Investing in apartments in Turkey

The flow of investment in Turkish apartments and houses is rapidly increasing. In 2024 alone, the number of transactions increased by 20.6%, signalling a market revival after a prolonged slowdown. Many investors are once again focusing on local real estate, motivated by ongoing infrastructure development and consistently high tourist numbers (more than 62 million visitors arrived in the country in 2024). Buyers are finalising deals in popular coastal regions, as experts forecast price growth (in Alanya, for instance, the expected annual rise is 5 to 10% through 2030).

Government programmes, including the option to obtain residency through investments in Turkish apartments starting from USD 200,000, further stimulate demand and strengthen the country’s position in the global market. The combination of economic growth (with GDP increasing by 3.2% in 2024) and long-term capital preservation prospects makes residential property, particularly the apartment sector, one of the most attractive options for both private and institutional investors.

Contents:

• Property prices in Turkey
• How to purchase investment apartments in Turkey wisely
• Expenses when purchasing property in Turkey
• Property maintenance expenses in Turkey
• Advantages of investing in Turkish apartments

Property prices in Turkey

Several key factors shape real estate prices:

• Region and neighbourhood prestige.
• Layout and total area.
• Quality of finishings and construction.
• Development level of the complex’s infrastructure.
• Distance from the sea and tourist zones.

• Istanbul is considered one of the top destinations in the property market owing to its high rental yields (over 10% annually in areas like Küçükçekmece).
• Antalya’s coastal location, mild climate and well-developed infrastructure attract both investors and residents.
• Ankara’s apartment prices are relatively stable compared to coastal cities, making it an ideal choice for buyers focused on long-term stability or permanent residence.
• Bursa is a strategic city for investors seeking to diversify their portfolios due to a wide range of residential and commercial properties.
• Mersin offers relatively affordable prices despite its coastal location and modern amenities.

How to purchase investment apartments in Turkey wisely

When you choose apartments in Turkey for investment, location should be your primary consideration. Popular tourist spots with reliable infrastructure, easy transportation and close proximity to the sea ensure steady demand from tenants and buyers. Locations like Alanya and Gazipaşa are quickly becoming more popular, as shown by the record-breaking 960,000 passengers carried by Gazipaşa-Alanya Airport on domestic and international flights in 2024.

Apartments with one or two bedrooms are the most versatile. They are easier to rent out and resell. It’s important to choose properties within modern complexes that offer a wide range of amenities, such as adult and children’s pools, playgrounds, landscaped gardens, recreational areas and security services. Special attention should also be given to the stage of construction. Buying early in the construction phase allows you to purchase at a lower price and potentially secure up to 30% capital growth by the time the project is completed.

Selecting a trustworthy developer is vital. Investors should assess the developer’s reputation by reviewing both ongoing and finished projects, reading customer feedback and verifying licences and documentation. To be confident in your decision, it’s advisable to consult a solicitor who specialises in Turkish real estate law. The solicitor can help with preparing necessary documents, reviewing the purchase agreement and ensuring that ownership is correctly registered in the Land Registry.

Expenses when purchasing property in Turkey

When you buy an apartment in Turkey for investment, you are responsible for mandatory expenses that amount to approximately 7.6 to 7.7% of the property’s value. These include:

• Title deed transfer tax of 4% of the declared property value. This is paid at the Land Registry Office when the title is officially transferred to the buyer’s name.
• Notary fees ranging from 0.1% to 0.2%, depending on the specifics of the transaction. These may cover document certification and the issuance of a power of attorney.
• Legal fees of approximately 0.5% of the property price. This usually includes verifying the legal status of the property, preparing the sale contract and managing the transaction.
• Agency commission of 3% of the price if the buyer works with a real estate agency. This fee covers property selection, viewing arrangements, negotiations and full transaction support.

Property maintenance expenses in Turkey

Every property owner in Turkey must obtain DASK, a compulsory earthquake insurance. The payment of insurance premiums is overseen by municipal authorities. In the event of a natural disaster, a government-backed insurance provider compensates for damages. The policy cost is determined based on the type of building and the seismic risk of the area. A dedicated calculator is available on the organisation’s website. Luxury properties are taxed based on their value (an owner of only one property is exempt from this tax) as follows:

• From 5.25 million TRY to 7.87 million TRY (USD 129,000 to USD 193,000) at 0.3%
• From 7.87 million TRY to 10.5 million TRY (USD 193,000 to USD 258,000) at 0.6%
• Over 10.5 million TRY (from USD 258,000) at 22,500 TRY (USD 553) plus 1% of the amount exceeding 5.25 million TRY

Both residents and non-residents must pay income tax in Turkey on earnings such as rental income. This tax is applied progressively and allows for certain deductions and benefits. Even if the property is jointly owned by spouses, each individual is required to declare and pay tax on their share of the income separately.

If a property is rented out for residential purposes, a certain amount is exempt from taxation. Owners can choose between two tax deduction methods:

• The Actual expense method allows deducting real expenses (including utilities, administrative fees, insurance, taxes, loan interest, depreciation and repair costs) from gross rental income. Additionally, 5% of the property value is deductible during the first 5 years of rental.
• The Lump-sum method allows landlords to deduct 25% from their gross income. Once this method is chosen, they cannot switch back to the actual expense method for 2 years.

Capital gains from property sales are exempt from income tax if the holding period exceeds five years. If sold earlier, standard income tax rates apply. The taxable gain is calculated by subtracting inflation-adjusted purchase costs from the sale price.

Owners must also pay an annual property tax, which is a municipal tax levied on the value of land and buildings. The rate depends on the property type and location:

• Residential properties: 0.1% (0.2% in major cities).
• Commercial and agricultural properties: 0.2% (0.4% in major cities).
• Land plots: 0.3% (0.6% in major cities).

Advantages of investing in Turkish apartments

The Turkish real estate market remains an attractive investment destination for the following factors:

• High rental yields and a developed tourism sector
  Turkey consistently ranks among the world’s most popular tourist destinations. In 2024, over 62 million visitors explored the country, boosting the rental market. In Q3 2025, the average annual return on residential property nationwide reached 7.76%. The influx of foreigners, from vacationers at Mediterranean and Aegean resorts to medical tourists, students and digital nomads, attracts buyers interested in apartments for investment and passive income. In cities like Alanya, high demand for both short- and long-term rentals enables property owners to secure consistent rental income year-round.
• Stable economic growth
  In 2024, Turkey’s GDP increased by 3.2%. Economic growth fosters a higher standard of living, boosts domestic demand and encourages urban expansion, all of which have a positive effect on the property market. For investors, this results in reliable rental income, potential for long-term appreciation and wider opportunities to diversify portfolios through new residential and commercial developments.
• Favourable exchange rate for foreign investors
  The depreciation of the Turkish lira presents opportunities for foreign investors holding capital in USD or EUR to secure more favourable deals. This is especially relevant in light of recent official data from the Central Bank: in April 2025, the nationwide housing price index increased by 32.9% year-over-year. However, when adjusted for inflation, real prices actually declined by 3.6%. This scenario presents favourable conditions for apartment investments in Turkey for foreigners, allowing them to purchase high-quality properties at lower prices when converted into hard currency. Additionally, if the market recovers and the lira appreciates, there is potential for further capital gains through currency appreciation.
• Price growth potential in selected regions
  Despite the current correction, certain parts of the country still show promise for capital growth. For example, analysts predict that the Alanya property market may experience annual price rises of 5 to 10% until 2030. This is driven by limited land availability, strong interest from overseas buyers and increasing tourism appeal. Such forecasts make Alanya and similar areas appealing to investors with medium- and long-term plans. Capital gains can also be maximised by purchasing apartments in off-plan projects in Turkey, as prices typically increase by 20 to 30% by the time ownership is transferred.
• Increasing number of transactions
  The demand for real estate in Turkey continues to increase, driven by infrastructure development and enhanced project quality. In 2024, the total number of transactions rose by 20.6%, reaching 1.48 million sales. This figure suggests a gradual recovery in buyer activity. A lively market reduces risks linked to resale challenges or shifts in investment strategy.

Yekta Homes - developer in Turkey, founded in 2005, with 17 completed projects featuring high-quality, modern housing. Over 2,000 individuals have bought apartments for investment or personal use in prime locations like Alanya and Gazipaşa. On the company’s website, you can browse both completed and under-construction complexes offered at competitive prices. Contact our specialists to find the right property, review available instalment plans and get full support at every stage of the purchase, as well as after the sale support.