How to buy an apartment in Turkey: top 10 secrets

The question of what you need to buy property in Turkey interests many foreigners. The country holds a prominent position among foreign property buyers, attracted by its pleasant climatic conditions and relatively affordable prices compared to similar properties in European resorts or the USA. Property in Turkey by developer offers a wide range of opportunities, not only if you are seeking a permanent home, but also as an attractive investment option. Let's find out can a foreigner buy property in Turkey and what aspects should be considered before the transaction. We have explained the step-by-step purchase procedure itself in a separate article.

Studying the property market in Turkey

Market analysis confirms that investment in this sector remains promising. Housing prices are steadily rising and reaching record levels. In the year to August 2026, they rose by 23% in lira, although adjusted for inflation they fell by 6.5% (Central Bank of Turkey index). This is an advantage for foreign investors, as local housing prices remain attractive compared to other European countries. The depreciation of the Turkish lira against major currencies has made investment more accessible to foreign buyers, leading to an influx of international capital. However, foreign demand has been declining in recent years: in 2025, foreigners bought 21,534 homes, 9.4% fewer than a year earlier and the lowest in 9 years (TÜİK). Purchasing an apartment in Turkey directly from a developer remains the most profitable option, as it can be acquired more affordably during the construction phase.

Average home prices in July 2026 according to Endeksa (converted at the Central Bank of Turkey rates on October 6, 2026: USD 1 = TL 49.18, EUR 1 = TL 55.19):

Where	TL per m²	Approx. USD per m²	Approx. EUR per m²
Turkey average	41,703	848	756
Antalya	55,495	1,128	1,006
Alanya	58,717	1,194	1,064
Istanbul	65,078	1,323	1,179
Bodrum	125,163	2,545	2,268

As a guide for investors, the average gross rental yield on homes in Turkey in the third quarter of 2026 was 7.86% (Global Property Guide), and in Alanya a long-term rental pays back the purchase price in about 20 years on average (Endeksa).

Determining the purpose of the purchase

Some individuals acquire apartments for personal use, while others intend to rent them out for passive income. In the former scenario, the choice hinges on the buyer's personal preferences, whereas in the latter, it’s influenced by objective factors affecting profitability.

Foreigners can own real estate in the country based on private rights, but it’s important to remember that not all areas offer investment opportunities that will enable them to obtain a residence permit. Neighbourhoods closed to residence permits for foreigners exist in 63 provinces, and the apartment itself must have a TAPU price of USD 200,000 or more and be designated as a home. This may be important for those planning to buy real estate in Turkey to relocate.

The next step is to consider your preferred location: do you envision yourself in a peaceful rural area surrounded by nature or is your preference for a dynamic urban environment with panoramic views, a variety of attractions and entertainment options?

When selecting real estate for investment, it’s important to consider the needs and preferences of tenants and anticipate their requirements. Real estate with high-quality finishes, located in areas with developed infrastructure and convenient access to public transport, are particularly attractive for rental. Apartments close to the beach are in high demand, as well as apartments and houses in new complexes with additional amenities such as gardens, swimming pools and fitness centres.

Determining the actual market value

Before making a purchase, it’s crucial to familiarise yourself with prices, typically based on the cost per square metre. It’s important to remember that public areas, such as storage rooms, may be included in the total area. A balcony also counts as living space, so the actual size of the apartment will be smaller. Listings usually show the gross area (brüt), including walls, balconies and a share of common areas, and the net area (net), which is the space inside the apartment. Compare prices using the same type of area. This opens up negotiation opportunities.

When negotiating with the developer, consider various options beyond just reducing the cost. Developers often provide additional services included in the price, such as furniture or maintenance services. In some cases, more favourable payment terms are offered to attract buyers by offering flexible payment schemes.

Secondary market and new developments

New developments and real estate on the secondary market can vary considerably in terms of technical features, availability of utilities, level of comfort and overall condition, all of which impact their cost.

Special care must be taken when choosing an apartment on the secondary market, as attempts to save money can result in expensive repairs. Buying in a new development is a safer option. Additionally, purchasing a property in a new development can save you money compared to the price of a completed one. The exact difference depends on the project and the construction stage, so it is best to check it with a sales manager.

Personal inspection of apartments in Turkey

Agents always advise their clients to personally inspect the selected property, explore the area and assess the local atmosphere and lifestyle. It’s recommended to take notes, measurements, photographs and videos during the inspection process to ensure that nothing is overlooked or forgotten. This can help you pay attention to details that may have been overlooked during the initial viewing.

This is particularly important if you are purchasing real estate without a specific location in mind. Each area has its unique characteristics. If you are interested in a particular ongoing development, do not hesitate to request a tour of the development area to learn about the location of infrastructure facilities, distance to local amenities and other important aspects. Many developers in Turkey offer a free tour as a gesture of goodwill.

Layout evaluation

Do not neglect the issue of layout. It’s essential to consider not only the zoning of space and the absence of inefficiently used areas but also the location of living spaces within the home.

The right arrangement of rooms helps avoid unwanted noise from neighbours and ensures privacy. Understanding the layout also allows you to anticipate potential repair and furnishing costs, ensuring that the home meets your personal and family needs.

Maintenance costs

Buying real estate involves several stages, which can take anywhere from a few days to several weeks, depending on the availability of documents and the characteristics of the property. It’s important to be aware of all the fees and costs involved at each stage. For instance, the title deed fee (tapu harcı) is typically 4% of the transaction price stated in the TAPU (not lower than the tax value) and is usually paid by the buyer, although by law it is split equally with the seller. Additionally, there are various charges for legal assistance in the transaction, as well as a commission for the estate agent. The main costs in 2026 are:

Cost	Amount in 2026
Title deed fee (tapu harcı)	4% of the TAPU price
Land registry fee (döner sermaye)	TL 20,870, about EUR 378
Valuation report from an SPK-licensed company	Mandatory for foreigners; it is best to check the cost with a sales manager
DASK insurance	TL 500–3,000 a year
Estate agent's commission	No more than 4% plus 20% VAT, split equally by default

It’s also important to find out the amount of utility bills in advance. This can vary depending on many factors and characteristics of the property, including:

Location
Area
The prestige of the complex and the presence of additional amenities.

On average, utility costs are considered relatively affordable compared to numerous European countries. The main monthly payments include electricity, water, gas (if used for heating or cooking), property management and rubbish disposal. The maintenance fee for a complex (aidat) in Alanya is usually TL 1,500–5,000 a month, or about EUR 27–91.

During the summer months, electricity bills may increase due to the use of air conditioning, while in the winter, gas or electricity consumption for heating may increase. Internet and television costs should also be included in your monthly expenses. Since April 2026, household electricity has become 25% more expensive: 100 kWh costs about TL 324 including taxes.

Offers below market price

Offers that are significantly below the market price should be treated with caution. In most cases, if the price seems too attractive, there are likely to be risks involved. The low cost may be linked to various defects that the seller has not disclosed such as hidden damage, unpaid loans or utility debts and other problematic aspects that only become apparent after the property has been purchased. Before paying a deposit, request a statement of rights and encumbrances from the land registry: it shows mortgages, seizures and other restrictions on the property.

Finding the right agent

When choosing an agent, it’s important to be aware of the existence of scammers. Whether you are buying new developments or secondary apartments in Turkey, the professional assistance of an agent will be invaluable. Only a specialist has an insider's view, knows all the stages of the transaction and acts as a guarantor of its safety. The agent must be licensed for the relevant type of activity. In Turkey, this is a certificate authorising real estate transactions (taşınmaz ticareti yetki belgesi), issued by the Ministry of Trade. It’s also a good idea to check online for reviews of the agency you are interested in, assess the length of time they have been in business, the number of real estate they have handled and the quality of their website. All this will reduce potential risks.

Registrering og innhenting av oppholdstillatelse i Tyrkia

Getting to know the developer

The authority and reputation of the builder are crucial. The main criteria for choosing a builder are adherence to project deadlines, the quality of the construction work and the completeness of the documentation provided. By studying the developer's reputation, you can get a clear idea of whether you should use their services. Under Law No. 6502, projects with 30 or more units must have a completion guarantee, the delivery period in the contract cannot exceed 48 months, and you can withdraw from the purchase within 14 days.

How to buy property in Turkey from a developer

Purchasing an apartment from a developer with an extensive portfolio, a long history in the market and a solid reputation is a lucrative investment option. Such an apartment will not only justify the investment over time but will also be a great place to live. Contact our company and we’ll find you a home to suit every purpose and need in the most prestigious resorts in the country. According to the October 2026 catalogue, apartments in Yekta Homes complexes under construction start from EUR 103,000, and in completed ones from EUR 139,000.

"The most common question from buyers is how not to overpay. We advise comparing prices using the same type of area, net or gross, calculating all fees in advance and deciding right away whether you need a residence permit: this determines which neighbourhood and budget will suit you," says a sales manager at Yekta Homes.

Who buying an apartment in Turkey may not suit

Those expecting a quick payback. With a long-term rental in Alanya, an apartment pays for itself in about 20 years on average.
Those who want a residence permit on a budget below USD 200,000. Such an apartment will not qualify.
Those counting on short-term rentals without registration. Renting out for up to 100 days requires a permit, and fines start from TL 180,617.
Those not prepared for costs in lira. Inflation stood at 29.73% in September 2026, and aidat and utility bills are rising.

Each of these situations is visible in advance. The solution is to calculate the yield and costs before buying and choose an apartment that suits your goal.

Frequently asked questions

How much does a square metre of housing cost in Turkey?

In July 2026, TL 41,703 on average, about USD 848 (Endeksa). In Alanya, it is TL 58,717, and in Istanbul TL 65,078.

What costs does a buyer face in a transaction?

A 4% title deed fee on the TAPU price, a TL 20,870 land registry fee, a valuation report, DASK and, if there is an intermediary, an agent's commission of up to 4% plus VAT.

Is it cheaper to buy at the construction stage?

Usually yes, but the exact difference depends on the project and the construction stage.

How can you check a developer?

Look at completed projects and deadlines, and for complexes with 30 or more units, check for a completion guarantee under Law No. 6502.