Is it worth it buying property in Ankara in 2025?

Authored by the expert who managed and guided the team behind the Turkey Property Pack

Everything you need to know before buying real estate is included in our Turkey Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European and MENA countries (Turkey, Spain, Portugal, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Turkey. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Turkish real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Ankara, Istanbul, and Izmir. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of properties can you actually buy in Ankara, like apartments, houses, or villas, and are new developments common?

Ankara offers a comprehensive range of property types that cater to different budgets and lifestyle preferences.

Apartments represent the most common property type in Ankara, available in modern high-rise buildings, luxury residential complexes, and older traditional buildings. These range from studio flats perfect for young professionals to large family apartments with 3-4 bedrooms, often featuring amenities like fitness centers, swimming pools, and 24-hour security systems.

Traditional Turkish houses, townhouses, and semi-detached properties are readily available, particularly in suburban neighborhoods and upscale residential areas. These properties often feature traditional architectural elements combined with modern amenities, making them popular among families seeking more space and privacy.

Luxury villas represent the premium end of Ankara's property market, typically located in sought-after districts like Çankaya, İncek, and Gölbaşı. These properties come with private gardens, swimming pools, smart home technology, and high-end finishes, attracting affluent buyers and international investors.

Land plots are available for those interested in custom construction or commercial development, found in both urban expansion areas and suburban locations with good development potential.

New developments are indeed very common across Ankara, especially in central districts and expanding suburban areas. Many of these projects focus on energy-efficient features, modern amenities, and smart home technology to attract contemporary buyers.

How much did property prices cost in Ankara a few years ago, how much are they now, and what's the forecast for 2025?

Ankara property prices have experienced significant growth over the past few years, reflecting broader economic trends and strong demand.

In 2021, the average price per square meter for apartments in central Ankara was approximately TRY 7,200 (about $900 at the time), while properties outside the center averaged around TRY 5,000 ($625 per square meter). By 2023, these figures had jumped dramatically to TRY 36,000 ($1,200) in central areas and TRY 23,000 ($765) in outer districts.

As of June 2025, the average price per square meter across Ankara sits at approximately TRY 29,700 ($815), with premium areas like Çankaya commanding significantly higher prices. Luxury apartments and villas in prime locations typically range from $200,000 to $400,000, while middle-tier apartments fall between $90,000 and $200,000.

Market analysts predict continued nominal price growth of 15-25% annually through 2026, though real price appreciation may be moderated by ongoing inflation. The demand remains particularly strong for new constructions featuring energy-efficient designs and smart home technology.

It's something we develop in our Turkey property pack.

Is it smarter to buy or rent in Ankara right now, especially considering interest rates and property value trends?

The decision between buying and renting in Ankara depends significantly on your financial situation and long-term plans, with current market conditions favoring cash buyers.

Rental yields in central Ankara currently range between 8-10%, particularly strong in districts like Çankaya and Keçiören. With property prices rising faster than rental rates, investing in rental properties can provide substantial returns for those with available capital.

Mortgage interest rates in Turkey have reached extremely high levels, with annual rates up to 60%, making financing virtually impossible for most buyers. This situation has created a market dominated by cash purchases, particularly from foreign investors and affluent locals.

For potential buyers with cash available, purchasing property makes strong financial sense given the combination of capital appreciation potential and rental income opportunities. However, those requiring financing may find renting more practical in the current interest rate environment.

Property values are appreciating faster than rental costs, making ownership attractive for long-term investors who can benefit from both rental income and capital gains. Short-term residents or those needing mortgage financing should consider renting until interest rates normalize.

What are the most promising areas to buy in Ankara in 2025 — which ones are affordable, which are up-and-coming, and which are high-end, and what are the pros and cons of each?

Area Category	Districts/Neighborhoods	Pros	Cons
Affordable	Sincan, Mamak, Altındağ	Low entry prices, strong growth potential, good investment opportunities, improving infrastructure	Limited luxury amenities, longer commute times, less prestigious addresses
Up-and-Coming	Mamak (Gülveren), Etimesgut, Pursaklar	New developments, improving infrastructure, young families moving in, good value for money	Still developing amenities, may lack some services, future growth uncertain
High-End	Çankaya (Beytepe, Oran, Kızılay), İncek, Gölbaşı	Luxury properties, prime locations, embassy proximity, excellent amenities, prestige	High purchase prices, limited affordability for local market, higher maintenance costs
Central Business	Kızılay, Ulus, Çankaya center	High rental demand, excellent transport links, commercial opportunities	Higher noise levels, limited parking, older building stock
Suburban Premium	İncek, Gölbaşı, Oran	Modern developments, family-friendly, good schools, green spaces	Car dependency, distance from city center, higher utility costs
Student Areas	Near universities, Etimesgut	Steady rental demand, affordable prices, good transport	Seasonal vacancy risks, younger tenant demographic, noise issues
Embassy District	Çankaya diplomatic area	International community, high security, prestigious location	Very expensive, limited inventory, strict regulations

What's the cost of living like in Ankara in 2025 — including utilities, groceries, transport, and lifestyle?

Ankara offers a relatively affordable cost of living compared to other major international cities, making it attractive for both residents and investors.

Utilities for a standard 915 square foot apartment typically cost between TRY 3,400-4,600 ($110-150) monthly, covering electricity, heating, cooling, water, and garbage collection. This represents good value considering the quality of services provided.

Grocery expenses for a family of four average $300-400 monthly, with basic items like milk costing around $1, bread $0.80, and a dozen eggs approximately $2. Local markets offer fresh produce at competitive prices, while imported goods carry premium pricing.

Transportation costs remain very reasonable, with monthly public transit passes ranging from $8-15. Taxi services charge approximately $0.60 per kilometer, making them affordable for occasional use. The city's expanding metro and bus network provides excellent connectivity.

Lifestyle expenses include dining out at mid-range restaurants for about $34 for two people, while fast-food meals cost around $8. Entertainment options like cinema tickets, gym memberships, and cultural activities are reasonably priced compared to Western standards.

Housing costs vary significantly by location, with 3-bedroom apartments in the city center renting for approximately $1,000 monthly, while similar properties outside central areas rent for around $700. Overall, a family of four can expect monthly living costs (excluding rent) of about $2,300, while single individuals typically spend $650-700 monthly.

What's the actual process for buying property in Ankara step-by-step, especially for foreigners?

1. **Obtain a Foreigner Identification Number (YKN)** - This unique identifier is mandatory for all foreign property transactions in Turkey and must be obtained from local authorities before proceeding.2. **Open a Turkish Bank Account** - Required for making payments, handling taxes, and managing ongoing property-related expenses. Most major Turkish banks offer services specifically for foreign property buyers.3. **Find and Research Properties** - Use online platforms, local real estate agents, or direct property visits to identify suitable properties. Conduct thorough neighborhood research and property comparisons.4. **Sign Preliminary Contract and Pay Deposit** - Typically involves paying 5-10% of the purchase price as a deposit while legal due diligence is completed. Ensure all terms are clearly defined.5. **Conduct Comprehensive Due Diligence** - Verify title deeds, check for liens or legal issues, confirm zoning compliance, and ensure all permits are in order. Professional legal assistance is highly recommended.6. **Arrange Financing (if applicable)** - Given current high interest rates of up to 60%, most foreign buyers opt for cash purchases. If financing is needed, work with Turkish banks that offer foreign buyer programs.7. **Complete Final Sale at Land Registry** - Both buyer and seller (or their legal representatives) must be present at the Land Registry Office for the final transaction. All taxes and fees must be paid at this time.8. **Register Property and Complete Transfer** - Official registration transfers ownership and provides legal protection. Ensure all documentation is properly filed and registered.

Where do you go to find property listings in Ankara — which are the most reliable real estate agencies or online platforms?

Several reliable platforms and agencies provide comprehensive property listings for Ankara's real estate market.

Online platforms offer the most convenient starting point for property searches. Realtor.com provides international listings with detailed property information, while Properstar offers extensive Turkish property databases with advanced search filters. PropertyTurkey specializes in Turkish real estate with English-language support, and Turk.Estate provides local market expertise with international accessibility.

Local Turkish platforms like Sahibinden and Hurriyet Emlak offer the most comprehensive local listings, though they primarily operate in Turkish. These platforms often feature properties not available on international sites and provide direct contact with property owners.

Established real estate agencies include TRESMO, Propellty, and Wox Real Estate, all offering professional services with international experience. These agencies typically provide legal support, translation services, and comprehensive market guidance for foreign buyers.

When selecting agencies, always verify their credentials, read client reviews, and ensure they offer legal support throughout the purchase process. Reputable agencies should be licensed, have established local networks, and provide transparent fee structures.

It's something we develop in our Turkey property pack.

What kind of property can you get for different budgets in Ankara — say, under $100k, between $100k–$250k, and above?

Budget Range	Property Types Available	Typical Features
Under $100,000	Small apartments in outer districts, older buildings, studio flats	1-2 bedrooms, basic amenities, good transport links, renovation potential
$100,000 - $150,000	Modern 2-bedroom apartments, some townhouses in developing areas	Contemporary finishes, building amenities, parking, good neighborhoods
$150,000 - $200,000	3-bedroom apartments, modern complexes, some houses	Premium amenities, security, central locations, modern kitchens
$200,000 - $250,000	Large apartments, luxury complexes, townhouses, some villas	High-end finishes, gym/pool access, prime locations, parking
Above $250,000	Luxury apartments, villas, premium developments	Designer interiors, private gardens/pools, smart home features, prestigious addresses
Above $400,000	Luxury villas, penthouse apartments, diplomatic area properties	Premium locations, extensive amenities, high security, international standards
Investment Properties	Properties across all ranges suitable for rental income	High rental yield potential, good transport links, tenant demand areas

What are the most common mistakes people make when buying property in Ankara, and how can you avoid them?

Several critical mistakes can cost property buyers significant money and create legal complications in Ankara's real estate market.

Insufficient market and location research represents the most common error. Many buyers fail to visit properties in person or thoroughly research neighborhoods, leading to poor investment decisions. Always conduct on-site visits, research local amenities, transportation links, and future development plans before committing to any purchase.

Ignoring legal due diligence creates serious risks for property buyers. Working with reputable lawyers to verify title deeds, check for liens, confirm zoning compliance, and ensure all permits are valid is essential. Never skip professional legal assistance to save costs, as this often leads to much larger expenses later.

Underestimating additional costs beyond the purchase price catches many buyers unprepared. Factor in legal fees, taxes, maintenance costs, property management fees, and ongoing utilities when calculating total investment requirements. These additional costs can add 10-15% to the total purchase price.

Buying off-plan properties without adequate guarantees poses significant risks. While new developments can offer excellent value, ensure the developer has a solid reputation, proper permits, and completion guarantees before making deposits. Research the developer's track record and financial stability.

Failing to verify ownership or check for existing liens can result in legal complications after purchase. Always conduct comprehensive title searches and ensure all previous transactions are properly documented and legally sound.

What's life like as an expat living in Ankara — how's the community, safety, healthcare, infrastructure, and general quality of life?

Ankara offers an excellent quality of life for expatriates, combining modern amenities with rich cultural heritage and strong international community support.

The expat community in Ankara is well-established and diverse, particularly concentrated around diplomatic and business hubs like Çankaya and Oran. International organizations, embassies, and multinational companies create a vibrant expatriate network with regular social events, professional networking opportunities, and cultural activities.

Safety levels in Ankara are generally high, with low crime rates and strong police presence throughout the city. The city maintains good security standards, particularly in diplomatic and business districts, making it comfortable for international residents and their families.

Healthcare services include both excellent public and private options. Private healthcare is particularly popular among expatriates, with private doctor consultations costing approximately $46. Many international health insurance plans are accepted, and medical facilities meet international standards.

Infrastructure quality is high, featuring modern public transportation including metro and bus networks, well-maintained roads, and ongoing infrastructure improvement projects. Internet connectivity is reliable, and utility services are generally dependable throughout the city.

The overall quality of life includes access to good international schools, vibrant cultural scenes with museums and theaters, excellent restaurants representing various cuisines, and numerous recreational facilities. The city's central location provides easy access to other parts of Turkey and neighboring countries.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

If you want to rent out long-term, what are the best areas, who are your typical tenants, what are they looking for, and how much income and yield can you realistically expect?

Long-term rental markets in Ankara offer strong returns for property investors, with specific areas and tenant types providing optimal investment opportunities.

Central districts like Çankaya, Kızılay, and Oran represent the best areas for long-term rentals, offering rental yields between 8-10%. Up-and-coming neighborhoods such as Mamak and Etimesgut also provide good opportunities with slightly higher yields due to lower property acquisition costs.

Typical tenants include working professionals, embassy staff, international business personnel, university faculty, and local families. These tenant groups generally seek modern amenities, reliable utilities, good transportation connections, and proximity to business or educational centers.

Tenants prioritize properties with modern kitchens, reliable heating and cooling systems, parking availability, building security, and internet connectivity. Properties near metro stations or bus routes command premium rents due to transportation convenience.

Rental income varies by location and property type. Central Ankara properties typically generate $800-1,500 monthly for 2-3 bedroom apartments, while suburban properties rent for $600-1,000 monthly. Luxury properties in premium locations can achieve $1,500-2,500 monthly rental income.

Realistic rental yields range from 8-12% annually, with central areas providing lower yields but more stable tenant demand, while emerging neighborhoods offer higher yields with slightly more rental risk. Professional property management services typically charge 5-8% of rental income but ensure consistent tenant placement and property maintenance.

If you want to rent out short-term (like Airbnb), what areas work best, what are the regulations, what do guests expect, and what kind of income and return are we talking about?

Short-term rental opportunities in Ankara require careful consideration of regulations and market demands, but can provide higher returns than long-term rentals.

Central and tourist-friendly areas work best for short-term rentals, particularly neighborhoods near business districts, government buildings, major attractions, and transportation hubs. Areas like Çankaya, Kızılay, and Ulus attract business travelers, while neighborhoods near historical sites appeal to tourists.

Regulations for short-term rentals require obtaining proper licenses and building approvals, which can be challenging to secure. The Turkish government has implemented stricter controls on short-term rentals, requiring registration with local authorities and compliance with tourism regulations.

Guests expect modern amenities including reliable WiFi, air conditioning, fully equipped kitchens, clean linens, and 24-hour support. Business travelers particularly value proximity to offices, reliable transportation, and professional services, while tourists seek cultural attractions and dining options.

Income potential varies significantly by location and season. Well-positioned properties can generate $80-150 per night during peak periods, though occupancy rates fluctuate seasonally. Annual gross returns can reach 12-18% for optimally located and managed properties, though this requires active management and marketing efforts.

However, the regulatory environment makes short-term rentals less predictable than long-term rentals, and investors should factor in licensing costs, management complexity, and potential regulatory changes when considering this strategy.

It's something we develop in our Turkey property pack.

So, with all that in mind, is it actually worth buying property in Ankara in 2025 — whether to live in, rent out, or flip later for a profit?

Buying property in Ankara in 2025 represents a solid investment opportunity across multiple strategies, with strong fundamentals supporting both lifestyle and financial objectives.

For personal residence, purchasing makes excellent sense if you plan long-term stays and have cash available for purchase. Property values continue appreciating, quality of life is high, and the expatriate community provides strong support networks. The combination of modern amenities, cultural richness, and reasonable living costs creates an attractive lifestyle proposition.

Rental investment strategies offer compelling returns, with 8-10% annual yields in central areas and strong tenant demand from professionals, embassy staff, and international businesses. The steady influx of expatriates and growing business sector ensures consistent rental demand, while rising property values provide capital appreciation potential.

Property flipping opportunities exist but require careful timing and market knowledge. New developments in emerging neighborhoods and gentrifying areas offer good potential, though success depends on accurate market timing and renovation expertise. The current market's strong growth trajectory supports flipping strategies for experienced investors.

Cash buyers have significant advantages in the current market, avoiding the extremely high mortgage interest rates while benefiting from motivated sellers and good property selection. Foreign buyers can access the same opportunities as locals, with established legal frameworks protecting international property ownership.

The overall verdict strongly favors purchasing Ankara property in 2025 for investors with cash available, long-term residence plans, or rental income objectives. The combination of rising property values, strong rental yields, excellent quality of life, and favorable foreign ownership regulations creates a compelling investment environment.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Tekce Real Estate - Ankara Houses
2. Property Turkey - Ankara Apartments
3. Properstar - Ankara Flats
4. InvestRopa - Turkey Price Forecasts
5. InvestRopa - Ankara Real Estate Forecasts
6. Global Property Guide - Turkey Price History
7. Numbeo - Cost of Living Ankara
8. InvestRopa - Ankara Areas Guide
9. Properstar - Turkey Real Estate Guide
10. Realtor.com - Ankara International