Investment property in Turkey: what to buy and what it costs
Typical properties for rental income, residence and citizenship with the average market price for their district, yields and buying costs.
In 2026 a square metre of housing costs on average about $1,700 in Istanbul, about $1,100 in Antalya and about $750 in Mersin, according to the Central Bank of Turkey. An apartment to rent out starts from $69,000, a property from $200,000 gives a residence permit, and from $400,000 citizenship.
Below are six typical properties with the market price for their district, the price per square metre by city, rental yields, costs on top of the price and what the purchase gives for residence. A manager finds real apartments for your budget.
The market in brief
Prices and rules checked on 18 October 2026.
What properties investors buy in Turkey
These are not listings but typical properties: the price is the market average for this type in this district, and a manager finds real options with the seller's price.
A 1+1 apartment for long-term rent near the ferries
The Asian side of Istanbul: the Moda waterfront, the market, the metro and ferries to the European side in 20 minutes. One-bedroom apartments here are rented by students, doctors and young families.
A 3+1 family apartment for citizenship
The European shore of the Bosphorus: the Ortakoy and Bebek waterfronts, the Levent business district in the same borough, universities nearby. A three-bedroom apartment costs over $400,000 and meets the citizenship threshold.
A 2+1 apartment in a new neighbourhood with the highest yield
A western suburb on the Sea of Marmara: new buildings with pools and parking, a rapid bus line to the centre. A square metre here is three to four times cheaper than in Kadikoy, while rent is only about half, hence the yield.
A 1+1 apartment near the city beach
The western part of Antalya: a pebble beach about 7 km long, a promenade with parks and mountains behind the buildings. In summer such apartments are let to holidaymakers, in winter for longer terms.
A 1+1 apartment in a complex with a pool
An eastern district of Alanya: a beach along the whole district, a long promenade, buildings with a pool, a garden and security. Many neighbours are foreigners, and apartments are often sold furnished.
A 2+1 apartment by the sea with the lowest entry price
A western district of Mersin along the coast: new buildings within walking distance of the sea, markets and parks on the promenade. For the price of a studio in Istanbul, buyers get a two-bedroom apartment here.
The card price is the average for this type in the district: the price per square metre from a valuation company's price index for September 2026 and from fresh October listings, the average of the two, multiplied by a typical floor area. The yield comes from the rent index of the same district. Dollars at the exchange rate of 18 October 2026.
How much a square metre costs in the cities of Turkey in 2026
The provincial average includes distant suburbs, so in central Istanbul districts a square metre costs twice the city average. That is why we price a property by district, not by city.
| Province | Price per m², average | 90 m² apartment |
|---|---|---|
| Istanbul | ~$1,700 (80,000 lira) | ~$150,000 |
| Mugla (Bodrum, Fethiye) | ~$1,700 (80,000 lira) | ~$150,000 |
| Antalya | ~$1,100 (55,000 lira) | ~$99,000 |
| Izmir | ~$1,100 (53,000 lira) | ~$96,000 |
| Ankara | ~$900 (45,000 lira) | ~$81,000 |
| Mersin | ~$750 (38,000 lira) | ~$68,000 |
| Turkey average | ~$980 (49,000 lira) | ~$88,000 |
Data for 2026: the latest Central Bank of Turkey figures by province (March 2026), based on appraisal reports; dollars at the exchange rate of 18 October 2026. From March to September the bank's price index rose another 9% in lira.
| District | Price per m², average | Rental yield |
|---|---|---|
| Istanbul, Kadikoy | ~$3,900 | 5.3% |
| Istanbul, Besiktas | ~$3,300 | 4.7% |
| Antalya, Konyaalti | ~$1,800 | 5.9% |
| Alanya, Mahmutlar | ~$1,400 | 5.3% |
| Istanbul, Beylikduzu | ~$970 | 8.5% |
| Mersin, Mezitli | ~$760 | 7.3% |
Data for 2026: the average of a valuation company's price index (September 2026) and fresh listings (October 2026); yield from the district rent index.
What yield renting out gives
The gross yield from long-term rent in Istanbul is about 8.2% a year before tax and costs. It varies a lot by district: 4.7-5.3% in expensive central districts, 7.3-8.5% in new suburbs and in Mersin. Rents on new contracts rose 35.5% in Istanbul and 26.6% nationwide over the year (in lira, Central Bank data for September 2026).
| Property from the card | Rent per month | Yield |
|---|---|---|
| 1+1 in Kadikoy, 60 m² | ~$930 (46,000 lira) | 5.3% |
| 3+1 in Besiktas, 130 m² | ~$2,000 (96,000 lira) | 4.7% |
| 2+1 in Beylikduzu, 95 m² | ~$700 (35,000 lira) | 8.5% |
| 1+1 in Konyaalti, 55 m² | ~$470 (23,000 lira) | 5.9% |
| 1+1 in Mahmutlar, 55 m² | ~$300 (15,000 lira) | 5.3% |
| 2+1 in Mezitli, 90 m² | ~$440 (22,000 lira) | 7.3% |
Data for 2026: district rent index (September 2026) × floor area; dollars at the exchange rate of 18 October 2026.
Income is reduced by the rental income tax at 15-40% (up to $1,200 a year from letting housing is tax-free), property tax of 0.1-0.6% a year, empty periods between tenants, repairs and furniture. Letting to tourists for up to 100 days requires a permit from the Ministry of Culture and Tourism, and in an apartment building the consent of all owners; the fine without a permit is about $3,700 per apartment.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Title deed transfer fee | 4% of the deal price, by law 2% each from buyer and seller |
| Appraisal report | mandatory for a deal with a foreigner |
| Earthquake insurance | mandatory to register the title |
| Property tax | 0.1-0.6% a year, higher in large cities |
| Tax on expensive housing | from 0.3% a year on properties over 17,711,000 lira, ~$360,000 |
| Tax on sale | 0% after 5 years of ownership, before that 15-40% of the profit |
Data for 2026. Appraisal and insurance depend on the property; a manager calculates the total costs for a specific apartment.
In Turkey the contract price and the appraisal must match
Mistakes here cost more than the fee: an appraisal below the threshold means no residence permit, an apartment in a district closed to new permits gives no status, and a deposit paid before the land registry check stays with the seller. Murblz support removes these risks: we find properties for the budget and goal, check the title and the developer, order the appraisal before the deposit and complete the deal at the land registry with an interpreter.
The cost of support depends on the purchase budget and the goal - income, residence or citizenship; a manager will calculate it in the chat.
Does buying give a residence permit or citizenship
Yes, but only from $200,000. Since 16 October 2023 a short-term residence permit based on owning housing is granted only if the property is worth at least $200,000, in any city. The value is confirmed by a licensed appraiser's report, and the district must be open to new residence permits. Of the cards above, the apartments in Kadikoy and Besiktas meet the threshold.
Citizenship is granted for a purchase from $400,000 with a commitment not to sell the property for 3 years - a family apartment in Besiktas, for example, qualifies. Details are on the pages Turkey residence permit and citizenship of Turkey by investment.
How we find a property
- Budget and goal: rental income, residence, citizenship or a home for yourself. The manager clarifies the city, the holding period and how you will pay.
- A selection of real properties: apartments with the seller's price, floor area, layout and a yield calculation.
- Checks: title and debts in the land registry, the building permit, an appraisal of the market price before the deposit.
- A remote deal by power of attorney: tax number, bank account, money transfer, title transfer in the land registry and residence permit documents.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
- Investment property in the UAE: what to buy in Dubai and what it costs
- Investment property in Serbia: what to buy and what it costs
More on buying in this country:
- Buying property in Turkey: rules, taxes and the deal
- How to buy an apartment in Turkey
- Mortgage for foreigners in Turkey
- Turkey residence permit
- Citizenship of Turkey by investment
- Taxes in Turkey
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Turkey cost in 2026?
Can foreigners buy property in Turkey?
What rental yield does an apartment in Turkey give?
Does buying an apartment give a residence permit in Turkey?
How much do you need to invest in property in Turkey for citizenship?
What are the costs of buying property in Turkey?
Can you buy property in Turkey remotely?
Can you rent out an apartment in Turkey short term?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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