Apartments for sale in Yalova to live in and invest
The most interesting apartments on sale now, from a seafront one-bedroom in Cinarcik to a two-level five-bedroom for residence, price per m² and yield by district, costs on top of the price and what the purchase gives for status.
In 2026 a square metre of housing in Yalova costs $800 (39,600 lira) on average by the asking price index, by district from $670 in Cinarcik to $880 in central Yalova. Long-term letting brings 7.2% a year before tax. A one-bedroom by the sea in Cinarcik costs $32,000, a purchase from $200,000 gives a residence permit, and from $400,000 citizenship.
Below are the most interesting offers on sale now, price per m² and rental yield by district, and all the costs on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
Which apartments are for sale in Yalova
The most interesting apartments from $32,000 to $212,000 with title to a separate apartment: in central Yalova near the ferry pier, in the resort towns of Cinarcik and Armutlu, and in Altinova on the gulf shore. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 70 m² one-bedroom on the seafront
$32,000
A one-bedroom apartment on the 3rd floor of a four-storey building in the Tasliman neighbourhood, on the seafront: a sea view, a closed kitchen, a balcony. The building is over 30 years old, with no lift and no heating, so buyers take it as a summer home. The apartment is vacant and eligible for a mortgage. A square metre here costs $450 against the Cinarcik average of $670, and the long-term rental yield in the district is 7.2% a year before tax.
A 75 m² furnished two-bedroom in a complex by the sea
$39,000
A furnished two-bedroom apartment on the 3rd floor of a five-storey building with a lift in a housing complex in the Bayir neighbourhood, near the Armutlu pier: a gas boiler, bright rooms. The building is over 30 years old, the apartment is vacant and eligible for a mortgage. The sea, shops and cafes are within walking distance. Armutlu is a resort with thermal springs in the west of the peninsula, and the long-term rental yield here is 6.3% a year before tax.
A 95 m² two-bedroom with a tenant in the centre
$40,000
A two-bedroom apartment on the 4th floor of a five-storey building in the Fevzi Cakmak neighbourhood, on the main street of central Yalova: renovated, a gas boiler. The building is over 20 years old, with no lift. A tenant lives in the apartment, and it is eligible for a mortgage. The centre, shops, schools and the ferry pier are nearby. The average long-term rental yield in central Yalova is 6.7% a year before tax.
A 150 m² three-bedroom to renovate on the main street
$47,000
A three-bedroom apartment on the 1st floor of a five-storey building with a lift in the Fevzi Cakmak neighbourhood, facing the main street of central Yalova. It needs renovation and has stove heating, which is why a square metre here costs $310 against the central average of $880. The building is over 30 years old, the apartment is vacant and eligible for a mortgage. It can be used as a home or as an office with a sign on the street.
A 160 m² three-bedroom with a sea-view terrace
$51,000
A three-bedroom apartment on the top, 5th floor of a building with a lift in the Harmanlar neighbourhood: a large terrace with a full sea view, a gas boiler. The apartment is vacant, payment without a mortgage. The sea and shops are within walking distance. Cinarcik is the resort district of Yalova on the Sea of Marmara, a square metre here is 16% below the city average, and the long-term rental yield is 7.2% a year before tax.
A 115 m² sea-view three-bedroom in a monolithic building
$57,000
A furnished three-bedroom apartment on the top, 3rd floor in the Altinkent neighbourhood: 115 m² gross and 100 m² net, a sea view, a gas boiler. The building has a monolithic frame on a raft foundation, which holds up better in earthquakes. The apartment is vacant and eligible for a mortgage. Altinova is a district on the shore of the Gulf of Izmit, and the long-term rental yield here is 6.4% a year before tax.
A 220 m² two-level five-bedroom with a garden, for residence
$212,000
A two-level five-bedroom apartment in a villa-style building of three apartments in the Kazim Karabekir neighbourhood, in central Yalova: a garden, a gas boiler, a wide street for parking. The building is 11-15 years old, the apartment is vacant and eligible for a mortgage. A hospital, a market, schools and shops are within walking distance. The price is above $200,000, the residence threshold for home ownership, if the valuation report confirms the value.
How much a square metre costs in Yalova districts
The table shows price per m² by district from the asking price index for apartments, October 2026. The Yalova average is $800 (39,600 lira). Central Yalova with the ferry to Istanbul and neighbouring Ciftlikkoy are 7-11% above the average, Altinova and Armutlu are within 3% of it, and resort Cinarcik is 16% below it. That is why we price an apartment by district, not by city.
| District | Per m², $ | Per m², lira | 90 m² apartment, $ |
|---|---|---|---|
| Central Yalova | $880 | 43,800 | $80,000 |
| Ciftlikkoy | $860 | 42,500 | $78,000 |
| Altinova | $820 | 40,800 | $75,000 |
| Armutlu | $780 | 38,800 | $71,000 |
| Cinarcik | $670 | 33,200 | $61,000 |
| All Yalova | $800 | 39,600 | $72,000 |
Data for October 2026: price per m² by Yalova district and the city average from the asking price index for apartments on 19 October 2026. Dollars at 49.5523 lira per dollar (Central Bank of Turkey, 19 October 2026).
What yield letting an apartment in Yalova gives
Long-term letting in Yalova brings 7.2% a year before tax on average: a 90 m² apartment rents for $430 (21,400 lira) a month on average. Yield is highest in Cinarcik and Ciftlikkoy, 7.1-7.2%: in Cinarcik a square metre is 16% below the average, and Ciftlikkoy has the highest rent, $460 a month for 90 m². In Altinova and Armutlu the yield is 6.3-6.4%: a 90 m² apartment rents there for $370-400 a month.
| District | Rent of 90 m² a month | Yield a year |
|---|---|---|
| Cinarcik | $360 (17,900 lira) | 7.2% |
| Ciftlikkoy | $460 (22,700 lira) | 7.1% |
| Central Yalova | $440 (22,000 lira) | 6.7% |
| Altinova | $400 (19,600 lira) | 6.4% |
| Armutlu | $370 (18,400 lira) | 6.3% |
| All Yalova | $430 (21,400 lira) | 7.2% |
Data for October 2026: rent and price per m² by district and the city average from the index on 19 October 2026, rent for a 90 m² apartment. Yield is gross, before tax, building costs and vacancy between tenants.
Rental income is taxed on a 15-40% scale, with no tax on up to $1,200 a year. Property tax is 0.1-0.6% a year of the cadastral value. After 5 years of ownership a sale is tax-free. Letting to tourists for up to 100 days needs a permit from the Ministry of Culture and Tourism and the consent of all apartment owners in the building.
What costs to add to the apartment price
The main payment is a 4% title transfer fee. By law the buyer and the seller split it in half, but the seller often shifts their share to the buyer, so who pays is agreed before the deposit. A deal with a foreigner requires a report by a licensed valuer, and earthquake insurance is required before ownership is registered.
| Payment | Apartment for $51,000 (2,500,000 lira) | Share of price |
|---|---|---|
| Title transfer fee, buyer's share by law | $1,010 (50,000 lira) | 2% |
| Seller's share, if shifted to the buyer | $1,010 (50,000 lira) | 2% |
| Agency fee, legal cap | $1,220 (60,000 lira) | 2% plus 20% VAT |
| Licensed valuation report | required for a deal with a foreigner | fixed amount |
| Earthquake insurance | required before registration | by apartment area |
| Total on top of the price | $2,220-3,230 (110,000-160,000 lira) plus fees | 4.4-6.4% |
Data for October 2026: the fee rate is from the Turkish Law on Fees, the agency cap from the real estate trade regulation. At the cadastre a service fee is paid, and if you do not speak Turkish, a sworn translator is required. A calculation for a specific apartment a manager will make.
In Yalova an apartment is checked before the deposit
A mistake costs more than the fee: a share is sold instead of title to the apartment, the building has no occupancy permit, it was built before 2000 and not checked for earthquake resilience, the neighbourhood is closed for new residence permits, or the valuer gives less than $200,000. Such an apartment gives no residence and is harder to sell. Murblz support removes these risks: we choose the apartment, check the cadastre extract, the building and the seller, order the valuation and support the deal and the residence documents together with locally licensed partners.
The cost of support depends on the budget and goal of the purchase, a manager will calculate it in the chat.
Does an apartment in Yalova give residence or citizenship
Yes, from $200,000. A short-term residence permit through home ownership is granted if the apartment is worth at least $200,000 by a licensed valuer's report. It is issued for up to 2 years and renewed while you own the apartment. From the list, the 220 m² two-level five-bedroom in central Yalova for $212,000 meets the threshold.
Whether a neighbourhood is open to new residence permits for foreigners, the manager checks against the migration service list before the deposit. Citizenship is granted for a purchase from $400,000 with a ban on selling the apartment for 3 years, recorded in the cadastre. Details are on the pages Turkish residence permit and Turkish citizenship by investment.
How we choose an apartment
- Goal and budget: living in Yalova, letting, residence, citizenship or all at once. The manager clarifies the district, the sea view, the area, the age of the building and whether you need the apartment all year round or for the summer.
- The list: apartments with title to a separate apartment, the seller's price, building costs and a yield calculation.
- Checks: the cadastre extract, the occupancy permit, earthquake resilience of buildings older than 2000, building debts, whether the neighbourhood is open for residence, the valuation report.
- The deal in person or by power of attorney: payment through a Turkish bank, earthquake insurance, registration of ownership in the cadastre and the residence or citizenship documents.
The list a manager sends in the chat, with seller prices on the date of the list.
Read also
- Investment property in Turkey: what to buy and what it costs
- Apartments for sale in Istanbul to live in and invest
- Apartments for sale in Trabzon to live in and invest
- Apartments for sale in Bursa to live in and invest
- Turkish residence permit
- Turkish citizenship by investment: how to get it in 2026
- Mortgages for foreigners in Turkey in 2026
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Yalova cost?
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Which district of Yalova to buy an apartment in?
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Does an apartment in Yalova give a residence permit?
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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.
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