Where Is the Best Place to Buy Property in Turkey?

To answer the question "where is the best place to buy an apartment in Turkey?", you first need to decide why you want to buy it. Different regions suit rental business, year-round living or seasonal stays. Prices also vary widely across the country: according to Endeksa, in July 2026 a square meter in Bodrum cost about TRY 125,000, and in Ankara about TRY 39,000.

Let us look at the cities popular with foreign tourists and residence permit holders in Turkey, as well as the specifics of buying property.

Contents:

• Which city in Turkey is best for buying an apartment?
• Where to buy an apartment in Turkey by the sea
• Prices and yields by city in 2026
• Buying an apartment in Turkey: the specifics
• Which area of Alanya is best for buying an apartment
• Who buying in Alanya does not suit
• Frequently asked questions

Which city in Turkey is best for buying an apartment?

Different age groups have different preferences. Before choosing a home, think about how you would like to spend your time: quietly and in solitude, constantly meeting and socializing with other foreigners, or perhaps you plan to study and build a business.

Where it is best to live in Turkey if you don't speak Turkish

Someone who does not speak Turkish well will feel most comfortable in the resorts popular with expats:

• Alanya;
• Mahmutlar;
• Antalya;
• Kemer;
• Side.

In these towns, you can always find help from fellow expats, because, as we know, a sense of kinship grows stronger abroad. Another advantage of these areas is that shopkeepers, medical staff and service workers speak English and German quite well. So if you struggle to explain yourself in Turkish, you will not find yourself in an awkward situation here. All these towns are in Antalya province: on the AFAD earthquake hazard map, it is a medium-hazard area, lower than the Aegean coast and the Marmara region. We have explained how to compare regions by climate, earthquake risk and crime in our overview of the safest regions of Turkey.

Where retirees should buy an apartment in Turkey

People over 50 will also feel comfortable in an expat community, but there is one thing to bear in mind: where there are many tourists, you will not get to rest in peace and quiet. There will always be conversations, street touts calling out and general noise under your windows.

If you need to get by without Turkish, take a look at Alanya and Mahmutlar. They are located far from the airport, which might seem a downside, but tourists often turn these destinations down because they take a long time to reach. As a result, your neighbors will most likely be calm, patient people. This refers to Antalya Airport, about two hours' drive from Alanya; closer, about 40 km away, is Gazipaşa-Alanya Airport, but it has noticeably fewer flights.

To avoid the noise of busy streets, choose an apartment that is not on the first line from the sea. If you go a couple of blocks up from the center of Alanya, you will notice that there are almost no tourists here. Life flows quietly and unhurriedly. For those over 65, there is also a practical advantage: when applying for a short-term residence permit, they are exempt from mandatory health insurance.

Where to buy an apartment in Turkey to rent out

If you plan to develop a rental business, you need to look not at your own preferences but at what potential clients want. Tourists fall into two categories:

• Fans of all-inclusive holidays, parties, long walks and bright lights. Antalya, Istanbul and Kemer suit this audience.
• Fans of holidays in an authentic atmosphere. For them, it is important to immerse themselves in the local identity and culture and see the real Turkey. They prefer to rent long-term. The ideal cities are Alanya, Mahmutlar, Ankara, Bursa and Izmir. We have described in detail how to choose and rent out property in Alanya in our article on moving to the city.

Winter tourists are a category of their own. They are good clients for those who do not want to lose income in the low season. Cities from both categories above suit them.

Bear in mind the rental rules: since 2024, renting out a home to tourists for up to 100 days is allowed only with a permit from the Ministry of Culture and Tourism and the consent of all the owners in the building. Without this, the option is long-term rental: a lease of more than 100 days does not require a permit.

Where to buy an apartment in Turkey by the sea

If you definitely want to live by the sea, the all-round choice is Alanya, on the Mediterranean coast. What makes this town good:

• Tourism has not swallowed it up completely. Yes, you will meet Germans, Scandinavians, Ukrainians and many other nationalities here, but as soon as you go further up into the town, everything quiets down. It is as if you find yourself in a completely different Alanya.
• It suits fans of both active and quiet, authentic holidays.
• Many locals speak English and German quite well.
• The town keeps developing and is starting to look more European. New residential complexes, entertainment and shopping centers are being built.

By the way, if you are thinking about buying an apartment in Alanya but are not sure, many developers offer a "free trip to Turkey". You will be shown the town, the infrastructure and the homes. The trip usually also includes accommodation, meals and transfers. At Yekta Homes, the inspection trip is free for buyers: 3 days, transfers, accommodation in apartments, breakfast and dinner, and tours of Alanya and the projects with an English-speaking escort.

Prices and yields by city in 2026

Endeksa data for July 2026, converted at the Central Bank of Turkey rate on October 6, 2026: $1 = TRY 49.18. The average apartment in Alanya cost about TRY 6.4 million (about $130,000), and nationwide about TRY 5.2 million (about $106,000).

What matters for an investor:

• Price growth. 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%.
• Rental yield. According to Global Property Guide for the third quarter of 2026, the average gross rental yield in Turkey is 7.86%, and in Istanbul from 4.7% to 12.2% depending on the district. An apartment in Alanya let long-term pays for itself in about 20 years on average (Endeksa).
• Foreign demand. In 2025, foreigners bought 21,534 properties in Turkey, most of them in Istanbul (7,989) and Antalya province (7,118).

Buying an apartment in Turkey: the specifics

When deciding whether to buy property in Turkey, you need to take into account a number of features of the country. The legislation differs from that of many other countries, but foreign investors are treated favorably and even granted certain benefits.

• By buying a home worth more than $400,000, you can obtain Turkish citizenship. In this case, the apartment cannot be sold for 3 years, and payment is made only by bank transfer.
• To sign a sale agreement, all you need is a passport and a deposit to the seller of 5–10% of the property price.
• To register the transaction itself, you need:
  • a power of attorney for a real estate agent who can handle all the paperwork;
  • a tax number, which you can get at the local tax office;
  • a bank account;
  • a valuation report from an SPK-licensed company, which is mandatory for foreigners;
  • an earthquake insurance (DASK) policy;
  • a permit from government authorities (not required for buildings constructed after 2011). Today, the buyer does not need to obtain a separate permit: the Land Registry Office itself checks military and security zones.

  A residence permit based on property is granted only for an apartment designated as a "home" on the TAPU and with a TAPU price of $200,000 or more.

  The paperwork procedure in Turkey is as simple as possible, and everything can be done in a few days. It is easier to buy an apartment from a developer than on the resale market. Transaction costs include a 4% title deed transfer fee (by law split equally with the seller) and a Land Registry fee of TRY 20,870 in 2026.

  

  Which area of Alanya is best for buying an apartment

  Looked for the best city to buy an apartment in and settled on Alanya? Then all that remains is to choose the area. Most often, prospective buyers want to know where it is best to buy property by the sea, so let us look at the coastal areas:

  • Avsallar used to be considered a suburb of Alanya, so it is hard to call it modern; it has only just started to develop. Even so, Avsallar is very popular with fans of parties and active holidays. If you are looking for a place for solitude and contemplation, you will most likely not feel comfortable here.
  • Mahmutlar is an area that is quickly taking on the look of a modern European town. Residential complexes are being actively built here and shopping centers are opening. It is best to check current apartment prices in Mahmutlar with a sales manager. It is an all-round place that will suit fans of both active and quiet holidays.
  • Konakli is a small town with developed infrastructure. If you love nightlife, you will most likely find it boring here.

  If you need the apartment for a residence permit, check the neighborhood: according to data from June 2026, Mahmutlar, Kestel, Avsallar and Kargicak are open to residence permit applications from foreigners, but there is no official register, so the status is checked for the specific address before paying a deposit.

  Wondering where it is best to live in Turkey? The all-round answer is Alanya and Mahmutlar. Everyone will feel comfortable here: fans of active, beach or quiet holidays. There are plenty of places for shopping and for getting to know authentic cuisine. You can socialize with both fellow expats and locals.

  "Many people choose a town based on their impressions from a holiday. We advise coming back in November or February and living in the area for at least a few days: in winter, you can clearly see which shops and cafes are open all year round and how quiet it is in the evening," says a sales manager at Yekta Homes.

Who buying in Alanya does not suit

• Those who need a large business city. Office jobs, universities and business life mean Istanbul, Ankara and Izmir.
• Those who fly often and far. There are few direct flights from Gazipaşa, and Antalya Airport is about two hours' drive away.
• Those counting on short-term rental in any building. Without a ministry permit and the neighbors' consent, such rentals are prohibited.

Each of these situations is visible in advance. For business life, people choose Istanbul or Izmir, and for frequent travel, areas closer to Antalya.

Frequently asked questions

Where is the best place to buy an apartment in Turkey?

It depends on your goal. For life by the sea, people most often choose Alanya and Antalya; for business life, Istanbul; for tourist rentals, the resorts of Antalya province.

How much does a square meter cost in Alanya?

According to Endeksa, TRY 58,717 on average in July 2026, about $1,194.

Where is the most expensive housing in Turkey?

In Bodrum: about TRY 125,000 per square meter. Next come Marmaris and Istanbul.

From what amount can you get citizenship by buying a home?

From $400,000. After that, the apartment cannot be sold for 3 years.

Can you get a residence permit by buying an apartment in Mahmutlar?

According to data from June 2026, Mahmutlar is open for residence permits, but the neighborhood's status is checked by address. You need an apartment designated as a home and with a TAPU price of $200,000 or more.

The most profitable option is to buy property in Mahmutlar directly from the developer. At Yekta Homes, we take great care to introduce clients to the homes, the infrastructure and the area. As of October 2026, prices in the company's completed complexes start from €139,000 (Blue V, Mahmutlar), and in those under construction from €103,000. Contact us in any way convenient for you, and we will answer all your questions!