The 2+1 house plan is perhaps the most popular option in Turkey. It is an apartment with two separate bedrooms and a living room with an American kitchen (or a living room and a separate kitchen in Turkish-style houses). Most often, 2+1 apartments have two adjacent bathrooms (rarely one or three), large balconies or terraces overlooking the garden of the complex. With the average area of 100-120 square meters, such apartments can be a good home option for a family of two adults and one or two children. However, it is profitable to buy 2 + 1 apartments not only for families with children planning to relocate or use it as a holiday home, but also for those who invest in real estate in order to make money on rent. Two-bedroom apartments in Turkey are excellent options for short-term and long-term rentals. Along with the 1+1 plan they remain the most liquid layouts on the rental market: such apartments find tenants faster and resell more easily.
Content:
- Family home floor plans in Turkey
- 2+1 comfort class apartments
- How much does a 2+1 comfort class apartment cost in Turkey?
- 2+1 luxury apartments
- 2+1 apartments in new buildings
- Secondary 2+1 apartments for sale in Turkey
- How much does a 2+1 luxury apartment cost in Turkey?
- Prices for 2+1 apartments by city
- How buying preferences have changed
- Who the 2+1 layout will not suit
- What changed by 2026
- Popular questions
Family home floor plans in Turkey
Many residents of European and Middle East countries are thinking about buying an apartment in Turkey for relocation with their family. Demand from foreign buyers has cooled in recent years: they closed 5,681 transactions in January to April 2026, 11.6% fewer than a year earlier. Domestic demand, on the other hand, has grown, and it is what sets prices now. When planning to move to Turkey, foreigners most often buy family-style 2+1 apartments. The most popular cities and provinces of Turkey among foreign investors are Istanbul, Ankara and Antalya.
2+1 comfort class apartments
Buyers with a limited budget can purchase a 2+1 comfort class apartment in an ordinary Turkish apartment building without five-star hotel facilities. As a rule, such buildings have an elevator, a landscaped courtyard, parking, clean, marbled hallways. Prices for apartments in such houses are significantly lower than in luxury development projects, and the monthly maintenance fee for the building (aydat) is low too — around 1,500 TL in 2026, against 3,000 to 5,000 TL in complexes with a pool and security. Another benefit of these apartments is that you can easily buy a secondary property that is completely ready to move in: with furniture, air conditioners, a water heater, household appliances and etc.
New comfort-class apartments are sold from the developer in fine finish, ready for furnishing and moving in. Fine finishing includes flooring (ceramics or laminate), double-glazed windows, interior and exterior doors, a complete set of plumbing fixtures, a kitchen set and sometimes built-in furniture in the corridor and bedrooms.
Buying a 2+1 comfort-class apartment is perhaps the cheapest way to move the whole family to the seaside home or to the new home in colourful and vibrant Istanbul.
How much does a 2+1 comfort class apartment cost in Turkey?
According to Endeksa data for July 2026, the average price per square meter of housing in Turkey is 41,703 TL ($863) and an average apartment costs 5.21 million TL ($108,000). Over the year the square meter gained 23.3% in lira, but adjusted for inflation the market lost 6.6%: in hard currency housing has become more affordable than a year ago.
For a 2+1 layout of 100 to 120 m² that means 4.2 to 5 million TL ($86,000–104,000) at national average prices. Resort provinces come out higher, industrial regions lower.
The average payback period nationally is 13 years. The longest belongs to Muğla province (Bodrum, Fethiye, Marmaris) at 19 years, while in Ankara and the cities of inner Anatolia the money comes back faster.
The Turkish Realtors Association (TUGEM) together with the largest Turkish real estate aggregator Endeksa publish regular reports on the state of the market. According to their July 2026 data, the average cost of a 2+1 apartment in the provinces popular among foreign buyers looks as follows:
- Istanbul — 65,078 TL ($1,346) per square meter, an average apartment in the city at 7.16 million TL ($148,000), and a 2+1 of 100 to 120 m² at 6.5 to 7.8 million TL ($135,000–162,000);
- Izmir — 53,974 TL ($1,117) per square meter, a 2+1 costs 5.4 to 6.5 million TL ($112,000–134,000);
- Antalya — 55,495 TL ($1,148) per square meter, a 2+1 costs 5.5 to 6.7 million TL ($115,000–138,000);
- Ankara — 38,674 TL ($800) per square meter, a 2+1 costs 3.9 to 4.6 million TL ($80,000–96,000);
- Bursa — 36,083 TL ($747) per square meter, a 2+1 costs 3.6 to 4.3 million TL ($75,000–90,000).
- Mersin remains one of the most affordable options on the Mediterranean coast and costs noticeably less than Antalya.
2+1 luxury apartments
Luxury apartments, penthouses and duplexes are stylish apartments with fine high-quality finishing, located in residential complexes with resort, spa and fitness facilities. Residents of luxury complexes are offered a landscaped, protected area with a tropical, well-kept garden, a swimming pool, places for family recreation, sports, children's playgrounds. Many luxury development projects (especially in seaside resort cities where foreigners most often invest in Turkish real estate) also have spa and fitness centers: with gyms, a sauna, a hammam, a Roman steam room, a heated winter pool, massage rooms and many others. In large residential complexes, the number of facilities can reach two or three dozen!
- 2+1 apartments are one-level luxury apartments in fine finishing, with a separate or (more often) American kitchen (when the kitchen area is combined with the living room) with large balconies and terraces, two bathrooms;
- 2+1 penthouses are two-storey apartments (located on the two upper floors of a residential complex) with a separate or American kitchen, living room, two bedrooms, with panoramic terraces on both floors (with access to the roof), with two or three combined bathrooms, one of which often has a jacuzzi bath;
- 2+1 duplexes are duplex apartments in Turkey on any except for the upper floors of a complex. The garden duplexes (the lower two floors of a complex) have their own access to the communal garden or even their own independent garden area. Upside-down duplexes (and penthouses) are when the entrance to the apartment from the common hallways as well as the bedrooms are on the upper floor and the living room (and exit to the garden) is on the lower.
Are duplex apartments affordable for buyers with limited budget? Yes, because duplexes and penthouses can be both "luxury" or "premium" options as well as comfort class options (in average Turkish apartment buildings), so even with a limited budget, you can still buy a penthouse apartment in Turkey (2 +1 or even 1+1) or a garden duplex.
2+1 apartments in new buildings
New luxury 2+1 apartments in Turkey are sold from the developer and equipped with main and spot lighting, double-glazed windows, interior and exterior doors, marble, ceramic or laminate flooring, stylish kitchen sets with granite countertops, a complete set of plumbing in bathrooms and toilets. Often as a bonus from a developer there is new white household appliances: a washing machine, a stove with a hood and an oven, a dishwasher, and an instantaneous water heater. You can also buy a new luxury apartment fully furnished, equipped with household appliances, air conditioning and a water heater. Developers usually offer several fully furnished and ready-to-move-in apartments (so-called showrooms). They are offered to those who want to move in or rent out an apartment immediately after the transaction. A furnished apartment always costs more than an empty one, and the difference is budgeted separately: a full set of furniture and appliances for a 2+1 is comparable to the price of several square meters.
Buying at the construction stage remains the cheapest way in: the legal limit for handing over the keys under law 6502 is 48 months, and large projects must carry a completion guarantee. The document for such an apartment is called kat irtifaki and is exchanged for a full TAPU with ownership rights once the building is completed.
Secondary 2+1 apartments for sale in Turkey
Secondary luxury 2+1 apartments are mostly sold with used furniture, household appliances and climate control equipment from the previous owner. The cost of furnishings in such cases is included in the price of an apartment. Those who do not want to spend time and money on furnishing and equipping apartments look for furnished resale options from European owners. The ideal option in this case is when an apartment was not rented out, and the owner, a foreigner, used it as a holiday home. The cost of secondary 2+1 apartments is not always lower than the cost of new ones. The resale options may be larger in area, located in a prestigious area or on the front or second line: these factors directly affect the price of apartments in Turkey.
How much does a 2+1 luxury apartment cost in Turkey?
The minimum cost of one-level 2+1 luxury apartments in Turkey is 20-30 percent higher than 2+1 comfort-class apartments of the same living space. Most often, foreigners buy 2+1 luxury apartments in the Anatolian region:
- in Antalya, where an average apartment across the province costs 6.1 million TL ($126,000) and a square meter 55,495 TL;
- in Alanya and its districts — Mahmutlar, Oba and Kestel: the average apartment here also costs around 6.1 million TL ($126,000), but a square meter in the popular coastal neighborhoods has passed 60,000 TL ($1,240);
- in Kemer and other Antalya resorts, where the price depends heavily on the distance to the sea: between the seafront and neighborhoods two kilometers inland the gap reaches one and a half times.
Mortgages are available to foreigners, but Turkish banks quote rates per month rather than per year: in September 2026 they offered 2.5 to 3.8% a month. Converted to an annual figure that makes credit an expensive tool, so most foreign buyers pay from their own funds or take a developer’s installment plan.
Prices for 2+1 apartments by city
A summary of Endeksa data for July 2026. Dollar amounts use the rate of 48.33 TL, September 2026.
| City | Price per m² | Average apartment in the city | 2+1 of 100–120 m² |
|---|---|---|---|
| Istanbul | 65,078 TL ($1,346) | 7.16 million TL ($148,000) | 6.5–7.8 million TL ($135,000–162,000) |
| Antalya | 55,495 TL ($1,148) | 6.10 million TL ($126,000) | 5.5–6.7 million TL ($115,000–138,000) |
| Izmir | 53,974 TL ($1,117) | 6.48 million TL ($134,000) | 5.4–6.5 million TL ($112,000–134,000) |
| Ankara | 38,674 TL ($800) | 5.03 million TL ($104,000) | 3.9–4.6 million TL ($80,000–96,000) |
| Bursa | 36,083 TL ($747) | 4.69 million TL ($97,000) | 3.6–4.3 million TL ($75,000–90,000) |
| National average | 41,703 TL ($863) | 5.21 million TL ($108,000) | 4.2–5 million TL ($86,000–104,000) |
Which city to choose for your own purpose — to live, to rent out or to resell — is something we covered in the article "Which city in Turkey is the best place to buy an apartment".
How buying preferences have changed
The appetite for larger layouts that grew during the remote-work years has not gone away: 2+1 apartments are still bought for the "bedroom plus study" scenario, and duplexes with garden access remain scarce in completed complexes.
What has changed noticeably is the attitude to renting. Short-stay letting has been licensed since 2024, and the permit is only issued with the written consent of every owner in the building. For the owner of a 2+1 that means the plan to let the flat to tourists by the week may fail because of one neighbor, and long-term tenants are the safer bet.
The third change is the mix of buyers. Foreign transactions have thinned out while Turks themselves buy more actively, and developers increasingly design new projects around a local family: a storage room, a parking space, a school nearby.
"People buy the 2+1 layout for two reasons: for the family and for resale. It is more liquid than a studio on the secondary market — there are always more buyers for it than for a 1+1 in the same complex," says a head of sales.
Who the 2+1 layout will not suit
There are scenarios in which paying extra for the third room does not pay off.
Those buying purely for short-stay rental. Tourists more often look for a 1+1: it is cheaper to maintain and delivers a higher yield per unit invested. Short-stay letting now also requires a permit.
Those who visit for a couple of weeks a year. The maintenance fee, property tax and utility bills are payable all year round whether you are living in the apartment or not.
Those counting on a mortgage at European rates. A loan from a Turkish bank is quoted monthly, and converted to a year it works out expensive.
Those who care about the documented area. Listings often quote the gross area including balconies and a share of the common parts, while the usable area turns out to be 15 to 20% smaller — check this against the technical passport before paying a deposit.
What changed by 2026
- The average price per square meter in Turkey is 41,703 TL and an average apartment costs 5.21 million TL (July 2026).
- Prices gained 23.3% in lira over the year but lost 6.6% in real terms.
- The average payback period for housing is 13 years, and 19 years in Muğla province.
- Sales to foreigners came to 5,681 transactions in January to April 2026, 11.6% fewer than a year earlier.
- Short-stay letting is licensed, which makes renting a 2+1 to tourists harder to arrange.
- The maintenance fee in complexes with facilities has risen to 3,000–5,000 TL a month.
Popular questions
What does the 2+1 layout mean?
Two bedrooms plus a living room. The kitchen is either combined with the living room (the American version) or separate in Turkish-style buildings. The area is usually 100 to 120 m².
How much does a 2+1 apartment cost in Turkey in 2026?
At national average prices, 4.2 to 5 million TL ($86,000–104,000). In Istanbul it is 6.5 to 7.8 million TL, in Antalya 5.5 to 6.7 million TL, and in Ankara and Bursa from 3.6 million TL.
Which is better, a 1+1 or a 2+1?
For short-stay rental and a minimum budget, a 1+1. For a family and a future resale a 2+1 is more liquid: there are more buyers for two-bedroom apartments on the secondary market.
Does buying a 2+1 give the right to a residence permit?
The right comes from the price, not the layout: a residence permit is granted at an appraised value from $200,000 and citizenship from $400,000.
Can a 2+1 be bought with a mortgage?
Yes, banks lend to foreigners, but the rate is quoted per month — 2.5 to 3.8% in September 2026. A developer’s installment plan during construction is used more often.