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Apartments for sale in Izmir
Apartments and flats for sale in Izmir are bought for living rather than for a season: a 1+1 by a university in Bornova costs from €100,000, a 2+1 in a building of the 2000s in Karsiyaka from €150,000, a 3+1 in a new complex with a pool in Bayrakli €250,000–400,000, a flat with a bay view from €300,000. Turkey's third-largest city is busy all year, and the tapu is registered in a foreigner's name within 1–2 weeks.
A flat in Izmir is chosen for what the resorts do not have: a metro and ferries across the bay, universities, a port and offices, tenants in every season, and gas heating instead of winter air conditioning. The district follows the purpose: Karsiyaka for the promenade and expatriate families, Bornova and Buca for students and the most affordable prices, Bayrakli for new towers with a bay view, Alsancak for the historic centre, Narlidere for quiet and greenery, Cesme and Urla for a summer flat by the sea.
What the buyer gets: a metre priced close to Antalya's in a market that does not depend on the tourist season, letting without empty winter months, a choice between a city building with a low aidat and a new complex with a pool, and residency from a tapu price of $200,000. Layouts, districts, prices, yields and the checks before the deposit are covered below.
Apartments for sale in Izmir on Turk.Estate are gathered in one section: more than 250 flats across the city and the peninsula from agencies, developers and owners, with filters by district, year of construction, pool, view and instalments. New builds are collected on the page apartments in residential complexes in Izmir, and everything in the province, houses and plots included, is in the section properties for sale in Izmir. Flats nationwide are under apartments and flats for sale in Turkey, and the catalogue's main page is property for sale in Turkey.
Types of apartments and flats in Izmir
Flats in Izmir are spread across layouts more evenly than on the resorts: family 2+1 and 3+1 flats are almost as numerous as 1+1.
| Layout | Floor area | Who it suits | Section |
| Studio and 1+0 | 30–45 m² | students, single tenants | one-room apartments in Izmir |
| 1+1 | 50–70 m² | a first purchase, letting to students and couples | one-bedroom apartments in Izmir |
| 2+1 | 85–120 m² | a family, long-term letting | city districts |
| 3+1 | 120–160 m² | a family with children, relocation | Karsiyaka, Bayrakli, Narlidere |
| 4+1 and larger | from 160 m² | a large family, duplexes and penthouses | the new towers of Bayrakli |
How a flat in Izmir differs from a flat on a resort:
| Feature | How it is in Izmir |
| Building | city blocks of the 1990s–2010s without a pool, and new complexes with a pool and security |
| Heating | natural gas in many buildings, which keeps winter bills below those of the air-conditioned south |
| Earthquake resilience | since the 2020 earthquake a structural report is requested for buildings from before 2000 |
| Transport | metro, suburban trains and ferries; a flat by a station is easier to let |
| Furniture | a minority of flats are sold furnished, the rest are empty |
| Floor area | quoted gross in listings, living space 15–20% smaller |
Flats in complexes with a pool are gathered on the page apartments with a pool in Izmir. Those who want to choose the floor and layout before handover should look at residential complexes in Izmir, and sites paid to the building schedule are under off-plan projects in Izmir.
Popular locations in Izmir for buying an apartment
Most flats are in the city itself, along the bay, and the rest on the peninsula to the west. The cost of an apartment in Izmir depends on the district and the age of the building: a 1+1 in Bornova and a 3+1 with a bay view in Bayrakli differ three- to fivefold.
| District | Why people choose it | What they buy and for whom |
| Karsiyaka | the northern shore of the bay, a promenade, a 10-minute ferry to the centre, expatriates from Germany and Austria | 2+1 and 3+1 from €150,000 in buildings by the promenade and in new complexes, for families and expatriate tenants |
| Bornova and Buca | universities, student demand, the most affordable prices in the city | 1+1 and 2+1 from €100,000 for letting to students and as a first purchase |
| Bayrakli | the new business district, towers overlooking the bay, new complexes | 3+1 at €250,000–400,000 and penthouses from €500,000, for living and resale after handover |
| Alsancak and Konak | the Kordon waterfront, cafes, the historic centre | flats in old buildings with high ceilings and infill new builds from €300,000 for those who want the centre |
| Narlidere and Guzelbahce | the western edge along the bay, quieter and greener, 20–30 minutes to the centre | 3+1 in low-rise complexes with a sea view for families with children |
| Cesme and Urla | the peninsula, a resort and summer villages 40–85 km from the city | summer flats by the sea for holidays and letting to families from Istanbul |
The peninsula has its own selections, apartments for sale in Cesme and apartments for sale in Urla; offers there are few and go before the summer.
Apartment prices in Izmir
Apartment prices in Izmir per square metre hover around €965, which in summer 2026 was slightly below Antalya's €990. The average flat, though, costs more than on a resort, because the city mostly sells large layouts, and most listings fall between €200,000 and €500,000: 2+1 and 3+1 flats in Karsiyaka, Bayrakli and Narlidere. Offers under €150,000 are few, mostly 1+1 flats in Bornova and Buca.
The cost of flats in Izmir by format:
| Format | Where | Price |
| 1+1 in a city building by a university | Bornova, Buca | from €100,000 |
| 2+1 in a building of the 2000s | Karsiyaka, Bornova | from €150,000 |
| 3+1 in a new complex with a pool | Bayrakli, Narlidere | €250,000–400,000 |
| Flat with a bay view | Alsancak, Bayrakli | from €300,000 |
| Penthouse in a tower | Bayrakli | from €500,000 |
A flat bought at the start of construction costs 15–20% less than finished stock, while buildings from before 2000 sell with a discount after the earthquake. The cost of apartments in Izmir is converted on every card into dollars, and the contract is settled in euros, dollars or lira.
Apartments in Izmir for investment and rental income
Investing in apartments in Izmir is built around long-term letting: students, families and company staff rent all year. Gross yield varies by district: about 4–6% in Karsiyaka and 5–7% in student Bornova and Buca, above the Antalya resorts thanks to the absence of a winter void.
Apartments in Izmir for investment are bought under three schemes:
- a 1+1 or 2+1 by the metro in Bornova for letting to students: a contract for the academic year, steady demand, no short-let licence needed
- a 3+1 in Karsiyaka or Narlidere for letting to expatriate families: a one-year contract with indexation, tenants from Germany and Austria
- a flat on a Bayrakli building site: at the start of sales it costs up to 20% less than a finished one, and 12–24 months later, after handover, it is sold
The owner pays the aidat, the building's monthly upkeep charge, DASK insurance and rental income tax at 15–40% above the untaxed 58,000 lira a year. Once the flat has been held for 5 years, resale profit is untaxed.
Trends and price forecast for apartments in Izmir
What defines the Izmir flat market in 2026:
- nationwide, housing added 23.3% in lira in a year and stayed put in euros; Izmir moves with the country, without resort-style jumps
- the city's buyers are mostly Turkish families, and foreigners are few, so prices depend little on the exchange rate or the tourist season
- towers and complexes are rising in Bayrakli, and new flats with a bay view are becoming more numerous
- since the 2020 earthquake demand has shifted to new buildings: flats in the older stock of Bayrakli and Bornova sell after bargaining, flats in new complexes at a premium for the year of construction
- foreign purchases nationwide in January–July numbered 11,203, 7.3% below last year, which hardly affects Izmir
Forecast to the end of 2026: in lira, growth will continue with inflation; in euros, flats in buildings of the 2000s will hold their level, and the new complexes of Bayrakli and Narlidere will gain as they are handed over.
We will help you buy an apartment in Izmir for relocation and living
Buy apartment in Izmir for foreigners: the purchase is direct, the tapu is issued to the buyer, and no permits or local partners are involved. Neighbourhood restrictions exist in the province: the migration office has closed about 27 neighbourhoods to foreign registration, mainly in the old centre of Konak around Kadifekale and Basmane plus a handful in Bornova, Buca and Karabaglar. Karsiyaka, Bayrakli, Alsancak and the coast are not on it, but the address is checked before the deposit.
For relocation Izmir is chosen by those who want a big city by the sea rather than a resort. What is there for daily life:
- the metro, suburban trains and bay ferries, with Adnan Menderes airport 18 km from the centre
- state and private universities, international schools
- university clinics and large private hospitals
- the port, industry and offices in Bayrakli: work is found here rather than brought along
- mild rainy winters, hot dry summers, a swimming season from May to October
- few foreign residents; Turkish in daily life, English in business
An apartment in Izmir supports a residence permit when the tapu (title deed) shows $200,000 or more and the neighbourhood is open to foreigners. Citizenship is processed from $400,000 and extends to the spouse and children under 18.
To buy apartment in Izmir in one trip is realistic: deposit and tapu are 1–2 weeks apart, enough to check the iskan (occupancy permit), unpaid aidat and, for buildings from before 2000, an earthquake resilience report. To buy flat in Izmir it is easier to go district by district: the city stretches along the bay, so the apartments for sale in Izmir saved to favourites are viewed one district a day, sorted in advance by year of construction and budget.
Why choose Turk.Estate to buy an apartment in Izmir?
Because the flats of the city and the peninsula, more than 250, sit in one list regardless of the seller. Filters by district, year of construction, pool, view and instalments cut out the noise, the price on the card is shown in euros and dollars, and a flat in Karsiyaka and a tower in Bayrakli are compared side by side.
How many apartments for sale in Izmir are available to buy?
More than 250: from studios and 1+1 flats to family 3+1 and penthouses. Most are in the city itself, the rest in Cesme, Urla and the villages of the peninsula, and the bulk of the market is resale.
How to choose the right apartment in Izmir to buy?
First the district for the task: Bornova for letting to students, Karsiyaka and Narlidere for a family, Bayrakli for a new flat with a view. Then the year of construction: buildings from before 2000 need an earthquake resilience report. Then whether the neighbourhood registers foreigners. Before the deposit come the tapu, the iskan and unpaid aidat.
Where are the best places to buy an apartment in Izmir?
Karsiyaka and Narlidere for a family with children; Bornova and Buca for letting to students; Bayrakli for a new flat with a bay view; Alsancak for the waterfront and the historic centre; Cesme and Urla for a summer flat by the sea.
Can foreigners buy an apartment in Izmir?
Yes, the flat is registered to the buyer. You bring a passport, obtain a Turkish tax number and open a local bank account. Some neighbourhoods of the old centre of Konak are closed to foreign registration, so the address is checked in advance.
How much does an apartment in Izmir cost?
A 1+1 by a university from €100,000, a 2+1 in a building of the 2000s from €150,000, a 3+1 in a new complex with a pool €250,000–400,000 and a flat with a bay view from €300,000, with most of the market between €200,000 and €500,000.
How have apartment prices in Izmir changed over the past year?
The benchmark is the country as a whole: plus 23.3% in lira and almost no change in euros. Within Izmir the new complexes of Bayrakli and Narlidere edged up in euros, while older stock stayed put and sells after bargaining.
Is investing in apartments in Izmir worthwhile?
Yes, for long-term letting over at least 5 years. Tenants are there in every season, and after 5 years of ownership the sale is tax-free. Fast growth in euros is unlikely: the city's market is calm, without a rush.
What rental yield does an apartment in Izmir deliver?
In Karsiyaka a long-term tenant brings about 4–6% gross a year, in student Bornova and Buca 5–7%, and the flat does not stand empty in winter. Short lets happen only on the peninsula in summer. After the aidat, tax and commission, 1.5–2 percentage points less remain.
Can you get a residence permit by buying an apartment in Izmir?
Yes, on two conditions: the tapu shows $200,000 or more in lira at the day's exchange rate, and the neighbourhood is not on the closed list. The province has about 27 such neighbourhoods, mainly the old centre of Konak and the outskirts; Karsiyaka, Bayrakli and the coast are fine. The first permit runs up to 2 years.
Can you buy an apartment in Izmir remotely and sign the TAPU by power of attorney?
Yes. A representative holding a notarised and apostilled power of attorney opens the account, signs the contract and collects the tapu at the district land registry. You travel only to give biometrics if citizenship is applied for.
How long does it take to buy an apartment in Izmir?
1–2 weeks for a finished flat: in that time the buyer obtains a tax number, opens an account, orders a valuation, transfers the money and registers the tapu. A building site runs to a different clock: until handover, usually 12–24 months, never more than the legal 48.
What taxes and fees apply when buying an apartment in Izmir?
4% of the price goes on tapu registration and about $1,000 on the valuation report, the cadastral fee and DASK insurance. A non-resident's first purchase in foreign currency is VAT-free if the flat is kept for 3 years. Property tax is charged yearly at 0.2% of cadastral value, the large-city rate that Izmir pays.
How much do aidat and utility bills cost for an apartment in Izmir?
A block without a pool charges an aidat of €20–60 a month, a complex with security and a pool €80–210. Utilities are metered: electricity, water, gas, internet. Heating is mostly gas, so in winter a flat costs less to run than in the south, where air conditioning does the heating.
Is it better to buy a new build or a resale apartment in Izmir?
Resale is the bulk of the market: more districts to choose from, the tapu at completion and room to bargain, but buildings from before 2000 require an earthquake resilience report. New builds are on the sites of Bayrakli and the coast: instalments and current building codes, but a dearer square metre and a move-in date 1–2 years away.
Can you buy an apartment in Izmir in installments from the developer?
Yes, in the complexes under construction in Bayrakli and on the coast. 30–50% down, the rest in equal interest-free payments until handover, the tapu after full payment.
What is the cost of living in Izmir?
Well below Istanbul and about level with Antalya. A rented 2+1 in Karsiyaka or Bornova costs less than in Istanbul, groceries come from the markets, and one travel card covers the metro and the ferry. Gas heating is added in winter, but it costs less than the south's air conditioning.
How does Izmir differ from the Antalya resorts for buying property?
In that Izmir is a city and Antalya is a resort. Here the tenants are local and rent all year, the foreign community is small, and there are universities, a metro and a port. The square metre costs about the same as in Antalya, but the mix is different: few 1+1 flats by the sea, many family layouts.
What are the risks of buying an apartment in Izmir?
Earthquake resilience comes first: the 2020 earthquake destroyed blocks over 30 years old in Bayrakli and Bornova, and a structural report is now requested for anything built before 2000. Next on the list are a missing iskan, unpaid aidat left by the previous owner, a closed neighbourhood in the old centre and a late developer. The land registry, the municipality and the site management answer all of these before the deposit.