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Turkey is visited regularly by large numbers of travelers from many countries. The nature is wonderful, the culture is rich, and even in the north of the country the weather stays good for months at a time. No wonder many tourists decide to move here permanently, while investors realize the country can generate passive income. How? Buy local property and rent it out (the minimum term is one year), or make a profit by reselling the property.
So which city in Turkey is the best place to buy an apartment? The answer depends on why you are buying. In this article we go through the options and point out where life is comfortable and where tenants or buyers are easy to find.
Content:
- Buying an apartment in Turkey: the details
- The property purchase procedure in Turkey
- Where is the best place to buy property by the sea
- Housing
- Four cities in figures
- Why a city may not suit you
- What changed in the market by 2026
- Popular questions
- Turk.Estate will help you buy a home in Turkey
Buying an apartment in Turkey: the details
If you are looking for an apartment in Turkey to earn income, what should concern you is the return on the property.
The best value comes from buying at the construction stage, and the closer to the groundbreaking, the cheaper it is. You will not have to wait decades for completion, as sometimes happens in Russia. Law 6502 caps the handover period at 48 months from the date of the contract, and for projects of 30 apartments or more the developer must provide a completion guarantee: a bank guarantee, insurance or an escrow account. On the coast the usual timeline is shorter, one and a half to two years.
Once you receive the property, you can rent it out long term straight away (a minimum of one year) and simply collect your returns.
The owner may sign a contract with a management company. It will not just help find tenants — it will effectively do everything for the owner of the apartment or villa.
The company will find tenants, agree the terms with them, prepare the agreement, close the deal, monitor the obligations set out in the contract, resolve any issues that come up with residents, and so on. All of this is known as guaranteed rental. Gross rental yields in Turkey are running at about 7.3% in 2026, long-term rentals in Alanya bring in roughly 5.7%, and short-stay resort rentals under active management deliver 7 to 11%. Those figures come before costs, though: tax, the building fee, insurance and repairs take another 1.5 to 2 percentage points.
Short-stay rentals have required a license since 2024. Under law 7464 you need a permit from the Ministry of Culture and Tourism, and for an apartment in a multi-unit building the unanimous written consent of all owners. Since April 1, 2026, booking platforms require the permit number in the listing, and fines for operating without one start at 100,000 TL. One neighbor objects and there will be no short-stay rental in that apartment.
When calculating annual income, remember to include taxes in your expenses. In 2026 the first 58,000 TL of residential rental income is tax free, and anything above that is taxed on a progressive scale:
- up to 190,000 TL — 15%;
- 190,000 to 400,000 TL — 20%;
- 400,000 to 1,000,000 TL — 27%;
- 1,000,000 to 5,300,000 TL — 35%;
- above 5,300,000 TL — 40%.
Documented expenses are deducted from the tax base: the building fee, insurance, repairs, loan interest, property tax and agency commission. For everything else it costs to keep an apartment, see our guide on how much it costs to maintain property in Turkey.
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The property purchase procedure in Turkey
Ownership is registered by the state land registry office, called Tapu Mudurlugu in Turkish, and it is the body that issues the tapu. The transaction requires a licensed appraiser’s report, a Turkish tax number, an account with a local bank and payment of the title transfer tax of 4% of the cadastral value. A step-by-step breakdown with all the documents and deadlines is collected in a separate article on the procedure for buying property in Turkey.
Where is the best place to buy property by the sea
For a profitable investment it is better to look at large cities and resorts, because that is where people relax, do business, work and study. Istanbul, Izmir and Antalya are incredibly popular with travelers and expatriates alike.
Keep in mind that you are not only counting on visitors but on locals as well, since many Turks rent their homes too.
What about Antalya? Even apartments in residential complexes with minimal facilities a kilometer from the beach are in demand. For many tenants it matters more that there are universities, colleges, medical centers and clinics, schools and kindergartens nearby.
Among foreigners, however, the Antalya districts of Lara and Konyaalti with their many modern residential complexes are the most sought after.
In Alanya, Mahmutlar and Bodrum apartments are mostly rented out in the warm months, during the tourist season. Owners can still earn year-round income, because management companies here offer guaranteed rental services.
Many foreigners do exactly that, but choosing the right management company matters, because your income and its regularity depend on it. If the company ceases to exist, the owner may be left without income for a while. Entrust your property to an experienced, proven organization. Before signing an agreement, ask how long the company has been working, look at its licenses and check whether it has the equipment to register tenants with the police (absolutely every resident must be registered).
It is best to sort out the management company while you are still buying the villa or apartment.
If you are choosing an apartment purely for yourself, trust your own feelings and buy in the area you like. Recommending anything here is difficult, because much depends on the family: whether there are children and how old they are. That determines whether you need a school, a kindergarten or a clinic nearby.
There are homes in Turkey for every taste. As a coastal second home, consider:
- Kemer;
- Side;
- Belek;
- Konakli;
- Avsallar;
- Didim;
- the Bodrum area.
The country runs programs to support construction and tourism, and all these towns are developing rapidly under them. The residential complexes being built are not only comfortable but attractive, and they include both apartment buildings and detached villas.
If you are planning to move permanently, take a closer look at property in Alanya. Pay attention to the complexes in Mahmutlar and visit the properties in Avsallar with a realtor. It is also worth checking the status of the neighborhood before the deal: some mahalle are closed to foreign registration, and the decision is made for a specific address rather than for a city or district. Which locations had their restrictions lifted in 2026 is set out in our review of residence permits in Turkey’s restricted areas.
If you do not know the area where you liked an apartment, ask the agents how far the markets and shops, hospitals and clinics, kindergarten and school are. Incidentally, Antalya has only one secondary school where lessons are taught in Russian.
In short, work out in advance whether it will be convenient to reach the places you need almost every day when living permanently, not on holiday.
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Housing
Antalya
Antalya lies on the Mediterranean coast. The province is ideal for lovers of the sea, beaches and warmth. Summers are hot and dry, winters warm but rainy. The swimming season runs from May to October.
Antalya attracts not only those who enjoy a carefree time by the sea but also those planning to build a career.
Expatriates rarely have trouble finding work here. Teachers, programmers, doctors, engineers, drivers and salespeople can all find jobs in the province.
During the tourist influx there is always demand for waiters, bartenders and entertainers. The national minimum wage in 2026 is 28,075.50 TL net ($581), and in the tourist season from May to October pay rates in hotels and catering rise by 15 to 25%.
Antalya has plenty of supermarkets, shopping malls, cafes (including ones for children), restaurants, attractions, water parks, swimming pools and cinemas.
Renting a 100-square-meter apartment in Antalya costs about 26,300 TL ($545) a month, and a compact one-bedroom is noticeably cheaper. Utility bills in summer come to 2,200-2,500 TL ($46-52) and rise in winter with heating, while the building maintenance fee is paid separately, from 1,500 TL.
In July 2026 a square meter of housing in Antalya cost 55,495 TL ($1,148), and the average apartment across the province came to 6.1 million TL ($126,000).
Izmir
The city sits on the Aegean Sea. It sees both heat and frost.
Izmir is a major city and a resort at once, so it suits both those who like the fast pace of city life and those who prefer sea views, beach holidays and an unhurried pace.
There are vacancies in tourism, services, retail, logistics and shipping. Many newcomers and locals work at the port. Izmir trails Istanbul on pay: the gap between the two cities is estimated at 20 to 35%.
In July 2026 rent in Izmir averaged 327 TL per square meter, about 32,700 TL ($677) a month for a 100-square-meter apartment. A square meter to buy costs 53,974 TL ($1,117), and the average apartment 6.5 million TL ($134,000).
Alanya
Plenty of travelers come here to holiday on sandy beaches and swim in the warm, clean sea. The climate is hot, there is almost no rain in summer, precipitation falls in winter (mainly from November to February) and there are no frosts.
Many local beaches hold the Blue Flag, which certifies the cleanliness of the shore and the water.
The most popular beaches in Alanya are:
- Damlatas;
- Portakal;
- Keykubat;
- Cleopatra.
There is more to do here than sunbathing. The town has many shops and malls, so fans of shopping will not be bored in Alanya. The resort also has plenty of restaurants, cafes and bars for a good night out.
Tourism is highly developed here. Alanya also has many fruit plantations, so finding work is not particularly hard. Many expatriates work in exactly these fields.
A one-bedroom apartment in Alanya rents for about 13,500 TL ($279) a month, and the average rate across the town is 22,000 TL ($455). By mid-2026 the average apartment price approached 6.1 million TL ($126,000), and a square meter in popular areas passed 60,000 TL ($1,240).
Istanbul
Istanbul is the country’s largest financial center. People move here to build a career or start their own business, not only from across Turkey but from all over the world.
Summers in Istanbul are warm rather than hot. Winters are cool, frosts are rare and the temperature almost never drops below zero. It rains from October through March.
Istanbul has 39 districts. Tourists tend to favor these neighborhoods:
- Sultanahmet;
- Beyoglu;
- Besiktas;
- Fatih;
- Kadikoy;
- Atasehir;
- Uskudar;
- Sisli.
Rental prices depend on:
- the neighborhood;
- the view from the window;
- the general condition of the home;
- whether there is parking on the grounds;
- the floor the apartment is on.
In July 2026 rent in Istanbul stood at 456.5 TL per square meter, about 45,700 TL ($944) a month for a 100-square-meter apartment. This is the most expensive rental market in the country: the national average is 294 TL per meter.
Finding work in the city is not difficult, as it is the economic center of the country. In Istanbul you can earn 20 to 35% more on average than in other large cities, but housing is the most expensive too: a square meter costs 65,078 TL ($1,346) to buy, and the average apartment 7.2 million TL ($148,000).
Four cities in figures
Endeksa and sahibindex data for July 2026, converted at 48.33 TL per dollar as of September 2026.
| City | Price per m² to buy | Rent per m² per month | Who it suits |
|---|---|---|---|
| Istanbul | 65,078 TL ($1,346) | 456.5 TL ($9.4) | Careers, business, year-round rental to locals |
| Antalya | 55,495 TL ($1,148) | about 263 TL ($5.4) | Permanent living by the sea, families with children |
| Izmir | 53,974 TL ($1,117) | 327.4 TL ($6.8) | City and sea at once, students, port work |
| Alanya | from 60,000 TL ($1,240) in popular areas | 217 TL ($4.5) | Seasonal rental, wintering, a budget purchase |
Why a city may not suit you
Each of the four options has a scenario in which it turns out to be the wrong purchase.
Istanbul will not suit those counting on the sea outside their door or a quick exit from the investment. The beaches are on the outskirts, crossing the city takes hours, and the entry price is the highest in the country.
Antalya will not suit those who plan to earn from short-stay rentals without the neighbors’ consent: in multi-unit buildings the permit requires a unanimous decision by all owners. In summer the city is crowded, and it shows in the traffic and the queues.
Izmir will not suit those who want warmth all year round: there are frosts in winter and a full heating season. There is also less Russian-speaking infrastructure than on the Mediterranean coast.
Alanya will not suit those who need income in winter. Rental demand here is seasonal, an apartment can sit empty outside the tourist months, and long-term yields of around 5.7% are below the national average.
"Buyers usually get the scenario wrong rather than the city. They buy an apartment to rent out but choose it as if for themselves: a quiet area, a high floor, a mountain view. Tenants want something else — transport, shops and a school nearby," says a head of sales.
What changed in the market by 2026
- Prices in lira keep rising while the market has corrected in hard currency: over March 2026 housing rose 26.4% in lira but fell 3.4% in real terms.
- Sales to foreigners are falling: 5,681 transactions in January to April 2026, 11.6% fewer than a year earlier.
- Short-stay rentals are licensed, and since April 1, 2026, the permit number is mandatory in listings on booking platforms.
- A residence permit now comes only with a purchase from $200,000 by appraisal: the former split between large cities and smaller districts has been abolished.
- The tax-free allowance on residential rental income in 2026 is 58,000 TL.
Popular questions
Which city in Turkey is the most profitable for renting out an apartment?
On gross yield, resorts with short-stay rentals lead at 7 to 11% under active management. For year-round income Istanbul and Izmir are safer: locals rent there, and seasonality barely affects occupancy.
How much does an apartment in Antalya cost in 2026?
A square meter costs 55,495 TL ($1,148), and the average apartment across the province 6.1 million TL ($126,000).
Can you rent an apartment out by the day?
You need a permit from the Ministry of Culture and Tourism and, in a multi-unit building, the written consent of every owner in the block. Without the permit number booking platforms will not accept the listing, and fines for operating unregistered start at 100,000 TL.
What tax does an owner pay on rental income?
The first 58,000 TL of annual residential rental income is exempt, and above that a progressive scale of 15 to 40% applies. Documented expenses are deducted from the tax base.
Does buying an apartment grant a residence permit?
Yes, but not every purchase qualifies. The appraisal has to reach $200,000, the property must be residential and its address must be in a neighborhood where foreign registration is allowed. The conditions, documents and timelines are covered in our article on the ikamet in Turkey.
Turk.Estate will help you buy a home in Turkey
The Turk.Estate aggregator carries a wide range of listings for properties in towns and cities across Turkey. Here you will find apartments for yourself, for renting out or for resale, along with villas and apartments for every taste and budget.
The portal also features commercial premises: offices, restaurants, cafes, land plots and more.
Representatives of Turk.Estate, developers and real estate agencies will help you choose a property, close the deal and obtain the title deed. Becoming a property owner in Turkey with us is profitable, reliable and convenient.