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Where is the best place to buy property in Turkey?
Where to buy an apartment in Turkey: choosing the right city and neighborhood based on your budget, goals, and residence permit or citizenship requirements.
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.
Where is the best place to purchase property in Turkey for living and relocating?
One of the most popular cities among Mirsatori clients for buying an apartment is Antalya. Situated on the Mediterranean coast, it is the country’s fifth-largest city with a population of around 1.5 million. Prices vary depending on the area: in coastal areas such as Konyaalti, Lara and Kundu, the price per square metre can exceed USD 1,100, whereas in more remote areas such as Aksu and Döşemealtı, it can drop to USD 570–700.
Advantages of Turkish real estate investment:
- Warm climate: hot summers (average temperature 35°C) with no precipitation and winter temperatures of 9–10°C.
- Developed infrastructure: an international airport and port, private schools, numerous hospitals, and shopping centres.
- A wide selection of real estate: apartments are sold on both the secondary market and in new, modern residential complexes.
One disadvantage is that 10 districts of Antalya, such as Muratpaşa (Topcuları) and Konyaaltı (Sarisu, Hurma, and Liman), do not accept residence permit applications from foreigners. Real estate prices are also rising; between 2024 and 2025, apartment prices increased by 7–10%. This is due to the development of tourism and high demand among foreign buyers.
Alanya is popular with those seeking a quiet and peaceful life by the sea. Real estate prices here are higher than in Antalya; in the central districts (Çarşı), prices range from USD 1,300 to USD 3,000 per square metre, whereas in the outlying districts (Oba and Tosmur), prices range from USD 1,000 to USD 2,100 per square metre. One advantage of buying an apartment in Alanya is the good ecology, due to the absence of large industrial enterprises.
Disadvantages include a limited labour market and seasonal business, both of which depend on tourist numbers. Also, foreigners planning to obtain a residence permit are not permitted to buy property in four districts of Alanya (Kargicak, Mahmutlar, Kestel, and Avsallar).
Izmir is the third most popular city in Turkey among foreigners. It has everything necessary for life, including industrial enterprises, business centres, shopping malls, international schools, universities, and colleges. The advantages of buying real estate in Izmir include:
- a European pace of life;
- ample employment opportunities outside the tourism industry;
- a lack of large tourist influxes;
- reasonable prices (the average price per square metre in the city centre is USD 1,500, and outside the city centre it is around USD 1,000).
The main drawback is that Izmir is located in a seismically active zone, which means there is a risk of earthquakes. It is therefore important to choose a property in a building constructed to withstand seismic activity. Also, 5 districts of Izmir (Bornova, Buca, Karabağlar, Konak, and Torbalı) have restrictions on foreigners obtaining a residence permit.
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Top cities in Turkey for rental property investment
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.
The best cities in Turkey for real estate investments
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
Where should you buy real estate in Turkey to obtain a residence permit or 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 |
| Minimum 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.
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
Recommendations from Mirsatori lawyers on 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 that the client complies with current legislation and that the area is open for residence permit registration. Also, verify that the authorities have not prohibited the purchase due to national security.
- Property Inspection: Checking the seller’s title deed (TAPU), encumbrances, and utility arrears.
- 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.
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