Turkey (Türkiye) has 10,558 properties for sale on homzer, mostly apartments and villas in Alanya, Istanbul and Antalya. Asking prices exclude the buyer’s 2% title deed fee and other closing costs.
Where the listings are concentrated
Most listings of property for sale in Turkey are on the Mediterranean coast or in Istanbul, led by Alanya, Istanbul and Antalya.
Alanya is a resort district of Antalya Province, east of Antalya city. Fethiye and Bodrum belong to Muğla Province, which has both an Aegean and a Mediterranean coast: Bodrum is on the Aegean, Fethiye on the Mediterranean. Further east on the Mediterranean lies the port city of Mersin.
Prices and foreign demand
Turkey’s housing market is mostly domestic: foreigners bought 2,167 housing units in September 2026, or 1.5% of all sales. From January to September 2026 they bought 15,308 units, 4.3% fewer than a year earlier, according to the national statistics office TÜİK.
Russian citizens led foreign purchases in September with 388 units, followed by buyers from Iraq (166) and Germany (162). Listings show the asking price set by the seller or agent. The official appraisal at the land registry may differ. For the fee, the declared value cannot be lower than the home’s tax value (Fees Law No. 492).
How the purchase works
Buying property in Turkey ends at the land registry: a foreign buyer owns the home only once the title deed (tapu) is registered. Registration offices belong to the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM). It is the state body that keeps the national land register.
Who can buy
Foreign nationals may acquire real estate if their country is on the list set by the President (Land Registry Law No. 2644, Article 35). The same article caps foreign ownership at 10% of a district’s private land and at 30 hectares per person nationwide. In areas the President closes to foreigners near military zones or for strategic reasons, foreigners cannot buy at all (Law No. 2565, Art. 28).
Some buyers assume that foreigners cannot own a home outright. They can. The title deed carries the buyer’s own name, and no residence permit is needed to buy.
Steps of a purchase
- Independent lawyer: the UK government strongly recommends hiring one before committing to a purchase.
- Tax number: the official deed records the tax identification number of each party, so a foreign buyer obtains a local tax number before signing (Law No. 2644, Art. 26).
- Restricted-zone check: the land registry checks the plot against maps of military and strategic zones supplied by the ministries (Law No. 2644, Art. 35). Where that data is missing, the query goes to the military, which takes about three weeks, according to the same UK guidance.
- Valuation report: needed only when the purchase is for citizenship. A licensed appraiser then values the home, and the report must be no more than 12 months old when the transaction is filed (TKGM circular 2024/4, as amended on 28 September 2026). Other purchases by foreigners do not need one.
- Transfer: buyer and seller sign at the tapu office, and the building must carry compulsory earthquake insurance (DASK).
Costs on top of the asking price
An asking price is not the final cost, because the title deed fee adds 4% of the declared value, normally split 2% for each side. Other charges depend on the building and its use.
| Cost | Who pays | Rule |
|---|---|---|
| Title deed fee | Buyer and seller | 2% each of the declared value (Fees Law No. 492, tariff 4) |
| Valuation report | Usually the buyer | Appraiser’s fee; the report is valid for 3 months |
| DASK earthquake insurance | Owner | Compulsory for buildings |
| Annual tax on real estate (emlak vergisi) | Owner | Paid to the municipality twice a year (Law No. 1319, Art. 30) |
| Holiday-let permit | Owner letting to tourists for stays of up to 100 days | Required before the first booking (Law No. 7464) |
In an apartment building the holiday-let permit needs a unanimous decision of all flat owners (Law No. 7464, Art. 3). Where a building has more than three flats, permits for no more than 25% of them can be issued to the same landlord. Letting without a permit is fined, and an owner who carries on after earlier penalties faces 1 million lira under the law. Such fines are revalued every year (Misdemeanours Law No. 5326, Art. 17). Income from short lets is taxed as commercial income.
Choosing by purpose
Citizenship needs at least $400,000 in real estate held for three years, whereas a residence permit rests on ownership plus a minimum value set by the ministry.
- Citizenship. The buyer must hold real estate worth $400,000 or more, with a three-year no-sale annotation on the title deed (Regulation on the Turkish Citizenship Law, Art. 20). Since 12 December 2023 the property must have a condominium title (kat mülkiyeti) or a condominium easement (kat irtifakı), which off-plan units can carry, or be a plot with a building on it. A cheaper home gives no passport. See properties that meet the threshold and the programme comparison.
- Residence permit. Owners of real estate may apply to the Presidency of Migration Management (Göç İdaresi) for a short-term permit (Law No. 6458, Art. 31). It is issued for up to two years at a time. The qualifying value is set administratively and has changed before; listings for a residence permit are filtered by the minimum value we last checked.
- Rental income. Short holiday lets depend on a Law No. 7464 permit and the neighbours’ consent; the rental yield calculator shows returns after running costs such as maintenance, management and taxes.
- Holiday home or relocation. Start with sea-view homes or new builds, then narrow down by city.
How we check the data
Methodology
The catalogue combines two streams: a developer’s feed, synchronised every night, and properties listed on international real estate portals and agency websites. Prices in either stream may be out of date. Prices set in other currencies are converted to US dollars daily at a reference exchange rate. A listing that is taken down returns a “listing removed” page.
Sources
All sources were checked on 28 October 2026.
- Land Registry Law No. 2644, Articles 26 and 35 — the official deed, the limits for foreign buyers and the maps of restricted zones
- Military Forbidden Zones and Security Zones Law No. 2565, Article 28
- Fees Law No. 492, tariff 4 — the title deed fee
- Property Tax Law No. 1319, Articles 8 and 30 — rates and payment of the annual tax
- Regulation on the Turkish Citizenship Law, Article 20 — the $400,000 threshold, amended by Presidential Decision No. 7938 (Resmî Gazete No. 32397, 12 December 2023)
- Law No. 6458 on Foreigners and International Protection, Article 31 — residence permits for owners of real estate
- Law No. 7464 on tourist rentals of homes (Resmî Gazete, 2 November 2023; permit rules in force since 1 January 2024)
- Misdemeanours Law No. 5326, Article 17 — annual revaluation of administrative fines
- TÜİK, House Sales Statistics, September 2026 (bulletin of 16 October 2026; figures as reported by the DHA news agency)
- GOV.UK: How to buy property in Turkey (updated 15 February 2024)
Limitations
This guide is general information, not legal or tax advice. Fees, thresholds and programme rules change. The lawyer handling the purchase confirms the final terms in Turkey. The seller or agent confirms the current price and availability before any deal.