Should I buy after earthquake in Turkey?

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 countries

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 Istanbul, Ankara, 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.

Fact-checked and reviewed by our local expert

✓✓✓

Laurence Rapp 🇬🇧

Sales representative at Spot Blue - International Real Estate Agency

Laurence knows Turkey's real estate market inside out and is passionate about matching clients with the right property. At Spot Blue, he's here to help you find your dream home or investment in Turkey, from stunning coastal villas to vibrant city apartments.

What is the current state of Turkey's property market after the earthquakes?

Turkey's residential property market in September 2025 is experiencing a correction phase rather than a complete crash, with significant regional variations following the devastating 2023 earthquakes.

Nationwide property prices continue rising at 12-32% annually, though growth is slowing compared to the overheated 2021-2023 period. Major cities like Istanbul show 15-16% annual increases, with average prices reaching $1,520 per square meter. Izmir follows at approximately $1,112 per square meter, while Ankara averages $815 per square meter.

The market is becoming increasingly stratified based on earthquake resilience. Properties with modern construction and earthquake-resistant features maintain stronger value appreciation, while older buildings in high-risk areas face significant markdowns. Transaction volumes remain elevated despite the challenges, indicating continued demand for well-located, structurally sound properties.

As of September 2025, the nationwide average property price stands at $825-$988 per square meter, representing a substantial increase from pre-earthquake levels. However, this growth masks considerable regional disparities that directly correlate with seismic risk and infrastructure damage levels.

Which regions in Turkey are most affected by earthquake damage?

Southern and southeastern Turkey bore the brunt of the 2023 earthquake devastation, with specific provinces showing dramatically different levels of impact and recovery.

Province	Damage Level	Price Impact (Annual)
Hatay	Severe - up to 50% of homes destroyed	+84% price increase
Kahramanmaraş	Severe - widespread destruction	+65% price increase
Kilis	Severe - major infrastructure damage	+84% price increase
Gaziantep	Moderate to severe - partial destruction	+45% price increase
Balıkesir	Recent damage (August 2025)	Price volatility expected
Adıyaman	Severe - ongoing rebuilding	+55% price increase
Şanlıurfa	Moderate - selective damage	+35% price increase

Balıkesir province in northwestern Turkey experienced additional seismic activity in August 2025, with dozens of structures collapsing and extensive repair work currently underway. This recent damage adds another layer of complexity to the regional property market dynamics.

How can I assess infrastructure and building damage in my target area?

Comprehensive infrastructure assessment requires examining both visible damage and underlying structural integrity through multiple data sources and professional evaluations.

Contact local municipal authorities for official damage reports and infrastructure repair schedules. Many affected districts maintain publicly accessible databases detailing building-by-building assessments conducted since 2023. Request documentation showing water, electricity, gas, and telecommunications infrastructure status in your target neighborhood.

Hire a certified structural engineer familiar with Turkey's updated seismic safety standards to conduct a thorough property inspection. Focus on foundation integrity, load-bearing wall conditions, and compliance with post-2023 building codes. Pay particular attention to buildings constructed before 1999, when Turkey's earthquake regulations were significantly less stringent.

Review neighborhood-level rebuilding progress by examining municipal reconstruction plans and timelines. Areas with completed infrastructure upgrades typically offer better long-term investment prospects than districts still awaiting major repairs. Cross-reference this information with insurance company risk assessments, which often provide detailed area-specific damage evaluations.

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

How do I verify a property's structural safety and earthquake resistance?

Verifying structural safety requires professional inspection combined with documentation review, especially for properties built before Turkey's enhanced building codes took effect.

1. **Professional Structural Assessment** - Hire a licensed structural engineer certified in Turkish seismic standards to conduct a comprehensive inspection including foundation analysis, structural integrity evaluation, and compliance verification with current building codes. 2. **Building Code Compliance Documentation** - Request certificates showing compliance with post-2023 earthquake regulations, including soil analysis reports, structural calculations, and materials specifications that meet enhanced seismic resistance requirements. 3. **Construction History Review** - Examine building permits, construction records, and any retrofit documentation to understand the property's structural evolution and verify that major renovations followed updated safety standards. 4. **Insurance and Legal Disclosures** - Review mandatory earthquake insurance documentation and legal disclosures that became required after 2023, which often include structural safety assessments and risk evaluations. 5. **Neighborhood Safety Comparison** - Compare the target property's construction quality with neighboring buildings that performed well during recent earthquakes, particularly focusing on similar-aged structures that demonstrated resilience.

Properties built or significantly renovated after 2023 generally offer superior earthquake resistance due to Turkey's dramatically enhanced building standards. However, even older buildings can achieve acceptable safety levels through proper retrofitting and structural upgrades.

What major repairs and improvements have been completed in earthquake-affected areas?

Turkey has undertaken massive reconstruction efforts since 2023, with over 7 million residential units scheduled for seismic upgrades or complete rebuilding by 2030.

Government-led infrastructure projects focus on reinforcing critical systems including transportation networks, utilities, and emergency services. The Ministry of Environment, Urbanization and Climate Change coordinates reconstruction efforts with standardized safety protocols across all affected regions. Major highways, airports, and port facilities in earthquake zones have received priority funding for structural improvements.

Private sector rebuilding accelerated significantly in 2024-2025, driven by tax incentives and low-interest government loans for earthquake-resistant construction. Construction companies specializing in seismic-resistant techniques have expanded operations throughout affected provinces, creating a competitive market for high-quality rebuilding services.

Neighborhood-level improvements vary dramatically by location and local government efficiency. Well-managed districts in cities like Gaziantep have completed comprehensive utility upgrades, road reinforcement, and emergency preparedness systems. However, rural areas and smaller municipalities often lag behind urban centers in reconstruction completion rates.

Documentation of completed repairs should be readily available from property owners, municipal authorities, and construction companies involved in the work. Verify completion certificates and inspect the quality of repair work before making purchase decisions.

What government support and rebuilding aid is available for property buyers?

The Turkish government allocated $17 billion in its 2025 budget specifically for earthquake recovery and reconstruction efforts, with additional international funding from major development institutions.

Direct financial support includes low-interest reconstruction loans available to property buyers purchasing damaged buildings for renovation or replacement. Interest rates for these loans typically range from 2-4% annually, significantly below commercial mortgage rates. Buyers must demonstrate compliance with updated building codes and use certified construction companies to qualify for this financing.

Tax incentives provide substantial savings for earthquake-zone property investments. Value-added tax exemptions apply to new construction and major renovations in designated earthquake recovery areas. Property tax reductions of up to 50% are available for the first five years after completion of seismic upgrades or new construction meeting enhanced safety standards.

International aid organizations, including the World Bank and European Bank for Reconstruction and Development, provide additional funding channels for large-scale infrastructure projects. These investments improve overall area attractiveness and long-term property values through enhanced transportation, utilities, and emergency services.

Municipal-level support varies significantly by location, with some cities offering expedited permitting processes, reduced fees, and additional incentives for earthquake-resistant construction. Research specific local programs in your target area before making investment decisions.

How are property values changing in post-earthquake Turkey?

Property values show extreme regional variation, with earthquake-affected provinces experiencing dramatic price increases due to reduced supply, while safer areas maintain more moderate growth patterns.

Hardest-hit provinces like Hatay and Kilis recorded annual price increases reaching 84%, primarily driven by severe housing shortages as displaced populations compete for limited habitable housing stock. These dramatic increases reflect supply-demand imbalances rather than improved property quality or investment attractiveness.

Major metropolitan areas maintain steadier appreciation rates of 15-16% annually, with Istanbul residential properties averaging $1,520 per square meter and Izmir reaching approximately $1,112 per square meter. These cities benefit from population migration from earthquake-affected areas while maintaining relatively stable housing supply.

The market increasingly values earthquake resistance as a primary pricing factor. Properties with verified seismic safety features command 20-30% premiums over comparable older buildings without retrofitting. New construction meeting enhanced building codes typically achieves 15-25% higher prices than pre-earthquake market levels.

Coastal areas like Antalya and Bodrum, with lower seismic risk profiles, continue attracting international investment despite overall market volatility. These regions show sustained demand from both domestic and foreign buyers seeking earthquake-safe investment opportunities within Turkey's property market.

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

What new building codes and earthquake safety regulations are now required?

Turkey implemented comprehensive building code reforms in 2023, establishing some of the world's most stringent earthquake-resistant construction standards for new developments and major renovations.

Building Type	New Requirements	Certification Process
New Residential Construction	Enhanced foundation depth, reinforced concrete standards	Triple inspection by certified engineers
High-Rise Buildings (>5 floors)	Advanced seismic isolation systems, emergency evacuation protocols	Annual safety certifications required
Renovation Projects	Structural reinforcement if >30% of building modified	Pre and post-renovation engineering reports
Existing Buildings	Mandatory safety assessments every 5 years	Government-certified inspection teams
Commercial Properties	Business continuity planning, emergency supplies	Occupancy permits tied to safety compliance

All new construction must demonstrate compliance with enhanced soil analysis requirements, including detailed geological surveys extending at least 30 meters below foundation level. Building materials must meet upgraded specifications for tensile strength, flexibility, and durability under seismic stress conditions.

Regular safety certifications became mandatory for all buildings over five floors, with annual inspections conducted by government-certified engineering teams. Properties failing these inspections face occupancy restrictions until necessary upgrades are completed to current standards.

What earthquake insurance options are available for property owners?

Turkey offers comprehensive earthquake insurance coverage through both mandatory basic programs and optional enhanced policies designed to provide full protection for property owners in seismic zones.

DASK (Doğal Afet Sigortaları Kurumu) provides mandatory basic earthquake insurance for all residential properties, covering structural damage up to predetermined limits based on property size and location. Premium costs typically range from 0.2-0.8% of property value annually, with higher rates applied to buildings in designated high-risk seismic zones.

Enhanced earthquake insurance policies extend beyond basic DASK coverage to include business interruption protection, temporary housing expenses, and complete rebuilding costs for total destruction. These comprehensive policies cost 1.5-3% of property value annually but provide significantly broader protection for investment properties and primary residences.

International insurance companies operating in Turkey offer specialized earthquake coverage for foreign property owners, often including currency hedging protection and coverage for properties exceeding DASK value limits. These policies integrate with global insurance portfolios and provide claims processing in multiple languages.

Policy terms vary significantly based on construction date, building materials, and proximity to known fault lines. Properties built after 2023 using updated building codes typically qualify for premium discounts of 20-40% compared to older structures without seismic retrofitting.

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.

What are the long-term earthquake risks for property owners in Turkey?

Turkey sits on multiple active fault lines, creating ongoing seismic risk that property owners must factor into long-term investment and residency planning decisions.

The North Anatolian Fault system extends across northern Turkey, while the East Anatolian Fault affects southeastern regions where the 2023 earthquakes occurred. Geological surveys indicate these fault systems remain active, with seismologists predicting continued earthquake activity at varying intensity levels throughout the coming decades.

Istanbul faces particular long-term risk due to its position near the North Anatolian Fault and the Sea of Marmara fault system. Scientific studies suggest a significant probability of major seismic activity affecting the Istanbul metropolitan area within the next 30 years, though timing remains unpredictable.

However, modern earthquake-resistant construction significantly reduces property damage risk compared to older building stock. Properties built to current Turkish seismic standards demonstrate substantially better survival rates during major earthquake events, protecting both occupant safety and investment value.

Climate change may influence seismic activity patterns, though direct correlations remain subject to ongoing scientific research. Property owners should focus on verified seismic risk factors rather than speculative climate-earthquake connections when making investment decisions.

Long-term property value appreciation in earthquake-prone areas increasingly depends on structural safety features and compliance with evolving building standards rather than location alone.

How do earthquakes affect local economy and employment in affected regions?

Earthquake-affected regions experience significant economic disruption followed by reconstruction-driven economic activity, creating both challenges and opportunities for property investors and residents.

Immediate post-earthquake economic impacts include business closures, supply chain disruptions, and temporary population displacement that reduces local consumer demand. Many businesses in heavily damaged provinces like Hatay and Kahramanmaraş required months or years to resume normal operations, affecting local employment and income levels.

Reconstruction efforts generate substantial employment opportunities in construction, engineering, architecture, and related industries. Government rebuilding programs and private investment create jobs for both skilled professionals and general laborers, often exceeding pre-earthquake employment levels in the construction sector.

Tourism-dependent coastal areas demonstrate resilience through geographic diversification, with cities like Antalya and Bodrum maintaining strong visitor numbers despite overall country-level concerns about seismic safety. These areas benefit from continued international investment and tourism revenue supporting local economies.

Manufacturing and industrial sectors show varied recovery patterns depending on infrastructure damage levels and supply chain restoration. Companies relocating operations away from high-risk areas create job losses in affected regions while benefiting safer locations.

Long-term economic prospects improve for areas completing comprehensive rebuilding with modern infrastructure, enhanced safety standards, and improved emergency preparedness systems. These improvements often attract new businesses and residents seeking safer, more resilient communities.

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

Is this a good time to negotiate lower property prices due to earthquake concerns?

The post-earthquake market creates significant negotiation opportunities, particularly for older properties in affected areas, though strategies must account for varying regional conditions and property types.

Properties requiring seismic retrofitting or showing earthquake damage offer substantial discount potential, with sellers often accepting 20-40% below pre-earthquake valuations. Focus negotiations on documented repair costs, insurance requirements, and compliance expenses needed to meet current safety standards.

Older buildings constructed before 1999 in earthquake-affected provinces present the greatest negotiation leverage, as sellers recognize the substantial investment required for seismic upgrades. These properties may require complete structural reinforcement, creating opportunities for experienced investors willing to manage complex renovation projects.

However, earthquake-resistant properties in prime locations command premium pricing despite overall market conditions. Sellers of newly constructed or properly retrofitted buildings maintain strong negotiating positions due to high demand from safety-conscious buyers.

Timing negotiations strategically around insurance renewal periods, building inspection deadlines, or permit expiration dates can increase discount potential. Sellers facing compliance costs or insurance premium increases may accept lower offers to avoid additional expenses.

International buyers often achieve better negotiation results by demonstrating cash purchase capability and willingness to close quickly, particularly appealing to sellers seeking to liquidate properties in uncertain market conditions.

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. 2023 Turkey–Syria earthquakes - Wikipedia
2. Housing prices soar in earthquake-hit provinces - Hürriyet Daily News
3. Magnitude 6.1 earthquake in Turkey causes buildings to collapse - PBS NewsHour
4. Turkey earthquake: Balıkesir buildings collapse - BBC News
5. Turkey Real Estate Market 2025 Analysis & Forecasts - PropertyFinder
6. A Market in Motion: Rethinking Real Estate Horizons in Turkey - Modern Diplomacy
7. Why Turkey is 2025's Hottest Real Estate Investment - LinkedIn
8. Turkey Housing Market 2025 Growth Analysis - Realting
9. Earthquake Impact on Real Estate in Turkey 2025 - Resort Property Turkey
10. Assessing Investment Opportunities in Turkey Post-Earthquake - AI Invest