Where to Buy Property in Turkey in 2026: Six Cities Compared

Choosing where to buy in Türkiye matters more than choosing which flat to buy. Istanbul, Antalya, Alanya, Fethiye, Bodrum and İzmir all attract foreign buyers, but they differ sharply in price per square metre, flight access, rental rules, climate and the kind of life they offer. This guide compares the six markets using official sales data and the latest 2026 price research, so you can narrow the shortlist before you start viewing homes.

Key points

• Istanbul and Antalya province together accounted for roughly seven in ten homes sold to foreigners in 2025, according to TÜİK (TurkStat) data.
• Muğla province, home to Bodrum and Fethiye, had the highest average asking price per square metre of any province in mid-2026, ahead of Istanbul.
• Alanya and parts of Antalya remain the lowest-priced coastal entry points among the six markets; Bodrum is the most expensive.
• Nominal house prices are still rising by more than 20% a year, but they are falling in real (inflation-adjusted) terms, according to the central bank.
• The same national rules apply everywhere: a $200,000 minimum deed value for a property-based residence permit and $400,000 for citizenship by investment.

How we compared the cities

Each city profile below draws on the same set of sources: TÜİK figures on sales to foreigners, the Central Bank of the Republic of Türkiye (TCMB) residential property price index, Endeksa and Emlakjet market reports, published research by property valuation firms, and passenger statistics from the State Airports Authority (DHMİ). All figures are as of 2026 and may change. Prices are given in Turkish lira because that is how the market reports them. As a rough guide, the US dollar traded at around 49 lira in mid-October 2026, so 100,000 lira was worth a little over $2,000.

Keep in mind that price-per-square-metre figures vary between sources. Endeksa-based reports use listing and valuation data across a whole province or district. Valuation firms often quote ranges for the most sought-after resort areas. A district average can therefore look much lower than the price of a sea-view villa in the same district. Use the numbers to compare markets, not to value a specific home.

The national picture in 2026

Foreigners bought 21,534 homes in Türkiye in 2025, a fall of 9.4% from the previous year and only about 1.3% of all home sales, according to TÜİK data reported in January 2026. Istanbul led with 7,989 sales, followed closely by Antalya province with 7,118. Mersin was a distant third with 1,800, ahead of Ankara and Yalova. Muğla, Bursa, İzmir, Sakarya and Trabzon also ranked among the main provinces for foreign buyers.

Demand has stayed subdued in 2026. Sales to foreigners in January–August totalled 13,141 homes, down 6.3% on the same period of 2025. In July 2026, Istanbul recorded 899 sales to foreigners, Antalya 661 and Mersin 128. Russians, Iranians and Ukrainians were the largest buyer groups through the summer. For the most recent monthly figures, see our report on foreigners buying 1,949 homes in August.

On prices, the TCMB index rose 23% in nominal terms in the year to August 2026, but fell 6.5% after inflation. Endeksa and Emlakjet put the national average at 42,488 lira per square metre in August, with an average home costing about 5.3 million lira. Their July ranking of provinces by price per square metre placed Muğla first at 87,244 lira, followed by Istanbul (65,078), Antalya (55,495) and İzmir (53,974). Our coverage of the August Endeksa report and the central bank index has more detail.

Two national thresholds shape where many foreigners buy. A property bought from October 2023 onwards must have a deed value of at least $200,000 to support a short-term residence permit, in every city. Citizenship by investment requires property worth at least $400,000, held for three years. See our guides to residence permits through property and citizenship by investment for the full rules.

Istanbul

Best for: buyers who want a big-city base, year-round rental demand, citizenship-level budgets and the widest choice of new-build projects.

Istanbul is the largest market by far. It recorded about 280,000 home sales of all kinds in 2025, and more homes were sold to foreigners there than anywhere else in the country. Endeksa and Emlakjet put the average sale price at about 7.36 million lira in August 2026, and the TCMB index showed Istanbul prices up 26.3% year on year, the fastest of the three largest cities. Rents are the highest in the country: the average was 45,510 lira a month in August, and the central bank’s new-tenant rent index for the city was up 34.5% on a year earlier.

Access is a major strength. Istanbul Airport handled almost 40 million passengers in the first half of 2026, and Sabiha Gökçen on the Asian side another 23.5 million, according to provisional DHMİ data. Few places in the region have more direct routes.

Watch-outs: earthquake risk is the main concern. Building age, construction quality and ground conditions matter far more than in smaller coastal towns. Ask for the building’s permit and occupancy documents, and check whether it is part of an urban renewal programme. Our explainer on Istanbul’s “Half Is on Us” scheme covers how renewal works. Traffic, density and very large price differences between districts mean that location research is essential. Some neighbourhoods are also closed to new residence-permit registrations by foreigners, so check the address before you commit.

Antalya

Best for: families and retirees who want a full-service city on the Mediterranean, good schools and hospitals, and strong flight connections.

Antalya province is the second-largest market for foreign buyers, with 7,118 homes sold to foreigners in 2025. The city itself offers a wide range of districts, from established seafront areas such as Konyaaltı and Lara to newer, lower-priced developments in Aksu and resort-style complexes around Belek. Endeksa and Emlakjet put the average home in Antalya at about 6.13 million lira in August 2026, with prices per square metre up 24.9% in nominal terms over the year.

Antalya Airport is one of the busiest in Europe in summer: it handled more than 30 million passengers in the first nine months of 2026, as we reported in Antalya Airport passes 30 million passengers. Winter schedules are thinner, but the city still has year-round connections.

Watch-outs: summer heat is intense and the coast is crowded from June to September. Large complexes vary widely in build quality and management fees. Because Antalya has a large pool of second-hand flats sold by earlier foreign buyers, compare resale prices with new-build prices before paying a developer premium.

Alanya

Best for: budget-conscious buyers, retirees and holiday-home owners who want a beach town with a large foreign community.

Alanya sits in Antalya province, so its sales are counted within Antalya’s figures. It is among the lowest-priced resort markets on the coast. A May 2026 study by TSKB Gayrimenkul Değerleme put average 2026 resort-season asking prices at about 65,000 lira per square metre in Alanya, compared with about 80,000 in Fethiye and 105,000 in Kaş. Many purchases are one- and two-bedroom flats in complexes with pools and gyms, often in districts such as Mahmutlar, Oba, Kestel and Avsallar.

The nearest airport is Gazipaşa-Alanya, a small airport that handled about 341,000 passengers in the first half of 2026. Many visitors fly into Antalya instead, which means a long road transfer. The town centre is also being upgraded, with the renewal of Atatürk Avenue under way.

Watch-outs: with so many similar flats on the market, resale can be slow and price growth is less certain than in scarcer locations. Many cheaper homes fall below the $200,000 threshold needed for a property-based residence permit. Check whether the complex allows short-term letting and whether it holds the required permits under the short-term rental law.

Fethiye

Best for: buyers who want nature, low-rise living, sailing and hiking, and a long-established British and European community.

Fethiye, in Muğla province, had a registered population of about 187,000 at the end of 2025. It is a mix of a working town, a marina, and holiday villages such as Ölüdeniz, Hisarönü and Ovacık, with the yachting hub of Göcek to the west. A May 2026 survey of summer-home markets put Fethiye’s average at about 76,000 lira per square metre, with an average home price of about 10 million lira. TSKB’s estimate was similar at about 80,000 lira. That makes Fethiye clearly cheaper than Bodrum, though villas with sea views in Ölüdeniz or Göcek cost far more than the average.

Dalaman Airport, about 45 minutes to an hour’s drive away, handled about 1.85 million passengers in the first half of 2026. Flights are highly seasonal and mostly to the UK and Europe. The Lycian Way and Babadağ paragliding make the area popular for outdoor activities. Read our full guide to living in Fethiye for neighbourhood-by-neighbourhood detail.

Watch-outs: Fethiye has a long history of informal and unlicensed building, and provincial officials have reported more than 7,000 illegal structures in the district. Always confirm that a villa has a valid title deed, a building permit and an occupancy certificate (iskan). Winter is quiet in the resort villages, with some businesses closing.

Bodrum

Best for: high-budget buyers looking for luxury villas, marinas and a strong summer social scene.

Bodrum is Türkiye’s most expensive resort market. Its registered population was about 207,000 at the end of 2025, but it swells in summer. The May 2026 summer-home survey put average prices above 150,000 lira per square metre in Bitez, Yalıkavak, Yahşi and Gündoğan. Average home prices were about 27.8 million lira in Yalıkavak. Valuation firms quote even higher figures for prime stock, with ranges of roughly 250,000–300,000 lira per square metre. High-profile deals, such as the plot reportedly bought near Kaplankaya, keep the peninsula in the spotlight.

Milas-Bodrum Airport handled about 1.52 million passengers in the first half of 2026. Like Dalaman, it is busiest in summer.

Watch-outs: high entry prices and high running costs, including villa maintenance, pools and staff. Water supply and traffic are recurring summer issues. Rental income is concentrated in a short peak season, which we cover in Bodrum and the Aegean autumn season.

İzmir

Best for: buyers who want a large, liberal, working city on the Aegean, or a quieter coastal suburb such as Urla or Çeşme.

İzmir is Türkiye’s third-largest housing market, with about 97,000 sales of all kinds in 2025. Foreigners make up a smaller share of buyers than in Istanbul or Antalya. The average home cost about 6.57 million lira in August 2026, according to Endeksa and Emlakjet. The TCMB index for İzmir rose 23.3% over the year to August. The province includes very different markets: city flats in districts such as Karşıyaka and Bornova, and resort towns where prices are far higher. Valuation firm EVA put Urla at about 100,000–120,000 lira per square metre in 2026. TSKB estimated Çeşme at about 250,000.

İzmir Adnan Menderes Airport handled almost 6 million passengers in the first half of 2026, and its domestic and European network runs year-round.

Watch-outs: fewer agents and developers focus on foreign buyers, so you may need more Turkish-language support. Like Istanbul, the region is seismically active, so check building quality carefully.

Matching the city to your goal

• Citizenship or a large investment budget: Istanbul offers the deepest market for $400,000-plus purchases and the most resale liquidity. Prime Bodrum also fits, at much higher prices per square metre.
• Residence permit on a moderate budget: with a $200,000 minimum deed value, Antalya, Fethiye and İzmir offer more choice near that level than Bodrum does. In Alanya, many smaller flats fall below the threshold.
• Retirement: Fethiye, Alanya and Antalya combine established foreign communities, healthcare and a mild winter. Antalya and İzmir offer more big-city services.
• Holiday letting: Antalya, Alanya, Fethiye and Bodrum have the strongest tourist demand, but short-term rentals need a permit. Check the rules, explained in our short-term rental guide linked above, before relying on rental income.
• Year-round long-term letting: Istanbul and İzmir have the deepest tenant markets. Note that rent increases on lease renewals are capped by law. Our cost of living guide compares rents and everyday costs by city.

Practical checks wherever you buy

1. Confirm the title deed type and that the property is free of liens and disputes with the land registry (TKGM).
2. Check that the building has a permit and an occupancy certificate (iskan), especially for villas and older homes. Our zoning amnesty explainer explains why a registration certificate is not the same thing.
3. Ask whether the neighbourhood is open to residence-permit registration by foreigners if you plan to live there.
4. Expect an official valuation report. It is required in sales involving foreigners and is the basis for citizenship applications. For residence permits, the deed sale price counts.
5. Use a licensed agent working from an authorised listing, as listing and brokerage rules have been tightened.
6. Follow the new secure payment system for property sales, due to start on December 1.

For a step-by-step walkthrough, see our complete guide to buying property in Turkey as a foreigner and our breakdown of purchase costs and taxes. You can browse current listings for sale across Turkey on Vartur, including city pages for Istanbul and Bodrum. This guide is general information. Check with an independent lawyer and the relevant official office about your own case.

Bottom line

There is no single best city. Istanbul offers scale, liquidity and flight access, but carries earthquake risk and big-city prices. Antalya offers a balanced mix of city services and coast. Alanya is the cheapest way into a resort market. Fethiye offers nature and a settled expat community at mid-range prices, while Bodrum is the premium option. İzmir suits buyers who want an authentic Aegean city. Decide what you need the property to do — residence, citizenship, rental income or a retirement home — then visit in both summer and winter before you buy.

Frequently asked questions

Which Turkish city do foreigners buy the most property in?

Istanbul, followed closely by Antalya province. In 2025 foreigners bought 7,989 homes in Istanbul and 7,118 in Antalya, out of 21,534 nationwide, according to TÜİK data.

What is the cheapest coastal area for foreign buyers?

Among the six markets compared here, Alanya has the lowest average asking prices, at about 65,000 lira per square metre in a 2026 valuation-firm study. Kuşadası and Didim on the Aegean are similarly priced.

Is Bodrum more expensive than Fethiye?

Yes. 2026 studies put Bodrum’s sought-after neighbourhoods above 150,000 lira per square metre, roughly double Fethiye’s average of about 76,000–80,000 lira.

Does the city affect residence permit or citizenship rules?

The value thresholds are national: $200,000 for a property-based residence permit (for homes bought since October 2023) and $400,000 for citizenship. Some neighbourhoods are closed to new residence registrations by foreigners, so check the specific address.

Are Turkish house prices still rising in 2026?

In lira terms, yes. The central bank index rose 23% in the year to August 2026. After inflation, though, prices fell by about 6.5%.

Which city is best for rental income?

Istanbul and İzmir have the deepest year-round tenant markets, while Antalya, Alanya, Fethiye and Bodrum depend more on seasonal holiday lets, which require a permit.

Last updated: 16 October 2026. Rules, fees and thresholds in Türkiye change often; check the latest official guidance or ask a licensed lawyer before you act.

Sources

• Yabancıların yatırım yoluyla Türk vatandaşlığı kazanımı (Capital Markets Board, SPK)
• Havalimanı yolcu istatistikleri, January–June 2026, provisional (DHMİ)
• Short-term residence permit required documents (Presidency of Migration Management, e-ikamet)
• 2025 foreign home sales by province, TÜİK data (CNN Türk)
• 2025 home sales by province, TÜİK data (Alomaliye)
• August 2026 housing sales: foreign sales and Jan–Aug total, TÜİK data (İş Yatırım)
• July 2026 foreign sales by province, TÜİK data (Homesoverseas)
• TCMB house price and new tenant rent indices, August 2026 (Karar)
• Emlakjet and Endeksa August 2026 home value report (Foreks)
• Most expensive provinces per square metre, July 2026, Emlakjet/Endeksa (Ulusal)
• Yazlık evlerde 2026 tarifesi, TSKB Gayrimenkul Değerleme study (Bigpara/Hürriyet)
• Yazlık fiyatlarında Bodrum rekor kırdı, May 2026 summer-home survey (Yeni Asır)
• Yazlıkta Bodrum, Çeşme ve Urla zirvede, EVA Gayrimenkul Değerleme (Ekonomim)
• Muğla district populations, end-2025 (Haber Gazetesi)
• Residence permit property threshold raised to $200,000 (Cumhuriyet)
• Citizenship property threshold raised to $400,000 (Bloomberg HT)
• Valuation report mandatory in sales to foreigners, TKGM circular (Bloomberg HT)
• Fethiye Times news, week ending 11 January 2026 (Fethiye Times)
• USD/TRY rate, 14 October 2026 (Hisse.net)

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