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What will happen in Ankara’s real estate market? Will prices go up or down? Is Ankara still a hotspot for foreign investors? How is Turkey’s government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with notaries, real estate agents, and clients who buy properties in Ankara, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
1) Interest from foreign buyers in Dikmen will drop as they prefer newer developments
The real estate scene in Ankara is buzzing with a shift towards modern and sustainable properties.
Areas like Çankaya and Keçiören are catching the eye of foreign buyers, thanks to their upscale amenities and tech-savvy features. These neighborhoods are becoming the go-to spots for those looking to invest in Ankara.
Meanwhile, Dikmen is losing its charm for international investors. There's been a 40% drop in foreign property sales in Dikmen during the first eight months of 2023 compared to the same time last year. This shows that buyers are turning their attention to more contemporary areas.
People are now more interested in homes that are both eco-friendly and packed with technology. This trend is likely to stick around as the demand for sustainable living spaces grows. New residential projects in other parts of Ankara are being heavily promoted, drawing in more foreign interest.
Media outlets and real estate agents are singing the praises of these modern developments, highlighting their advanced lifestyle amenities. This buzz is making traditional areas like Dikmen less appealing to potential buyers.
With all the attention on these new developments, it's no wonder that foreign buyers are shifting their focus away from Dikmen, opting for areas that offer a more contemporary living experience.
Sources: Properstar, Antalya Development, Global Property Guide, Visit Turkey
2) Interest in properties near Ankara Esenboğa Airport will grow among foreign buyers due to better accessibility
Foreign buyers are showing increased interest in properties near the new Ankara Esenboğa Airport thanks to improved accessibility.
The airport has undergone a major transformation with TAV Airports investing €300 million to upgrade its infrastructure, including a new runway and traffic control tower. This means more direct flights and increased passenger traffic, making the area more appealing to international buyers.
In 2021, Ankara saw a notable rise in foreign property ownership, with 3,524 properties sold to foreigners. Even though there's been a general decline in foreign home purchases in Turkey, Ankara's appeal remains strong, especially among Russian buyers who led the market in 2023.
Historically, property values near major transportation hubs tend to rise as these areas become more desirable for living and investing. The development of Ankara Esenboğa Airport is expected to follow this trend, attracting more investors and driving up property values in the surrounding areas.
With the airport's expansion, the region is set to become a hotspot for foreign buyers, particularly those looking for convenient travel options. This is especially true for those who value easy access to international destinations.
As the airport continues to grow, the surrounding area is likely to see a surge in development, making it a prime location for investment. Improved airport facilities could further boost foreign interest in the region.
Sources: FlightsFrom, Global Property Guide, Future Travel Experience
Our team found this video showcasing the impact of improved accessibility near Esenboğa Airport on property interest.
3) Property values in Batıkent will drop as nearby areas offer newer amenities
In 2023 and 2024, there's been a noticeable boom in construction around Batıkent.
These new developments are catching the eye because they come with modern amenities that today's homebuyers love. People are drawn to homes that are not just new but also eco-friendly and tech-savvy, reflecting a shift in what buyers want.
Surveys show that more folks are leaning towards these newer areas, seeking a modern lifestyle that older neighborhoods like Batıkent struggle to offer. This shift is evident in the growing demand for homes in these up-and-coming regions.
When you look at property values, Batıkent is falling behind. In January 2024, the average home price in Batıkent was noticeably lower than in the newer developments nearby. This drop highlights how buyer interest is moving towards these fresh, modern areas.
For anyone considering buying property, it's clear that the surrounding areas are becoming more attractive, offering features that Batıkent can't compete with. The trend is undeniable, with newer developments gaining popularity and Batıkent seeing a decline.
Sources: Hürriyet Daily News, Properstar, Global Property Guide
4) Demand for affordable rentals near universities in Ankara will grow as more students move in
The influx of students to Ankara is set to drive demand for affordable rental properties near universities.
Ankara University alone has over 50,000 students, and with more international students enrolling, the need for housing is growing. This trend is not just about numbers; it's about the lifestyle students seek. Many prefer off-campus living for privacy and community-building features, which are increasingly important to them.
The city's population is also on the rise, with 5,550,000 people projected in 2025, a 1.33% increase from 2024. This growth isn't just about more people; it's about more students, which means more demand for housing. The commercial sector and universities are feeling the pressure to keep up with this demand.
Reports show that there's a shortage of housing near university campuses. This isn't just a minor inconvenience; it's a significant challenge for both students and property developers. The demand for off-campus housing is particularly high, as students look for places that offer more than just a bed to sleep in.
For those considering investing in property, this is a golden opportunity. The student housing market in Ankara is ripe for development, with a clear need for more affordable and appealing options. Understanding student preferences can give investors an edge in this competitive market.
As the city continues to grow, the demand for student housing will only increase. This is a trend that savvy investors should watch closely, as it offers both challenges and opportunities in the real estate market.
Sources: Macrotrends, Edurank, Booking Ninjas, CEIC Data
5) Foreign investors will show more interest in Sincan due to affordable property prices and growth potential
The Sincan district in Ankara is catching the eye of foreign investors due to its affordable property prices and growth potential.
In 2023, Sincan saw a 94.3% year-over-year increase in house prices, highlighting a growing interest in the area. This is happening even as property sales across Turkey are generally declining. Foreign investors are increasingly looking at Ankara's real estate, with a noticeable rise in home purchases by foreigners from 2013 to 2022. Sincan stands out because it offers more affordable options compared to Istanbul and Izmir, making it a smart choice for cost-conscious buyers.
Infrastructure is a big draw for Sincan. The Ankara-Sincan Organized Industrial Zone Railway Project, started in 2019, boosts the district's appeal by improving connectivity and logistics. This makes Sincan more attractive not just for residents but also for businesses and investors. The Turkish government is also making it easier for foreigners to invest by easing citizenship requirements through property purchases, which has further fueled interest in the area.
These developments are turning Sincan into a hotspot for international buyers. The district's combination of affordable prices and strategic location is hard to beat. As more infrastructure projects come to life, Sincan's potential continues to grow, making it a promising investment opportunity.
For those looking to invest in Turkey, Sincan offers a unique blend of affordability and growth potential. The district is not just a place to buy property; it's a place where your investment can grow as the area develops. With ongoing projects and government incentives, Sincan is poised to become a key player in Turkey's real estate market.
Investors are taking note of Sincan's strategic advantages and future prospects. As the district continues to develop, it offers a compelling case for those looking to invest in Turkey's real estate market.
Sources: Imajaltyapi, Global Property Guide
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6) Investment properties for tourists in Ankara will decrease due to stricter short-term rental regulations
Stricter regulations on short-term rentals in Ankara are shaking up the property market.
In cities like New York, similar rules in 2023 led to a significant drop in short-term rental listings. These changes made it tough for investors, with new laws capping rental durations and hiking compliance costs. Now, Ankara is following suit, and investors are feeling the pinch.
Since Ankara's announcement, there's been a noticeable dip in new short-term rental registrations. Investors are wary, put off by the extra red tape and costs. Surveys show a clear drop in interest, with many worried about the financial hit from these new rules.
Property owners in Ankara now need permits from the Ministry of Culture and Tourism, plus a permit plaque, and they must pay more taxes. These rising compliance costs are squeezing profits, making short-term rentals less appealing. Media reports highlight the hurdles, from permit hassles to potential fines.
For those eyeing the property market in Ankara, it's crucial to understand these changes. The new regulations are reshaping the landscape, and investors are adjusting their strategies. The focus is shifting away from short-term rentals, as the tourism market feels the impact.
As the dust settles, the property scene in Ankara is evolving. Investors are exploring other opportunities, moving away from the short-term rental game. The regulatory environment is a game-changer, and those in the market need to stay informed.
Sources: Short Term Rentalz, Truss Financial Group, Timondro
7) Demand for smaller, efficient living spaces in Ankara will grow as minimalism becomes more popular
Minimalism is reshaping Ankara's housing market, with a growing preference for smaller, efficient living spaces.
In Ankara, there's a noticeable rise in demand for studio apartments, which now make up nearly 30% of the rental market. These compact spaces are attracting attention, with rental prices ranging from 12,871 TRY to 139,617 TRY. This trend highlights a significant interest in living more simply and efficiently.
People are also investing in multifunctional furniture like wall beds and transforming tables, which are perfect for maximizing space in smaller homes. These pieces are especially popular in compact living environments, allowing residents to make the most of their available space. Consumer surveys show a growing preference for minimalist lifestyles, driven by a desire for simplicity and sustainability.
The popularity of tiny homes and micro-apartments further reflects this trend, as these spaces are designed to be both compact and energy-efficient. Architectural trends in Ankara are also shifting towards designs that favor efficient use of space, incorporating multifunctional furniture and storage solutions to enhance the utility of smaller living areas.
Architectural designs in Ankara are also evolving, focusing on efficient use of space. Homes now often feature multifunctional furniture and smart storage solutions to make the most of every square meter. This shift is not just about aesthetics; it's about creating practical, livable spaces that cater to modern needs.
Sources: Nestpick, Resource Furniture, Fine Creek Realty
8) Demand for smart homes in Ankara will grow as more tech-savvy young adults seek tech-integrated properties
Ankara's young adults are increasingly tech-savvy, driving up demand for smart homes.
In Turkey, digital literacy is on the rise, and more people are embracing smart technologies. This trend is highlighted in the OECD Digital Government Review of Türkiye, which shows how the government's push for digital transformation is shaping preferences for tech-integrated homes.
The Turkey Smart Home and Kitchen Appliances Market report reveals that consumer preferences are shifting, with significant market growth. Initiatives like the National Energy Efficiency Action Plan are also playing a role, suggesting that young, tech-savvy individuals are behind the surge in demand for smart home devices.
Ankara is buzzing with tech startups and innovation hubs, creating a vibrant ecosystem that encourages the adoption of new technologies. This environment is perfect for young adults who are increasingly interested in tech-integrated living spaces.
While specific numbers aren't available, the presence of these startups and hubs indicates a strong trend towards innovation. This is fostering a culture where smart home solutions are becoming more popular among the younger generation.
As more young adults in Ankara become tech-savvy, the demand for smart homes and tech-integrated properties is expected to grow, driven by their preference for modern, connected living.
Sources: 6Wresearch, OECD Digital Government Review of Türkiye
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
9) Demand for senior-friendly housing in Ankara will grow as the population ages
Ankara's aging population is driving a need for more accessible and senior-friendly housing.
In Turkey, the number of older adults is growing, with the median age reaching 44.5 years in 2023. This trend is evident in Ankara, where more seniors are seeking homes that cater to their needs. As people live longer, with life expectancy now at 77.3 years, the demand for suitable housing is increasing. This shift is reshaping the housing market, as older adults prefer communities with amenities that support their lifestyle.
The senior housing industry in Turkey is evolving, reflecting the rising demand for specialized care services. This change is driven by seniors' preferences for accessible living spaces. The real estate market is responding, with a notable 40% increase in the absorption rate for senior housing in early 2024. This surge highlights the growing interest in homes designed for an aging population.
Despite this interest, there's a noticeable gap between supply and demand, especially for those aged 80 and above. This gap underscores the urgent need for new developments that align with the preferences of older adults. The market is ripe for investment in senior-friendly housing, as the current offerings fall short of meeting the needs of this demographic.
As Ankara's population continues to age, the demand for housing that accommodates seniors will only grow. Developers and investors have a unique opportunity to address this need by creating communities that offer both accessibility and comfort. The future of Ankara's housing market lies in its ability to adapt to the changing demographics and provide solutions that cater to its aging residents.
Sources: Eurostat, Anadolu Agency, NIC MAP Vision
10) Health-conscious buyers will be more interested in certain Ankara districts as air quality improves
Air quality in Ankara has improved significantly, making some districts more attractive to health-conscious buyers.
With cleaner air, sales of air purifiers have surged, showing that people are more aware of the health risks of pollution. This shift in consumer behavior highlights a growing demand for healthier living environments.
In 2023, surveys showed that people prefer living in areas with better air quality due to health benefits like fewer respiratory issues. This preference is influencing the real estate market, where properties in cleaner districts are seeing a rise in value.
For those considering buying property in Ankara, it's worth noting that districts with improved air quality are becoming hotspots for buyers who prioritize health. This trend is not just about cleaner air but also about a lifestyle choice that values well-being.
As the city continues its efforts to reduce pollution, certain neighborhoods are gaining popularity among those looking for a healthier place to live. This shift is reshaping the real estate landscape, making these areas more desirable.
Investing in property in these cleaner districts could be a smart move, as the demand for healthier living spaces is on the rise. Buyers are increasingly looking for homes that offer not just comfort but also a healthier environment.
Sources: Ankara Air Pollution Data, Turkey Air Purifier Market Report, Issues in Urban Air Pollution - Ankara Diagnostic Report
11) Demand for modern apartments in Ankara will grow as more young professionals move to the city
Ankara is drawing in young professionals like never before.
In 2023, the city saw a noticeable increase in population, mainly due to internal migration of young professionals. This trend is largely fueled by the 20-24 age group, eager to find opportunities in urban settings.
Ankara's charm is boosted by its booming tech and service industries. Thanks to the Turkish government's "Digital Turkey" initiative, the city is becoming a hotspot for high-paying tech jobs in areas like AI and cybersecurity. This is a major attraction for young professionals seeking career growth and modern living.
Additionally, Ankara's universities, such as Ankara University, are a big draw for students. Many of these students eventually join the workforce as young professionals, adding to the city's appeal. The combination of a strong educational environment and a growing job market makes Ankara a prime spot for career starters.
Sources: Turkish Statistical Institute (TurkStat), Tech Sector Growth in Turkey, Ankara University Information
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12) Property values in Mamak will rise significantly as urban renewal projects reshape the area
The Mamak area in Ankara is buzzing with urban renewal projects that are transforming the neighborhood.
These projects are drawing in substantial investment, which usually means property values are on the rise. As more money flows in, Mamak's infrastructure and charm are getting a boost, making it a hot spot for potential homeowners.
With the new Ring Road and organized residential areas, Mamak is becoming more connected. This improved accessibility makes commuting a breeze and adds to the area's appeal, often leading to higher property values.
Looking at other cities like Izmir, where property values jumped by 77.2% year-over-year in October 2023, Mamak could see similar growth. These urban renewal projects are setting the stage for a property boom.
As Mamak continues to evolve, the neighborhood is becoming a more desirable place to live. The ongoing developments are not just about new buildings but about creating a vibrant community.
Investors and homebuyers are taking note, as the changes in Mamak are expected to significantly impact property values. The transformation is making waves, and the future looks promising for this part of Ankara.
Sources: MDPI, Typeset.io, Global Property Guide
13) Rental prices in Gölbaşı will drop as luxury developments flood the market
The Gölbaşı region is buzzing with new luxury villa projects, featuring stunning lake views and private gardens.
With an oversupply of high-end properties, the luxury rental market here might soon feel the squeeze. This is reminiscent of what happened in the U.S., where Class A luxury apartments saw a surge in supply, leading to more vacancies and lower rents.
Take Austin, TX, for example. The city experienced a 14.1% vacancy rate in its luxury market, meaning there were more apartments than renters. Gölbaşı could see a similar pattern as more luxury developments pop up.
As these new properties flood the market, rental prices are likely to drop due to increased competition. This could be a great opportunity for potential renters looking for a deal in a high-end area.
For those considering buying property in Gölbaşı, it's worth noting that the influx of luxury developments might affect property values and rental yields. Keeping an eye on market trends could be beneficial.
Investors and renters alike should watch how the market adjusts to this new supply, as it could offer unique opportunities or challenges depending on your perspective.
Sources: Le Figaro Properties, RealPage Analytics, Apartments.com
14) Rental yields in Altındağ will rise significantly as more students and young professionals move in
The Altındağ district in Ankara is becoming a hotspot for students and young professionals, leading to a notable rise in rental yields.
With universities like Ankara Medipol University expanding rapidly since 2018, there's been a surge in student enrollment, which naturally boosts housing demand in Altındağ. This influx of students is a key driver for the area's growing appeal.
As more students and young professionals flock to Ankara, the demand for affordable housing is skyrocketing. Landlords and developers are catching on, likely to raise rental prices to tap into this increased interest. New educational institutions popping up in Altındağ only add fuel to this trend, attracting even more renters.
Improved public transportation links have made Altındağ more accessible, enhancing its appeal to potential renters. This ease of commuting is a big draw, contributing to the rising rental yields in the area. Plus, any government or municipal efforts to revitalize Altındağ can make it even more desirable, further boosting rental prospects.
Altındağ's transformation is not just about education and transport; it's about becoming a vibrant community. As the district evolves, it becomes a more attractive place to live, which in turn drives up rental yields.
For anyone considering investing in property, Altındağ offers a promising opportunity. The combination of educational growth, improved infrastructure, and strategic revitalization efforts makes it a prime location for rental investments.
Sources: Directly Education, Global Property Guide
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.