Why Duplexes in Turkey Are Attractive

A duplex, or two-level apartment, in Turkey is a luxurious option in the upscale housing segment. Turkish developers offer the best value for money on the Mediterranean coast. A duplex in Turkey will cost significantly less than a similar apartment in Italy or Israel. The favorable climate, developed infrastructure and attractive purchase terms draw more and more buyers from abroad to Turkey. In 2025, foreigners bought 21,534 properties in Turkey, 9.4% fewer than a year earlier, and demand remains steady.

What is a duplex?

A duplex is a two-level apartment made up of two floors connected by a staircase. A duplex apartment is sometimes confused with a duplex house. It is important to understand that in Turkey and the UK a duplex is a two-story apartment, while in the US it is a house for two families with one shared wall and separate entrances (in many countries, this is called a semi-detached house or townhouse).

Turkish duplexes come in two variants. In an upper duplex, the owner enters the apartment and goes up to the second level; in a lower duplex, you go down to the second level from the front door. Duplexes are located on the lower and middle floors. Two-level apartments on the top floor are called penthouses and are a different type of housing. Penthouses have a large roof terrace for a barbecue, a pool or another place to relax, and they cost more.

A separate type of two-level apartment in Turkey is the bahçe duplex (from the Turkish bahçe, "garden"). These are apartments on the lower floors with a small private plot and access to the garden.

In listings for apartments in Turkey, you will see designations such as 1+1, 2+1 and so on. Here, the first number is the number of bedrooms, and the second is the number of living rooms. Turkish listings do not say "three-room apartment"; they say "2+1 apartment". As for two-level apartments, they can also have 3+1, 4+2 or 5+2 layouts. The area in listings is usually given as gross (brüt), including walls, the staircase and balconies; in a duplex, because of the staircase, the difference between the gross and net living area is usually larger than in a regular apartment. We have explained separately what else is worth knowing about housing formats and the difference between apartments and flats in Turkey.

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Advantages of a duplex

Large area. There is enough room for a big family and for guests.
The ability to clearly separate private and guest areas. The ground floor usually has the guest or reception area: the living room, study and dining room. The upper floor has the bedrooms, children's rooms, bathrooms and walk-in closets. This vertical separation of private and guest space is very convenient.
New interior design possibilities. The large area makes it possible to use different finishing styles within one apartment. The staircase connecting the floors can also become a striking interior feature.

When you buy any apartment, you can apply for a residence permit in Turkey, and by buying property worth $400,000 or more, you can apply for citizenship. A residence permit based on property, however, is granted only for a home with a TAPU price of $200,000 or more and designated as a home (konut) on the TAPU; for a cheaper apartment, the residence permit is issued on another basis, such as a tourist one. To obtain a Turkish passport, it is important to buy the home from a Turkish citizen or a legal entity. Buying an apartment from a foreigner does not give the right to citizenship. More precisely, in most cases: whether a property qualifies is ultimately decided by the Land Registry (TKGM) when it issues the certificate of conformity, so the ownership history is checked before buying. An apartment bought for citizenship cannot be sold for 3 years.

Every type of housing has both advantages and disadvantages. Some features of duplex apartments should be taken into account when choosing a home:

A large area means higher utility bills. The aidat is higher too: under the Condominium Law, unless the owners agree otherwise, common expenses are shared in proportion to each owner's share in the land, and a large apartment has a larger share.
Some duplexes have no central heating. In winter, the apartments are heated with underfloor heating and air conditioners. However, more and more buildings are now being built with central heating. Also pay attention to the energy class: since 2011, new buildings must be rated at least class C.
High price. A duplex costs at least as much as two regular apartments, and the seller may add a premium for exclusivity.

What the price of a duplex depends on

Factors affecting the price of a two-level apartment:

Location. A large duplex in a Turkish resort costs more than a similar property far from the sea. An apartment on the first line or in a popular area costs more than one in a less prestigious location.
Finishing and renovation. Luxury finishing with expensive materials is reflected in the price of the apartment.
Availability and scope of facilities. Modern residential complexes in Turkey include spas, gyms, pools, cinemas, shops and more.
Construction stage. Buying a duplex in a residential complex under construction in Turkey is much cheaper than buying an apartment in a completed building.

Property prices in Turkey are rising, but property is still cheaper than in most European countries. So, on the one hand, by buying a home in Turkey you save money, and on the other, you make a profitable investment. According to the Central Bank of Turkey index, home prices rose by 23% in lira in the year to August 2026, but adjusted for inflation they fell by 6.5%, so the return on the investment depends on the property and how long you own it.

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How much a duplex costs in 2026

There are no separate statistics for duplexes, so the benchmark is the average price per square meter. According to Endeksa, in July 2026 it was TRY 58,717 in Alanya, about $1,194. Duplexes usually cost more than the average per square meter, so the calculation below is a lower bound:

Duplex	Area (gross)	At the average price per m² in Alanya	In dollars	In euros
2+1	105 m²	about TRY 6.17 million	about $125,000	about €112,000
4+1	205 m²	about TRY 12.04 million	about $245,000	about €218,000

Converted at the Central Bank of Turkey rate on October 6, 2026: $1 = TRY 49.18, €1 = TRY 55.19. For comparison, a square meter cost about TRY 125,000 in Bodrum, about TRY 65,000 in Istanbul and about TRY 55,000 in Antalya.

On top of the price, the buyer pays a 4% title deed transfer fee (by law split equally with the seller), a TRY 20,870 Land Registry fee, a valuation report and DASK insurance.

Duplex apartments on the Turkish property market

People in Turkey love spacious homes. In 2017, the construction of studios was banned in the country. The rules were later relaxed: 1+0 studios can be built again, but they may make up no more than 20% of the apartments in a building. The existing one-room apartments are considered housing for foreigners. Duplexes of 100–200 m² are a rarity in many countries, but in Turkey they are a common type of housing. In addition, local apartments have very large balconies. A duplex can have up to three of them.

Turkish apartments are handed over with finishing. On the resale market, owners at least do a cosmetic renovation before selling. In Turkey, wallpaper is not common; walls are usually painted. The typical flooring is laminate, with ceramic tiles in the bathroom and kitchen. Luxury apartments use expensive materials such as granite or marble.

Apartments in Turkey are sold with built-in furniture and appliances: an air conditioner, a stove and an extractor hood. They also come with entrance and interior doors and plumbing.

"A duplex is most often chosen by families who live in Turkey for long periods or come with children and parents. Before buying, we advise viewing the layout of both levels in person: it matters whether the staircase is convenient and where the kitchen will be. For renting to tourists, two smaller apartments usually pay off better than one large duplex," says a sales manager at Yekta Homes.

Moving to Turkey by purchasing property

Cheap citizenship in Turkey

Who a duplex does not suit

Older buyers and families with small children. An internal staircase becomes inconvenient over time, and it is not safe for toddlers.
Those buying for short-term rentals. A large apartment is harder to rent out for short stays, and since 2024 this requires a ministry permit and the neighbors' consent.
Those counting on a residence permit based on property with a budget under $200,000. A 2+1 duplex at the average price per square meter in Alanya costs less than this threshold.

Each of these situations is visible in advance. In such cases, buyers choose a single-level apartment or two smaller apartments instead of one large one.

Frequently asked questions

What is a duplex in Turkey?

A two-level apartment whose floors are connected by an internal staircase. Two-level apartments on the top floor are called penthouses, and those on the ground floor with access to a garden are called bahçe duplexes.

How much does a duplex in Alanya cost?

At the average price per square meter in July 2026, a 105 m² 2+1 duplex costs from TRY 6.2 million (about $125,000), and a 205 m² 4+1 from TRY 12 million (about $245,000). The actual price depends on the complex and the finishing.

Do you get a residence permit for buying a duplex?

Yes, if it is with a TAPU price of $200,000 or more and designated as a home on the TAPU. From $400,000, you can apply for citizenship.

Is a duplex more expensive to maintain?

Yes. Utility bills are higher because of the area, and the aidat is usually shared in proportion to each owner's share in the land.

A two-level apartment in Turkey from the developer

A duplex apartment in Turkey is a new level of quality of life. Yekta Homes offers you the chance to buy a duplex in Turkey directly from the developer. You can choose an apartment in a building under construction or one that is already completed. For example, as of October 2026, the Green Life Gazipasa complex under construction has 2+1 duplexes of 101.8 to 109.7 m² and 4+1 duplexes of about 205 m² for sale. We offer a wide choice of original layouts and extensive facilities. Thanks to a two-year installment plan and discounts from 5%, you can buy upscale housing on favorable terms. It is best to check current prices and installment and discount terms with a sales manager. Yekta Homes provides full support throughout the deal and comfortable purchase terms. Contact us to become the owner of a luxurious duplex in Turkey!