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
Turkey's property market in 2025 presents a compelling opportunity for both investors and those looking to relocate, with stabilizing prices after years of volatility and strong rental yields averaging 7.4% nationwide. The market has shifted from a seller's to a more balanced, buyer-friendly environment, offering everything from affordable apartments in emerging districts to luxury villas in coastal resorts.
If you want to go deeper, you can check our pack of documents related to the real estate market in Turkey, based on reliable facts and data, not opinions or rumors.
Turkey's real estate market offers diverse opportunities with average property prices at $113,000 nationwide and rental yields up to 10% in some districts, making it attractive for both investment and residence.
The market has stabilized after explosive growth, with better negotiation opportunities and a citizenship investment threshold of $400,000.
| Property Type | Price Range (USD) | Best Locations | Rental Yield |
|---|---|---|---|
| Studio/1-bed Apartments | $50,000 - $150,000 | Esenyurt, Kartal, Antalya | 7-10% |
| 2-3 bed Apartments | $100,000 - $300,000 | Istanbul districts, Izmir | 6-8% |
| Luxury Apartments | $300,000 - $800,000 | Beşiktaş, Şişli, Bodrum | 5-7% |
| Villas | $200,000 - $1M+ | Bodrum, Antalya, Fethiye | 4-8% |
| Commercial Properties | $150,000 - $2M+ | Istanbul, Ankara, Antalya | 8-12% |
| Land for Development | $30,000 - $500,000 | Emerging suburbs, coastal areas | Variable |
| New Developments | $80,000 - $600,000 | Major cities, resort areas | 6-9% |
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Spot Blue - International Real Estate Agency
What types of properties can you buy in Turkey right now?
Turkey's real estate market offers an extensive range of property types to suit different budgets and investment goals as we reach mid-2025.
Apartments remain the most popular choice, ranging from compact studio units starting around $50,000 in emerging districts to luxury penthouses exceeding $800,000 in prime Istanbul locations like Beşiktaş and Şişli. These properties are available in both established city centers and growing coastal resort areas.
Villas represent another significant segment, particularly popular in suburban areas, coastal regions, and resort destinations like Bodrum and Antalya. These standalone houses typically feature private gardens and pools, with prices ranging from $200,000 for modest properties in secondary locations to over $1 million for luxury waterfront estates.
Land plots for development are increasingly available, especially in up-and-coming areas and rural regions where prices start as low as $30,000 for smaller parcels. New developments featuring modern amenities like smart home technology, eco-friendly designs, and comprehensive facilities including pools, gyms, and security systems are prevalent in major cities and resort areas.
Commercial properties including offices, retail spaces, and hotels are particularly active in major cities like Istanbul, Ankara, and tourist destinations throughout the country.
Should you rent or buy in Turkey in 2025?
The decision between renting and buying in Turkey depends heavily on your personal circumstances and long-term plans.
Renting offers significant flexibility with lower upfront costs and no maintenance responsibilities, making it ideal for expats, remote workers, or anyone uncertain about their long-term commitment to Turkey. However, rental costs are rising sharply across the country, with forecasts suggesting increases of up to 50% in 2025, particularly in major cities like Istanbul and Ankara.
Buying becomes the smarter choice for those planning to stay long-term, seeking investment returns, or pursuing Turkish citizenship through the investment program. Property ownership offers stability, potential capital appreciation, and the opportunity to generate rental income. As of June 2025, buyers who can pay in foreign currencies benefit from hedging against Turkish lira depreciation while accessing a market with strong rental yields averaging 7.4% nationwide.
For short-term stays or those prioritizing flexibility, renting remains the better option. For stability, investment potential, or citizenship goals, buying presents compelling advantages, especially given the current buyer-friendly market conditions.
It's something we develop in our Turkey property pack.
How have property prices changed in Turkey and what's the forecast?
Turkey's property market has experienced dramatic price movements over recent years, with the current landscape showing signs of stabilization.
The market saw explosive nominal price growth of 151% in 2022, 83% in 2023, and approximately 32% in 2024-2025. However, when adjusted for inflation, real property prices actually declined by around 7% in 2025, making properties more affordable in purchasing power terms despite higher nominal prices.
As of June 2025, the average home price stands at approximately $113,000 nationwide, or $869 per square meter. Regional variations are significant, with Istanbul averaging $1,301 per square meter, Ankara at $748 per square meter, and Antalya at $1,097 per square meter.
The forecast for the remainder of 2025 and beyond suggests continued moderate nominal price increases of 5-10% in major markets like Istanbul, but real growth will depend heavily on inflation trends. The market is stabilizing into a more balanced environment with reduced volatility compared to the extreme fluctuations of previous years.
This stabilization creates better opportunities for buyers to negotiate and find value, particularly in comparison to the seller's market conditions that dominated 2022-2023.
What are the current trends in Turkey's real estate market?
Turkey's real estate market in 2025 is characterized by strong domestic demand and evolving buyer preferences.
Sales volumes have increased by over 20% year-on-year, driven primarily by domestic buyers as foreign purchases have dropped to just 1.6% of total sales. This decline in foreign investment is largely attributed to the increased citizenship investment threshold of $400,000, which has reduced speculative international buying.
Rental yields remain exceptionally strong across the country, with nationwide averages of 7.4%. Istanbul delivers 7.3% average yields, Ankara achieves 8.3%, and Antalya offers 5.7%, with some districts exceeding 10% gross rental returns. Modern developments increasingly feature smart home systems, eco-friendly materials, and minimalist designs to meet evolving buyer preferences.
The market has shifted from a seller's to a buyer-friendly environment, with increased inventory providing better negotiation opportunities. This trend is expected to continue through 2025, creating favorable conditions for property purchases.
Sustainable and technology-integrated developments are becoming standard, reflecting growing demand for energy-efficient properties with modern amenities.
How does the property buying process work for foreigners?
The property purchase process in Turkey follows a structured approach that typically takes 4-8 weeks to complete.
Begin with thorough market research to identify your preferred region, property type, and budget, working with reputable agents and platforms. Once you've selected a property through visits or virtual tours, negotiate terms and pay a reservation deposit of $1,000-$5,000 to secure the property.
Due diligence is critical and involves verifying the title deed (TAPU), checking for outstanding debts or encumbrances, ensuring all construction permits are valid, and obtaining a professional valuation report. Hire a solicitor specializing in Turkish real estate law and prepare necessary documents including passport, tax number, and insurance.
Contract signing requires a bilingual agreement, payment of the balance, and settlement of taxes and fees. The title deed fee is 4% of the purchase price, split equally between buyer and seller. Finally, register the property at the Land Registry Office to receive your TAPU (title deed).
For citizenship applicants, investments of at least $400,000 require holding the property for three years. The entire process demands careful attention to legal requirements and professional guidance to avoid common pitfalls.
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Who is buying property in Turkey these days?
Turkey's property market attracts a diverse mix of buyers, with domestic residents still comprising the majority of purchases.
Local Turkish residents remain the primary buyers, particularly in major cities where they seek both primary residences and investment properties. Foreign buyers, while reduced to 1.6% of total sales, are led by Russians as the top international purchasers, followed by Iranians, Iraqis, Germans, and other Europeans, with demand concentrated in Istanbul, Antalya, and Mersin.
Expats and remote workers are increasingly attracted to Turkey's lifestyle offerings, affordability compared to Western Europe, and digital nomad-friendly policies. European retirees, especially from Germany and the UK, along with Russian retirees, are actively seeking coastal and resort properties for their retirement years.
Investment buyers, both local and international, focus on properties offering strong rental yields, capital appreciation potential, and citizenship opportunities. The investor segment particularly targets high-yield areas and properties eligible for the citizenship by investment program.
Each buyer group has distinct preferences, with retirees favoring coastal areas, investors focusing on urban rental markets, and expats seeking lifestyle properties in culturally rich locations.
What are the best reasons to invest in Turkish property?
Turkish real estate offers compelling investment advantages that make it attractive for both income and capital growth strategies.
Property prices remain competitive compared to European markets, with similar coastal properties costing 30-50% less than equivalent options in Spain, Greece, or France. Rental yields are exceptionally strong, averaging 7.4% nationwide with some districts achieving over 10%, significantly higher than most European markets.
The citizenship by investment program allows qualifying investors who spend at least $400,000 to obtain Turkish citizenship within 3-6 months, providing EU candidacy benefits and visa-free travel to many countries. Turkey's strategic location between Europe and Asia, combined with ongoing infrastructure development including new airports, metro lines, and transport links, supports long-term property value appreciation.
However, investment may not make sense if you need short-term flexibility, as rental income and capital gains are denominated in Turkish lira, which can depreciate against major currencies. Those seeking rapid capital appreciation should note that real inflation-adjusted gains have been negative recently due to high inflation rates.
Risk-averse investors concerned about currency fluctuations might find the volatility challenging, despite the strong underlying rental yields and market fundamentals.
What can you realistically buy with different budgets?
Turkey's property market offers options across a wide range of budgets, though realistic expectations are important for each price tier.
| Budget Range | Property Options | Typical Locations |
|---|---|---|
| Under $50,000 | Limited options, rural properties, small studios | Remote areas, older buildings |
| $50,000 - $100,000 | Studio to 1-bedroom apartments | Secondary cities, Istanbul outskirts |
| $100,000 - $200,000 | 1-2 bedroom apartments, small villas | Emerging Istanbul districts, Antalya, Izmir |
| $200,000 - $400,000 | Larger apartments, mid-range villas | Good city locations, coastal resorts |
| $400,000+ | Luxury properties, citizenship eligibility | Prime Istanbul, Bodrum, Antalya |
The $100,000-$200,000 range offers the best value proposition, providing access to quality apartments in emerging Istanbul districts like Kartal and Beylikdüzü, or coastal properties in Antalya and Izmir. Properties above $400,000 qualify for citizenship investment, opening premium locations in Beşiktaş, Şişli, Bodrum, and other high-end areas.
Budget considerations should include additional costs like taxes, legal fees, and renovation expenses, which typically add 8-12% to the purchase price.
Which areas in Turkey are best for investment?
Turkey offers distinct investment opportunities across different market segments, each with unique advantages and considerations.
Affordable areas like Esenyurt in Istanbul, Kartal, and Mersin provide lower entry prices with significant growth potential and strong rental demand from local workers and students. These areas benefit from ongoing infrastructure development but may experience slower appreciation and less prestige.
Up-and-coming neighborhoods including Kartal, Beylikdüzü, and Başakşehir in Istanbul are benefiting from major infrastructure projects like new metro lines and urban regeneration programs. These areas offer rising property values and improved connectivity but carry some market risk as development continues.
High-end zones like Beşiktaş, Şişli, and Kadıköy in Istanbul, plus Bodrum and Lara in Antalya, command premium prices but deliver prestige, strong rental yields, and excellent resale value. Competition is higher and prices are elevated, but these areas provide stability and consistent demand.
It's something we develop in our Turkey property pack.
For rental investment, Istanbul's central districts offer year-round demand, while Antalya's coastal areas like Konyaaltı can achieve 8-15% yields through short-term holiday rentals. Emerging markets in Izmir, Bursa, and Mersin provide good value with rising demand as these cities expand.
What are the biggest mistakes when buying property in Turkey?
Several critical errors can cost buyers significantly in Turkey's property market, but all are avoidable with proper preparation.
1. **Skipping due diligence** is the most costly mistake - always verify title deeds, construction permits, and legal status before purchasing. Many buyers have lost money on properties with unclear ownership or illegal construction.2. **Not using reputable professionals** leads to legal complications and financial losses. Work exclusively with licensed real estate agents and hire an independent lawyer specializing in Turkish property law to review all contracts.3. **Overpaying for off-plan projects** without understanding completion risks or market conditions. New developments can face delays, quality issues, or market changes, making resale properties often better value with immediate rental potential.4. **Ignoring earthquake safety standards** is dangerous and financially risky, especially in Istanbul. Avoid older buildings that don't meet modern seismic standards, which could face mandatory demolition or expensive retrofitting.5. **Falling for too-good-to-be-true deals** often indicates fraud or properties without proper documentation. Always verify all documentation and visit properties before purchasing.Understanding Turkish rental laws is also crucial, as long-term tenants have strong legal protections and rent increases are government-capped, affecting investment returns if not properly planned.
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.
Where should you invest for long-term rentals?
Long-term rental investment in Turkey targets steady income through residential tenancies, with several cities offering excellent opportunities.
Istanbul remains the top choice for long-term rentals, particularly districts like Kadıköy, Şişli, and emerging areas like Kartal and Beylikdüzü. The city attracts diverse tenants including professionals, students, expats, and families seeking proximity to business districts, universities, and transport links. Expected gross rental yields in Istanbul average 7.3%, with some districts achieving higher returns.
Ankara offers strong yields averaging 8.3% due to its status as the capital, attracting government workers, university students, and professionals. Izmir, Turkey's third-largest city, provides good rental demand from its growing business sector and port activities. Antalya serves both tourism workers and year-round residents, though yields average 5.7% due to higher property prices.
Tenants typically seek modern, well-maintained properties near transport links, shopping centers, schools, and healthcare facilities. A $100,000 apartment in Istanbul can generate $6,000-$8,000 annually in gross rental income, while similar properties in Ankara or Izmir might achieve $7,000-$9,000 due to lower purchase prices.
Successful long-term rental investment requires understanding local tenant preferences, legal requirements, and market dynamics in each specific area.
What about short-term rental investment opportunities?
Short-term rental investment in Turkey targets the tourism and business travel markets, with specific areas offering exceptional returns.
Antalya's tourist districts, particularly Konyaaltı and Lara, represent the strongest short-term rental markets with potential yields of 8-15% during peak seasons. Bodrum and Alanya also attract significant holiday rental demand from both domestic and international tourists. Istanbul's city center offers opportunities for business travelers and tourists, though competition is intense.
Target guests include international tourists, domestic holiday makers, business travelers, and digital nomads seeking temporary accommodation. Properties near beaches, historical sites, business districts, and transport links perform best, with furnished apartments and villas commanding premium rates.
However, short-term rentals face significant regulatory challenges in Turkey. Municipal licenses are required, and building approval from all residents is often necessary—frequently difficult to obtain in residential complexes. Many buildings explicitly prohibit short-term rentals in their bylaws.
It's something we develop in our Turkey property pack.
Returns can be substantial during peak season, but properties may remain vacant during off-peak periods, and ongoing management, marketing, and maintenance costs reduce net yields. Always verify local regulations and building permissions before investing in short-term rental properties.
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.
Turkey's property market in 2025 offers compelling opportunities for both investors and residents, with stabilized prices, strong rental yields, and a buyer-friendly environment replacing the volatility of recent years.
Success requires thorough research, professional guidance, and understanding of local regulations, but the potential for both income generation and lifestyle enhancement makes Turkish real estate an attractive proposition for those willing to do their homework.
Sources
- Properstar Turkey Real Estate Guide
- Global Property Guide Turkey
- Daily Sabah Housing Prices Report
- Tranio Turkey Property Prices
- LinkedIn Turkey Market Trends
- Deal Turkey Buying Guide
- Global Citizen Solutions Turkey
- Terra Real Estate Market Analysis
- LinkedIn Turkey Investment Opportunities
- InvestRopa Antalya Guide