Are earthquake risks too high for Turkey property?

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

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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.

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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 Antalya. 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.

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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 earthquake risk level in Turkey?

Turkey faces a high earthquake risk level, ranking among the most seismically active countries globally.

As of September 2025, seismic monitoring data shows that Turkey experiences more than 25,000 earthquakes annually. The country sits on multiple active fault lines, including the North Anatolian Fault and East Anatolian Fault, which create persistent seismic activity across the region.

Risk assessment models indicate there is more than a 20% probability of a damaging earthquake occurring in any given Turkish region within a 50-year period. This probability increases significantly in high-risk zones near major fault lines. The Turkish Disaster and Emergency Management Authority (AFAD) continuously monitors seismic activity and has identified several regions where earthquake probability exceeds 70% within the next 30 years.

For property investors, this high risk level means earthquake considerations must be central to any investment decision in Turkey. The risk varies significantly by location, with some coastal areas showing lower seismic activity than major metropolitan regions.

How frequently do earthquakes occur in Turkey?

Turkey records approximately 25,000 earthquakes per year, making it one of the most seismically active regions in the world.

In the first half of 2025 alone, over 18,100 earthquakes were recorded across Turkey, with several exceeding magnitude 6.0. Most of these events are minor tremors that cause no damage, but the frequency of moderate to large earthquakes (magnitude 5.0+) remains concerning for property owners and investors.

Historical data shows that Turkey experiences a magnitude 7.0+ earthquake approximately every 10-15 years, while magnitude 6.0+ events occur multiple times annually. The 2023 Kahramanmaraş earthquake sequence, which included two magnitude 7.8 and 7.5 events within hours of each other, demonstrated how quickly devastating earthquakes can occur in succession.

This frequency pattern means property owners in Turkey face ongoing seismic risk rather than isolated, rare events. For real estate investors, the consistent earthquake activity reinforces the importance of choosing modern, compliant buildings and maintaining proper insurance coverage.

What are the most earthquake-prone areas in Turkey?

The highest earthquake risk areas in Turkey include Istanbul, Izmir, Van, Erzurum, Diyarbakır, and southeastern provinces near active fault lines.

Risk Level	Provinces/Cities	Primary Fault System
Very High Risk	Istanbul, Kocaeli, Düzce, Bolu	North Anatolian Fault
High Risk	Izmir, Manisa, Denizli, Muğla	Aegean Graben System
High Risk	Van, Erzurum, Ağrı, Elazığ	East Anatolian Fault
High Risk	Kahramanmaraş, Hatay, Gaziantep	East Anatolian Fault
Moderate Risk	Ankara, Konya, Bursa	Central Anatolia Faults
Lower Risk	Kırklareli, Zonguldak, Kastamonu, Sinop	Black Sea Region
Lower Risk	Rural Mediterranean coast (excluding major cities)	Minimal fault activity

It's essential to understand that all of Turkey's property markets are developing differently based on these earthquake risk patterns, with lower-risk areas commanding premium prices for safety-conscious investors.

How are buildings in Turkey generally constructed to withstand earthquakes?

Modern Turkish buildings use advanced earthquake-resistant construction techniques including reinforced concrete frames, shear walls, and base isolation systems.

Construction standards mandate the use of specific materials and techniques designed for seismic resilience. Buildings constructed after 2018 must incorporate shear walls for lateral force resistance, cross-bracing systems to prevent structural failure, and robust foundation designs that can handle ground movement. Many newer developments also implement base isolation systems, particularly the Friction Pendulum System (FPS), which allows buildings to move independently from ground motion.

Site preparation requirements include comprehensive ground surveys to assess soil conditions and liquefaction potential. Engineers must design structures based on local seismic hazard assessments, with calculations specific to the expected ground acceleration in each location. Reinforced concrete construction uses high-grade steel rebar arranged in specific patterns to maintain structural integrity during earthquakes.

However, a significant portion of Turkey's existing building stock predates modern earthquake codes. Buildings constructed before 1999 often lack adequate seismic design, while those built between 1999-2018 may not meet current standards.

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

Are there building codes in place to ensure earthquake resilience?

Yes, Turkey has comprehensive earthquake building codes through the Turkish Building Earthquake Code (TBDY-2018) that establish rigorous seismic design requirements.

The current building code, implemented in 2018, represents one of the most advanced seismic design standards globally, comparable to California's earthquake regulations. These codes specify detailed requirements for structural design, material quality, construction techniques, and site preparation. All new construction must comply with seismic load calculations based on local ground motion parameters and soil conditions.

Key code requirements include minimum concrete strength specifications, steel reinforcement spacing and grade requirements, joint detailing for ductile behavior, and foundation design criteria for different soil types. The codes also mandate regular structural inspections during construction and completion certificates that verify compliance with seismic standards.

Updates to the building code continue based on lessons learned from recent earthquakes. Post-2023 earthquake analysis has led to additional provisions for older building retrofitting and stricter enforcement mechanisms. The codes now include enhanced requirements for high-rise buildings and special provisions for buildings in very high seismic zones.

For property buyers, ensuring a building has current code compliance certificates is essential for both safety and investment protection.

How well are these building codes enforced?

Building code enforcement in Turkey is inconsistent, with modern standards being rigorously applied to new construction but significant gaps remaining for older buildings.

For new developments, enforcement has strengthened considerably since the 2018 code implementation. Major cities like Istanbul and Ankara maintain stricter oversight with regular inspections, mandatory engineer certifications, and completion audits. Construction permits now require detailed seismic calculations reviewed by certified structural engineers, and buildings cannot receive occupancy permits without demonstrating code compliance.

However, enforcement weaknesses persist, particularly regarding older buildings and amnesty programs that have historically allowed code violations to be regularized through payments rather than corrections. The 2023 Kahramanmaraş earthquakes exposed significant enforcement deficiencies, with many collapsed buildings having received construction amnesties despite not meeting seismic standards.

Government reforms initiated after 2023 aim to address these enforcement gaps through increased accountability for engineers and contractors, stricter penalties for code violations, and expanded retrofitting requirements for existing buildings. Municipal building departments now face enhanced oversight from central government agencies.

For property investors, this enforcement pattern means newer buildings generally offer better protection, while older properties require careful structural assessment before purchase.

What is the history of earthquake damage in Turkey?

Turkey has experienced devastating earthquake damage throughout its history, with major events causing thousands of deaths and extensive property destruction.

The most significant recent earthquakes include: 1. **2023 Kahramanmaraş Earthquakes**: Magnitude 7.8 and 7.5 events killed over 50,000 people and destroyed more than 300,000 buildings 2. **1999 İzmit (Marmara) Earthquake**: Magnitude 7.6 event killed 17,000+ people and caused $20 billion in damages 3. **1999 Düzce Earthquake**: Magnitude 7.2 event three months after İzmit, killed 800+ people 4. **1939 Erzincan Earthquake**: Magnitude 7.9 event killed 33,000 people and destroyed entire towns 5. **2011 Van Earthquakes**: Magnitude 7.1 and 5.6 events killed 600+ people and damaged 25,000 buildings

Property damage patterns show that older, unreinforced masonry buildings suffer the highest destruction rates, while modern reinforced concrete structures with proper seismic design generally perform better. The 2023 earthquakes particularly highlighted the vulnerability of buildings constructed during rapid urbanization periods without adequate seismic oversight.

Economic impacts from major earthquakes typically include immediate property value declines of 15-25% in affected areas, followed by gradual recovery as reconstruction progresses. Insurance claims from the 2023 earthquakes exceeded $5 billion through the DASK system alone.

This damage history demonstrates why earthquake considerations are fundamental to Turkey property investment decisions.

How does Turkey's infrastructure handle post-earthquake recovery?

Turkey's earthquake recovery infrastructure involves rapid emergency response through AFAD, but faces challenges with scale and resource limitations.

The Disaster and Emergency Management Authority (AFAD) coordinates immediate response efforts including search and rescue operations, temporary housing provision, and infrastructure assessment. Following major earthquakes, AFAD typically establishes emergency coordination centers within hours and deploys specialized teams for damage assessment and debris clearance.

Recent recovery efforts have included large-scale reconstruction funding from the government, with special budget allocations exceeding $100 billion for post-2023 earthquake reconstruction. The government has established streamlined permitting processes for reconstruction projects and provides financial incentives for building back with enhanced seismic standards.

However, the scale of required infrastructure repairs often exceeds current capacity. Power grid restoration can take weeks in severely affected areas, while water and sewage system repairs may require months. Transportation infrastructure including highways and bridges typically receives priority for rapid restoration to enable relief efforts.

For property owners, recovery timing varies significantly based on location and damage extent. Urban areas with better infrastructure access generally see faster utility restoration and reconstruction progress compared to rural regions.

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

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.

How do Turkish property values typically react after major earthquakes?

Turkish property values typically experience immediate declines of 3-5% in earthquake-affected areas, followed by stabilization and potential increases once reconstruction and safety upgrades are implemented.

Market analysis from recent earthquake events shows distinct phases in property value reactions. Immediately following major earthquakes, affected areas see sharp price drops as buyers avoid potentially damaged properties and infrastructure concerns. Properties showing visible damage or located in areas with infrastructure disruption face the steepest declines, often 10-15% below pre-earthquake values.

However, recovery patterns vary significantly based on building quality and location. Modern, earthquake-compliant buildings often maintain better value retention and recover more quickly, sometimes showing price premiums within 12-18 months as demand concentrates on proven safe structures. New construction meeting updated seismic standards typically commands 10-20% price premiums over comparable older buildings.

Geographic factors also influence recovery timing. Properties in economically vital areas like Istanbul or major commercial centers generally recover values faster than those in smaller cities or rural areas. Areas that implement comprehensive reconstruction with improved infrastructure often see property values exceed pre-earthquake levels within 2-3 years.

For investors, these patterns suggest opportunities exist in purchasing quality properties during immediate post-earthquake periods, while avoiding older buildings that may face continued value pressure.

What insurance options are available for earthquake damage in Turkey?

Earthquake insurance in Turkey is mandatory through the DASK (Turkish Catastrophe Insurance Pool) system, which provides comprehensive coverage for earthquake-related property damage.

DASK insurance is required for all residential and commercial property owners in Turkey, including foreign investors. The insurance covers structural damage to buildings, foundations, and attached fixtures caused by earthquakes, with coverage limits based on property size and construction type. Current coverage ranges from approximately 180,000 TL to 720,000 TL depending on the building's square footage and location.

Premium costs vary by seismic risk zone and construction type, typically ranging from 1.5 to 4.5 per thousand of the insured value annually. Buildings in high-risk areas like Istanbul face higher premiums, while structures meeting current earthquake codes may qualify for discounted rates. The insurance covers repair costs up to the coverage limit, with deductibles typically set at 2% of the insured amount.

Additional private insurance options are available to supplement DASK coverage, particularly for personal belongings, business interruption, and coverage amounts exceeding DASK limits. Some international insurers offer enhanced earthquake coverage for luxury properties or commercial buildings requiring higher coverage limits.

Foreign property owners must obtain DASK insurance as part of the property purchase process, with insurance certificates required for title transfer and mortgage applications.

Are there any government incentives for earthquake-resistant construction?

The Turkish government offers multiple incentives for earthquake-resistant construction including tax reductions, subsidized loans, and streamlined permitting processes.

Current government incentives include: 1. **Tax Reductions**: Up to 50% reduction in construction taxes for buildings exceeding minimum seismic standards 2. **Retrofit Subsidies**: Government funding covering 30-70% of seismic retrofitting costs for existing buildings 3. **Expedited Permits**: Fast-track approval processes for earthquake-compliant construction projects 4. **Low-Interest Loans**: Government-backed financing at reduced rates for seismic upgrade projects 5. **Floor Area Bonuses**: Additional construction rights for developments implementing advanced seismic design

Post-2023 earthquake reconstruction programs have expanded these incentives significantly. The government allocated over $15 billion specifically for earthquake-resistant reconstruction incentives, including grants for homeowners rebuilding with enhanced seismic standards. International funding partnerships with the World Bank and EU provide additional financial support for large-scale seismic improvement projects.

Developers implementing base isolation systems or other advanced seismic technologies can qualify for additional construction density bonuses, allowing more profitable projects while improving safety standards. These incentives have proven particularly attractive in high-risk areas where earthquake concerns affect market demand.

For property investors, these incentives create opportunities to identify developments benefiting from government support, potentially offering better long-term value through enhanced safety and lower operational costs.

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

What is the public perception of earthquake risk when it comes to real estate investments in Turkey?

Public perception of earthquake risk strongly influences Turkish real estate investment decisions, with buyers increasingly favoring modern, compliant buildings in safer zones.

Market research indicates that 78% of property buyers now consider earthquake risk as a primary factor in purchase decisions, representing a significant increase from pre-2023 levels. This heightened awareness has created clear market segmentation between earthquake-resistant properties and older, potentially vulnerable buildings. Properties with current seismic compliance certificates command price premiums of 15-25% over comparable non-certified buildings.

Regional preferences have shifted toward areas with lower seismic risk and better infrastructure. Coastal areas outside major fault zones have seen increased investment interest, while properties near active fault lines face sustained buyer resistance unless they demonstrate exceptional seismic compliance. Istanbul's real estate market particularly reflects this trend, with newer developments in lower-risk districts outperforming older areas near the North Anatolian Fault.

Foreign investors show even higher sensitivity to earthquake risk, with international buyers requiring extensive seismic documentation and often preferring properties in recognized low-risk zones. Real estate marketing now prominently features earthquake resistance as a selling point, with developers providing detailed seismic engineering reports and compliance certifications.

This perception shift has fundamentally altered Turkey's property investment landscape, making earthquake risk assessment essential for any successful real estate strategy in the country.

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. Think Hazard - Turkey Earthquake Risk
2. The Other Tour - Istanbul Earthquake Risk
3. Daily Sabah - Turkey Earthquake Statistics 2025
4. DWF Group - Construction Insights Turkey
5. Inframanage - Building Codes Turkey Syria
6. Prevention Web - Building Codes Discussion
7. ENR - Code Enforcement Turkey
8. DASK - Turkish Catastrophe Insurance Pool
9. Emlak Platform - Earthquake Real Estate Impact
10. MBA - DASK Insurance Turkey