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Turkey
Every figure carries its source and last-checked date.
€1.550
Price per m² (capital)
3.5-7%
Total buying costs
7.3%
Gross rental yield
+125%
5-year price trend
If you want to buy property in Turkey, you are looking at the cheapest entry prices in this comparison. Apartments in Istanbul average around EUR 1,550 per square metre and Antalya, the most popular coastal market among foreign buyers, sits near EUR 1,000. Inland Anatolian towns can drop to roughly EUR 600. On top of that, Turkey posts the highest average gross rental yield of the set at 7.3%, and a purchase of at least USD 400,000 can qualify you for full Turkish citizenship, not just a residence permit.
Those headline numbers need context. Turkey's price boom is heavily distorted by inflation and the lira: measured in real terms, prices are currently falling by around 3 to 4% per year even while lira figures keep climbing. Anyone comparing five-year growth charts should read them with that caveat in mind.
Turkey is also outside the EU, so as a European buyer you can stay 90 days visa-free rather than living there at will. The buying process itself is fast and centralised at the Land Registry, typically taking 2 to 8 weeks, with total purchase costs of roughly 3.5 to 7%.
Key facts
| Price per m² (capital) | €1.550 | Endeksa data via Investropa (Istanbul citywide avg ~TRY 74,100/m2, June 2026; Ankara is the capital but Istanbul is the market reference) |
| Price per m² (coast) | €1.000 | Endeksa data via Investropa (Antalya citywide avg TRY 54,500/m2 = ~EUR 1,020, June 2026; range EUR ~830 Kepez to EUR ~2,200 Kas) |
| Price per m² (rural) | €600 | Endeksa/TCMB data via Investropa (inland Anatolian cities and budget districts TRY 25,000-40,000/m2 = ~EUR 470-750) |
| 5-year price trend | +125% | USD-terms change derived from CBRT (TCMB) unit prices: nationwide TRY 4,230/m2 in 2021 (~USD 478 at the 2021 avg rate) to USD 1,076/m2 in Q4 2025 (TRY 45,447) = ~+125%; Istanbul rose from ~USD 735 to a series-record USD 1,920/m2 in Q2 2026 (~+160%). Nominal TRY prices rose ~10x over the period, but real (inflation-adjusted) prices FELL ~3-4%/yr through early 2026 (RPPI +26.4% y/y vs higher inflation, Mar 2026) |
| Total buying costs | 3.5-7% | |
| Gross rental yield | 7.3% | Global Property Guide, Turkey average gross rental yield 7.32% (Q1 2026); Istanbul ~7% |
| Cost of living (EU = 100) | 60 | Eurostat-OECD PPP price level index for household final consumption, Turkiye 59.6 (EU27=100, 2025); note the lira's real appreciation has pushed this up sharply from ~40 in 2022 |
Buying costs
Costs on a €250,000 purchase: €8.750 - €17.500
| Transfer tax | 2-4% | Title deed fee (tapu harci) 4% of declared value, legally split 2%/2% buyer/seller; in practice the buyer often pays the full 4%. Note: official base values (rayic bedel) rose sharply in Jan 2026, raising effective cost |
| Notary | 0.1-0.5% | Notary plays a minor role (transfer happens at the Land Registry); notary, sworn translation and apostille costs typically USD 150-500 |
| Registration | 0.2-0.7% | Fixed fees: Land Registry revolving-fund fee (doner sermaye) TRY 27,549-48,417 (higher for foreigner-to-foreigner deals) plus mandatory SPK valuation report USD 300-500 for foreign buyers; percentage depends on price |
| Legal | 1-1.5% | Typical independent lawyer fee for foreign buyers |
Taxes for non-residents
| Annual property tax | Emlak vergisi: 0.1% of municipal tax value for residential (0.2% commercial, 0.3% land); rates double in metropolitan municipalities, so 0.2% residential in Istanbul, Ankara, Izmir, Antalya | PwC Tax Summaries Turkey (Emlak Vergisi Kanunu) |
| Wealth tax | No general wealth tax. A valuable housing tax (degerli konut vergisi) applies to homes with a building tax value above TRY 17,711,000 (~EUR 350,000) in 2026, progressive 0.3-1.0% on the excess; owners of a single home are exempt regardless of value | Norton Rose Fulbright (July 2026) / PwC Tax Summaries |
| Rental income tax | 15% | Progressive income tax 15-40% (2026 brackets), entry rate 15%; small annual exemption for residential rental income (TRY 47,000 in 2026). Non-residents are taxed on Turkish-source rental income |
| Capital gains | 15% | Gains on property sold within 5 years are taxed at progressive rates 15-40% (inflation-indexed cost basis); fully EXEMPT after 5 years of ownership |
| Inheritance | Inheritance and gift tax (veraset ve intikal vergisi) 1-30% progressive (inheritance band roughly 1-10%, gifts 10-30%); applies to Turkish real estate regardless of the owner's residence or nationality | PwC Tax Summaries Turkey |
The buying process
| Can foreigners buy? | Yes, no restrictions | Most nationalities (180+) can buy freely with no residence permit required; military-zone clearance is checked automatically at the Land Registry |
| Mortgage as non-resident | Limited | Turkish banks lend to non-residents but with high down payments and rates (TRY loans ~43%/yr early 2026; EUR/USD loans 7-11%), terms max 10-15 years |
| Typical duration | 2-8 weeks | Resale deals often complete in 1-4 weeks; typical range from accepted offer to registered title is 2-8 weeks incl. mandatory valuation report (3-7 business days) for foreign buyers |
Residency & golden visa
Golden visa: Turkey offers full CITIZENSHIP (not just residency) for a property purchase of at least USD 400,000 (~EUR 345,000) with a 3-year no-sale commitment; program confirmed open in 2026, processing ~10-12 months. A separate property-based residence permit route also exists.
The buying process step by step
- 1
Get a Turkish tax number
Every foreign buyer needs a Turkish tax identification number before signing anything or opening a bank account. It is issued on the spot at a tax office on presentation of your passport, and increasingly online. Without it, neither the bank nor the Land Registry can process your purchase.
- 2
Commission the mandatory SPK valuation report
Foreign buyers must obtain a valuation report from an SPK-licensed appraiser before the title can be transferred. It typically costs USD 300 to 500 and takes 3 to 7 business days. The report sets the officially recognised value of the property and helps protect you against paying far above market.
- 3
Sign the sales agreement
Buyer and seller usually sign a private sales contract fixing the price, deposit and completion date. A notary plays only a minor role in Turkey, since the legally binding transfer happens at the Land Registry. An independent lawyer, typically charging 1 to 1.5% of the price, checks the title and any debts on the property.
- 4
Military-zone clearance
Foreign purchases are screened against military and security zones, where foreigners cannot buy. This check is now handled automatically by the Land Registry during the application, so it rarely adds meaningful delay. It is one reason the overall timeline of 2 to 8 weeks is short by European standards.
- 5
Title transfer at the Land Registry (tapu)
Ownership passes when both parties, or their proxies, appear at the Tapu office and the deed is registered in your name. The title deed fee is 4% of the declared value, legally split 2% each between buyer and seller, though in practice the buyer often pays the full 4%. A revolving-fund fee of TRY 27,549 to 48,417 also applies.
- 6
Transfer the utilities
After registration you put electricity, water and gas contracts in your own name and take out the compulsory earthquake insurance policy that utility companies ask for. Registering as the new owner with the municipality also starts your annual property tax record. Most buyers handle this within days of receiving the tapu.
Frequently asked questions
Can foreigners buy property in Turkey?
Yes, citizens of more than 180 countries can buy freely, with no residence permit required. There are limits: no purchases in military and security zones, a maximum of 30 hectares per person nationwide, and foreigners may hold at most 10% of the private land in any district. Citizens of a few countries, including Syria, Armenia, North Korea and Cuba, are barred, and some other nationalities need Ministry of Interior approval.
How much are the total buying costs in Turkey?
Expect roughly 3.5 to 7% on top of the purchase price. The largest item is the title deed fee of 4% of the declared value, legally split 2% each between buyer and seller, although in practice the buyer often pays the full 4%. Add the mandatory valuation report (USD 300 to 500), Land Registry fees, notary and translation costs of about USD 150 to 500, and a lawyer at typically 1 to 1.5%.
What annual taxes do I pay as an owner?
The annual property tax (emlak vergisi) is 0.1% of the municipal tax value for residential property, doubled to 0.2% in metropolitan municipalities such as Istanbul, Ankara, Izmir and Antalya. A separate valuable-housing tax applies only to homes with a building tax value above TRY 17,711,000 (around EUR 350,000) in 2026, at progressive rates of 0.3 to 1.0% on the excess; owners of a single home are exempt regardless of value.
Can I get a Turkish mortgage as a non-resident?
Only to a limited extent. Turkish banks do lend to non-residents, but usually cap the loan at around 50% of the value, with some banks going up to 65% for EU nationals with strong documentation. Rates are high: lira loans ran around 43% per year in early 2026, while euro and dollar loans cost roughly 7 to 11%, with terms of at most 10 to 15 years. Most foreign buyers pay cash.
How long does buying a property in Turkey take?
Typically 2 to 8 weeks from accepted offer to registered title, and resale deals often complete in 1 to 4 weeks. The mandatory valuation report for foreign buyers takes 3 to 7 business days, and the military-zone check runs automatically at the Land Registry. That makes Turkey one of the fastest markets in this comparison.
Does buying property give me Turkish citizenship?
Yes, Turkey's citizenship-by-investment programme is active and grants full citizenship, not just residency, for a property purchase of at least USD 400,000 (around EUR 345,000). You must commit not to sell for 3 years, and processing takes about 10 to 12 months. A separate property-based residence permit route also exists for buyers below that threshold.
Can I rent out my Turkish property to tourists?
Only with a permit. Under Law 7464, in force since 1 January 2024, rentals shorter than 100 days require a tourism residence permit from the Ministry of Culture and Tourism, with the unanimous consent of all unit owners in the building (or an 80% charter amendment in some complexes). Fines start at TRY 100,000 for unlicensed rentals, and since April 2026 Airbnb listings must show a permit number. Long-term letting is not affected by these rules.