPU, determine if the property is mortgaged or under court seizure, verify that there are no outstanding utility bills, and prepare the necessary documents. We pay special attention to the property price specified in the purchase and sale agreement. This is especially important for transactions involving residence permits and citizenship. If the price is even one USD lower than required, the status will not be granted. With the help of our specialists, you can rest assured that every detail is taken into account.
Our approach saves you time and money by handling all the paperwork related to the transaction, as well as subsequent residency or citizenship applications. Clients receive a tailored list of the best cities in Turkey for purchasing property, along with solutions aligned with their goals.
Schedule a consultation to learn more about our services and ask any questions about buying real estate in Turkey.
FAQ
Ask a questionWhere is the best place to buy an apartment in Turkey for living?
For permanent residence, Antalya, Izmir, and Alanya are often among the most suitable options. Antalya offers a strong balance of sea, infrastructure, healthcare, schools, and an international airport. Izmir is better for those who want to live in a large city rather than a resort environment. Alanya is suitable for a quieter pace of life by the sea, but it offers fewer employment opportunities.
Which is better: Antalya or Alanya?
Antalya is more practical, while Alanya is quieter. Antalya is usually better for families, long-term living, healthcare, schools, and rental demand. Alanya is more suitable for holidays, sea views, and a Russian-speaking environment. However, in Alanya it is especially important to check the district, as some popular locations may be restricted for residence permit registration by foreigners.
Where is the best place to buy property in Turkey for investment?
For investment, buyers often consider Istanbul, Antalya, and Izmir. Istanbul is strong in terms of liquidity and year-round demand. Antalya benefits from tourism and foreign buyer interest. Izmir may be a calmer option for long-term ownership. The key criterion is not the advertised price growth, but whether the property can be resold without a large discount.
Where is the best place to buy an apartment for rental income?
For year-round rental income, Istanbul is usually stronger. For tourist rentals, buyers often consider Antalya, Alanya, Bodrum, and Fethiye. However, rental yield should be calculated for the full year, not only for the summer season. Before buying, it is important to check whether the specific property can be rented out short-term and whether the required consent and permit can be obtained.
Where is it cheaper to buy an apartment in Turkey?
More affordable options are often found in Mersin and in selected districts of Alanya, Antalya, and Izmir. However, a low purchase price can hide weak liquidity, poor infrastructure, high maintenance fees, or document issues. For a budget purchase, it is especially important to calculate not only the entry price, but also the cost of ownership.
Which city is better for buying an apartment with children?
For families with children, Antalya, Izmir, and Istanbul are often the strongest options. Antalya offers a balance of sea and infrastructure. Izmir provides a calmer urban environment. Istanbul has the widest choice of schools, clinics, and opportunities, but also a faster pace of life and a higher budget. The district is more important than the view: schools, clinics, transport, and everyday infrastructure should be nearby.
Where should I buy an apartment in Turkey for a residence permit?
For a residence permit, choosing only the city is not enough. The district, address, and property status matter. In the same city, some areas may be open for foreigner registration while others may be restricted. Therefore, the possibility of residence permit registration should be checked before paying a deposit.
Where should I buy property for Turkish citizenship?
For Turkish citizenship by investment, buyers often consider Istanbul, Antalya, Bodrum, and Izmir. However, the city is secondary. More important factors are the property value, appraisal, legal status, TAPU, seller, ownership history, and liquidity after the required holding period. A weak strategy is to buy a property only because it meets the passport threshold, without thinking about future resale.
What is more important: the city, district, or property?
The correct sequence is: goal → city → district → property → legal due diligence. The city defines the overall scenario, the district affects liquidity and quality of life, and the property determines the safety of the transaction. One of the most common mistakes is choosing the right city but buying the wrong apartment.
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