With the 20-year income tax exemption on foreign-source earnings for new residents who establish tax residency on or after January 1, 2026, buying property in Turkey has gathered many investors’ attention for tax optimization. In the current landscape, the country offers Turkey Citizenship by Investment via qualifying investments of around $400,000.
Accordingly, the Turkey Real Estate market has reached 126,276 total of home sales to foreigners in Turkey between 2022 and 2024. In 2024, at the top of the list, according to the official data obtained from Invest in Turkey, Istanbul has become the first choice for many investors, accounting for 38%, while Antalya follows it with 37%, and Mersin with 9%.
Can Foreigners Buy Property in Turkey?
Foreign investors can buy property in Turkey, however, there are some restrictions:
- As per Article 35, foreign nationals must belong to those countries that Turkey clears for property acquisition.
- You can’t acquire properties in Security Zones and Military Forbidden Zones.
- You’re only allowed to acquire a maximum of 30 hectares.
Buying a House in Turkey as a Foreigner
The country offers Turkey citizenship by investment scheme for investors to attract foreign capital through real estate investment with fast processing timelines around 3-4 months. Eligible investors can grant second citizenship through $400,000 investment, maintaining it at most 3 years.
Also, unlike Caribbean citizenship by investment programs, the eligible properties are not government-approved resort or hotel projects. They are any property on the open market, with a strong rental yield potential and liquidity.
Take Istanbul, for example. It is the country’s cultural, economic, and historic center. Being the largest and the most populous city in Turkey, it’s made up of 39 districts, making it a hub of education, tourism, and business industries. As a result, real estate is a popular market here. According to Invest in Turkey’s official data, 5,979 houses were sold to foreigners in 2024, making it the top choice for many. Additionally, Turkey’s real estate market is expected to grow to $153.3bn by 2034.
Square Meter Prices and Rental Yield Potential for Properties for Sale in Turkey
| Area | Average Sale Price / m² | Average Rental Prices | Best for Investors Who |
|---|---|---|---|
| Istanbul | $1,755 | $730 - $1,460 | Want the strongest liquidity, year-round tenant demand. |
| Antalya | $1,193 | $585 - $1,095 | Want a lifestyle property with international appeal, tourism demand and an established foreign-buyer market. |
| Mersin | $840 | $440 - $780 | Want a lower entry point, new-build coastal stock and long-term upside. |
| Izmir | $1,173 | $610 - $1,095 | Prefer a liveable Aegean city with year-round domestic demand. |
| Muğla / Bodrum / Fethiye Area | $1,815 | *Varies significantly by resort, season and property type | Are seeking premium coastal lifestyle assets, a second home and long-term capital preservation, not the highest immediate yield. |
| Ankara | $978 | $535 - $925 | Prioritise income, affordability and stable professional/student tenant demand over an international holiday-home market. |
| Bursa | $862 | $490 - $830 | Want relatively affordable, year-round rental demand linked to industry, universities and proximity to Istanbul. |
Get Golden Visa: Who We Are and How We Can Help You
Get Golden Visa is a full-service global mobility consultancy. Since 2014, together with our real estate arm Get Properties, we help investors to get residency or citizenship through investment.
Get in touch with us to learn more about availability and property prices in Turkey.
Conctact Form
Benefits of Investing in Turkey Real Estate Market
1. Getting Turkish Nationality
One of the most significant benefits of buying a property in Turkey is that you get a Turkish passport with that. As a result, many foreigners who are looking for a second home find Turkey the ideal option. The citizenship by investment scheme allows expats to invest a minimum amount of $400,000 and get Turkish citizenship within 60 days.
2. Housing is Cheap Compared to Other Countries
Turkey’s real estate market was late to enter the international platform. So, the prices of homes attract expats and foreign nationals from many different countries. While luxury properties are available, small coastal towns offer 2-BHK fully furnished apartments for as low as $60,000.
3. Ideal for Long Term Investment
People looking for long-term investments can rely on Turkey’s real estate market because these prices have the potential to offer lucrative ROI. Real estate buyers in Turkey have the added advantage over those in Cyprus or Spain, where property prices have already skyrocketed. With minimal annual maintenance and upkeep, well-maintained property in Turkey can bring a massive return on long-term investment.
4. Different Housing Options
One of the biggest reasons foreign nationals are keen on buying property in Turkey is the extensive choices of luxury and budget, new build, off-plan, renovated apartments and villas, and resale. From luxury homes with sea views to basic and budget apartments, the choices are plenty. Buyers don’t have to compromise on their dream of buying any property in Turkey.
5. The Cost of Living Is Low
Compared to any European country or North American country, living in Turkey is quite affordable. Pensioners are leveraging the exchange rate from their currency to the Turkish Lira, which is turning out to be more than the average cost of living in Turkey. In addition, essentials like vegetables and fruits are cheap.
6. A Simplified Buying Process
The government has taken necessary steps to ensure that the process is simplified to attract investment in the real estate market. This is one of the reasons for foreigners to choose Turkey for their property investment.
The Best Neighborhoods in Istanbul To Buy Property
1. Nisantasi
Nisantasi is an expensive neighborhood with fancy restaurants and shops. The good options start at $250,000. One great thing is that investing in Nisantasi will mark you eligible for citizenship by investment program.
2. Cihangir
Cihangir is an artistic part of Istanbul city where you’ll find artists and musicians flocking around the town. If you’re looking for a place where you’ll be close to everything, you can look for properties in Cihangir.
3. Karakoy
Karakoy is called the ‘hipster’ side of Istanbul. To start with, there are many cafes and restaurants on the streets, and hundreds of people out enjoying life and living their hipster lifestyle. Karakoy can really give you city vibes.
4. Taksim
Taksim is one of the most central districts in Istanbul. This is where you’ll find a lot of old architecture. Some of the oldest mosques in Turkey can be found here. Because it’s an old district, the architectural quality may differ from its neighborhoods.
5. Etiler
Etiler is ideal for you if you’re looking for some luxury. There are many chic cafes, famous shops, and nice offices in this district. You can find a villa with a Bosphorus view or a luxury apartment in Etiler. However, note that it’s one of the most expensive districts in Istanbul.
6. Sariyer
This district is famous for its proximity to the financial centers while offering nice Bosphorus views. Being close to the green areas of the city, Sariyer is among the first choice of families who relocate to Istanbul. The district offers different types of housing options, such as mansions, villas, and luxury residences.
Conctact Form
Other Places in Turkey To Buy Property
Apart from Istanbul, there are other destinations as well that offer lucrative real estate investment opportunities for foreigners.
1. Antalya
Antalya is situated in the south of Turkey and is one of the most famous summer destinations both for the locals and expats. According to the data released by the Turkish Institute of Statistics (TUIK), today over 100,000 foreigners live in the city.
With blue flag beaches, a nice climate, and a big expat community, Antalya is of the best places in Turkey to buy a property. While it has amenities that big cities have, it also has coastal town vibes. Antalya is the third most popular destination among expats who decide to move to Turkey.
Antalya has a rental yield of 6.68% for 1-bedroom apartments. The most popular areas to buy property in Antalya are Konyaaltı, Muratpasa, Serik, Lara, Belek, and Kalkan. If you would like to enjoy the benefits of city life, Konyaaltı, Muratpasa and Lara can be perfect fit for you. On the other hand, if you want a calmer life Serik, Belek and Kalkan will suit you the best.
2. Bodrum
Bodrum is another famous coastline in Turkey. This coastal town offers luxury properties such as sea view villas, stone houses, and detached villas with big gardens. Thanks to its climate, it’s a great place to spend winters, too. Bodrum is also home to a big British expat community who have chosen to retire there.
Yalikavak is a star in the real estate scene of Bodrum. From secluded villas to bargain apartments, Yalikavak is one of the most popular spots in Bodrum. With its hilly landscape, beautiful marina, and shopping facilities, it’s welcoming every season of the year.
Turkbuku is another property hotspot in Bodrum. Its seafront is home to nice villas, luxury boutiques, and restaurants. If you’re looking to live there permanently, note that it can be a bit quiet in wintertime.
Gumusluk is an area for those who are looking for a more laidback lifestyle, away from the crowds. Properties are cheaper than Yalikavak and Turkbuku, but they still offer a lot of value. You can find nice villas in Gumusluk that offer beautiful sunset views.
3. Ankara
Ankara, the capital city of Turkey, is another preferred destination among working expats. The property prices in Ankara are cheaper than in Istanbul so if you’re looking to live in a big city but don’t want to invest big amounts, you can also consider Ankara. It offers numerous shopping options, close to major attractions, and has many business opportunities.
The most popular neighborhoods to buy property in Ankara are Cankaya, Golbasi, Oran, Kecioren, Cayyolu, and Yenimahalle. Cankaya is the economical, administrational, and cultural hub of Ankara. It is home to the Grand National Assembly of Turkey, embassies, ministries, and some of the best universities and hospitals in the country. Therefore houses here costs much compared to the other neighborhoods.
Property prices in Ankara vary depending on the type, location, and size of the property. However, according to 2026 data, the average price per square meter for Ankara property for sale in the city center is $2,291 it’s $1,582 outside the center.
4. Bursa
Bursa is the fourth largest city and regionally quite close to the largest, Istanbul, the city offers rather affordable property prices. There’s a wide range of property options, varying from budget-friendly Bursa apartments for sale to luxury villas. However, overall prices are considerably affordable compared to Istanbul and the European cities.
Here the most popular neighborhoods are Mudanya, Osmangazi, Gemlik, and Nilufer, offering unique opportunities. In Mudanya, you can expect to see stunning sea view, refreshing forests, and a prosperous historical heritage. On the other hand, Osmangazi is the most crowded district in Bursa, offering a strong rental yield demand. Nilufer is also a new opportunity for many, as it is rapidly growing.
Although the property prices in Bursa can change depending on the property’s size and location, the average property price per square meter in Bursa is around $835 to $874.
5. Alanya
Investing in Alanya real estate is a very wise move in terms of a long-term investment. Due to excessive urban and tourist activity over the past few years, real estate in Alanya Turkey has been receiving immense interest from investors. This resulted in a stir in the city’s real estate scene. As well as it being a highly profitable investment in the long run, it’s a great short-term investment, too, because you’ll be living in your dream house with a charming view.
The property prices can change from region to region. In Alanya center, you can see prices are around $1,600 – $2,500 per square meter, while you can find the most affordable properties in Avsallar, around €850 – €1,350 per square meter.
6. Fethiye
There are many property options in Fethiye, ranging from very affordable apartments for sale in Fethiye Turkey, to luxurious villas. This variety gives a chance to small-scale investors with limited budgets to obtain their dream homes as well.
People looking for long-term investments can rely on Turkey’s real estate market because these prices have the potential to offer lucrative ROI. Real estate buyers in Turkey have the added advantage over those in Cyprus or Spain, where property prices have already skyrocketed. With minimal annual maintenance and upkeep, well-maintained property in Turkey can bring a massive return on long-term investment.
7. İzmir
Izmir is the third largest city in Turkey. It’s a cosmopolitan city with a liberal vibe in its society. Izmir’s rich history and leadership in following international trends and standards make it a great place for foreigners to relocate to.
Buying property in Izmir is a great long-term investment, considering the city is constantly growing, both economically and touristically. Hence, purchasing a property is an excellent move even if you won’t live there because you can lease it out as a holiday rental or sell it in the future to make a decent profit.
Get Golden Visa: Who We Are and How We Can Help You
Get Golden Visa is a full-service investment immigration agency. We provide end-to-end solutions on residence and citizenship by investment programs worldwide.
At Get Golden Visa, we specialize in helping clients from all around the world apply for residency programs all across the globe, including Turkish citizenship and property acquisition in Turkey. Contact us to get more information and speak to one of our experts.
Conctact Form
How To Buy Property in Turkey
Visas and Residence Requirements
Please note that buying a property doesn’t grant you permission to obtain a work or residence permit in Turkey. Nevertheless, if you don’t have a residence permit, you need to obtain your Foreigner Identity Number from the TNP Foreigners’ Department to proceed with the property purchase.
Paperwork and Bureaucracy
Turkish law states that the property transfer can be held at the Land Registry Directorates. You may have to sign two types of deeds – the title deed and the land deed. They can be obtained after you get your habitation certificate.
Now, getting the habitation certificate is time-consuming and difficult. So, it’s better that you consult with real estate agents who specialize in arranging properties for foreign nationals.
Mortgage in Turkey
In Turkey, property registration procedures, such as mortgages, take place through land registry directorates. Therefore, if you need finance to invest in Turkish real estate, you have a few options.
- Get finance through your real estate developer. Large-scale developers often help prospective buyers with mortgage options. The downpayment starts at 30-35 percent of the property value and tenure of five years.
- You can avail loan in your home country if the interest rates are low.
You can arrange a mortgage from a Turkish bank. Most banks in Turkey offer foreigners up to 70% of the property value and a tenure of up to 15 years.
Step-by-Step Guide for Foreigners Buying Property in Turkey
Follow this step-by-step guide to ensure that your real estate investment deal go as smoothly and safely as possible:
- Start with research. There are hundreds and thousands of properties for sale in Turkey, and so are the real estate agents. Find the right real estate agent first. If you know someone who has previously bought a property in Turkey, consult them and ask them to recommend a few real estate agents. You need to explore every option available to you.
- Build a good rapport with your real estate agent so that they get you the best deals possible.
- The next thing you want to do is visit Turkey. Before making a purchase, you would want to know what the place is like, the neighborhoods, and the surroundings. You can also go on a Turkey property inspection trip to explore the available properties.
- Negotiate the price and terms of purchase, reserve the property, and lock in its price.
- The next thing you need to do is appoint a solicitor by power of attorney and conclude the purchase. It’ll save time.
- Finally, register your Turkish TAPU (title deed).
Real Estate Agents and Commission Fees in Turkey
The real estate agent will usually charge four percent of property value as their commission fees. While it’s a fair value, you’re free to negotiate.
Costs for Buying Property in Turkey
When buying a property in Turkey, you pay some fees only once; they do not repeat every year.
Initially, the fee for obtaining a title deed or Turkish TAPU is four percent of the property value. It’s a legal document that transfers property ownership from one person to another. Also, while purchasing a property, you can expect to pay a 2% agent fee, legal fees of around 0.5%, and 1% to 2% notary fees.
There is also 1% to 20% VAT on new residential and commercial property purchases by developers and construction companies. So, if you buy a home in Turkey from a private individual, you do not have to pay it.
VAT is also exempt for foreigners if they qualify:
- You must complete the purchase using foreign currency, and foreign buyers must use a Turkish bank for currency exchange.
- You should not sell the property for one year
- You should not be a tax resident, or you should not have lived more than 6 months in the preceding year.
Costs After Purchasing a Home in Turkey
In Turkey, there are some fees you should keep paying regularly as long as you keep the property. Initially, Annual property tax must be paid, around 0.1%-0.2% for residential properties. Next is rental income tax, around 15%-40%, if you rent your property out.
Additionally, you must have DASK earthquake insurance each year, which is again around €30-100. Also, expect to pay building or HOA fees varying.
Buying Property in Turkey: Common Pitfalls
If you are a foreigner in a country, purchasing a property can sound complex. That’s why careful planning matters more than ever. To avoid common pitfalls when buying property in Turkey, first define your main goal. Do you want citizenship? If so, you must look for properties above $400,000, or do you want a vacation home? Then consider Bodrum, Antalya, or Fethiye instead of Ankara or Istanbul. Knowing what you want is important as much as knowing what you do not want.
Second comes the budget. Determining your budget can save you a lot of time. At this step, consider that currency fluctuations may affect the total cost of purchasing property in Turkey.
Then comes the eligibility of the property for foreign purchases. At the beginning of this guide, we noted that certain districts in Turkey may be closed to new foreign residency applications. Foreign ownership cannot exceed 10% of total private property in any district. Please keep this in mind when searching for a property.
Before buying property in Turkey, you must ensure due diligence checks are completed. There can be mortgages, unpaid taxes, or maintenance debts. Also, it is important to be cautious, as scammers often misrepresent property locations and details.
At Get Golden Visa, along with our real estate advisory firm, Get Properties, we act as a buyer-side agency and have supported clients since 2014. Our approach starts with understanding your budget and investment goals. Then we build a tailored list, and unlike many real estate agents, we act independently.
Conctact Form
