Author: Luxury Estate Turkey
Viewed 81 times
21 August 2025
Family investment in real estate in Turkey is a long-term strategy that lets you create comfortable living conditions for your family today while laying the foundation for the well-being of future generations. This article explains why real estate remains a reliable instrument for preserving wealth and how to structure ownership, inheritance, and the use of a home in Turkey so that it serves the entire family for many years.
Investing in real estate with a multi-generational horizon is an approach that considers not only a family’s current needs but also the interests of future heirs. A house or apartment abroad becomes a family asset: children, grandchildren, and close relatives can use it, maintaining the family’s connection with the chosen country while protecting capital from various risks.
For expats and members of the diaspora, real estate in Turkey becomes a way to keep a strong link with their roots or to secure a reliable “safe harbor” abroad. Foreign communities—many of whom live in the south of the country—look at a second home in Alanya or another resort town as a guarantee of stability.
First, owning an apartment or villa allows the whole family to come to a favorite region without additional rental costs. Second, housing becomes a financial anchor: in a world of unstable currencies and markets, real estate is a tangible asset that is capable of holding value.
Beyond financial resilience, real estate in Turkey helps sustain cultural and social ties. Many people find a circle of acquaintances here—neighbors, friends, people from the same country—while children grow up in an international environment.
For middle-aged and older couples—parents with children and retirees—buying property in Turkey helps protect the household budget in retirement and simplifies inheritance for children. A home in Alanya makes it possible to spend the winter months in a warm climate, save on heating and everyday expenses, and live more comfortably. At the same time, the invested funds are protected from erosion: property values traditionally rise and often outpace inflation.
Owning a home in Turkey also simplifies transferring the asset to the next generation: the title deed (Tapu) can immediately list several co-owners—spouses or, for example, a parent and a child—ensuring the transfer of rights under a will.
Entrepreneurs, freelancers, and digital nomad couples value mobility and financial independence. For them, real estate in Turkey is both a diversification tool and an income source that fits a mobile lifestyle.
By buying a home abroad, business owners spread risk: part of their capital is placed in a long-term, more resilient asset—Turkish real estate. This reduces dependence on the economy of the home country and allows capital to be held in a tangible asset whose value is effectively expressed in hard currency.
Property in Turkey also generates noticeable rental income. The owner does not have to live in the apartment permanently—it can be rented to tourists or long-term tenants, producing a regular foreign-currency income. For digital nomads, this is especially important: their home does not sit idle while they travel; it steadily generates cash flow.
Why is real estate considered one of the most reliable ways to preserve and increase capital? The reasons lie in general economic patterns as well as the specifics of the Turkish market. Here is how property in Turkey helps safeguard a family’s wealth.
When currencies lose value, a tangible object—a flat or a house—retains its intrinsic worth. In Turkey, housing prices have not fallen; in fact, they have outpaced the dollar in many resort regions: over three years, property appreciated more than the lira weakened against the dollar. One reason is that a significant share of transactions is completed by foreigners, who effectively set prices in hard currency.
There is another factor: real estate is a limited resource. Land for development is finite, especially on the coast and in prestigious areas where demand consistently exceeds supply. Population growth and urbanization support this demand—nominal housing prices rise, preserving or even increasing their real value.
This dynamic holds in Turkey as well. Over the last ten years, housing prices in Antalya have risen by more than 140%, and in Istanbul by over 100% in USD terms. In other words, by owning property, a family holds an asset that is effectively indexed to inflation and protected from devaluation of the national currency.
In Turkey—especially in resort areas—the rental market largely serves foreigners and tourists, which means rents are often benchmarked to hard currency. As a result, a family budget supplemented by such income is better protected: foreign-currency receipts help smooth exchange-rate volatility and inflation. For a family that owns an apartment in Alanya or Antalya and rents it to tourists, the income is effectively a hard-currency cash flow insulated from devaluation.
Rental proceeds can preserve and also grow capital. A family can direct foreign-currency income to repay a mortgage on the home or save it toward a second purchase.
Many foreign investors build a strategy around this idea: one home for living, another for rental to cover expenses and generate profit. Coastal Turkey allows you to combine these scenarios: spend part of the year in your own home and rent it to tourists through a management company for the rest. In this way, real estate becomes a family asset that provides stable income in foreign currency and shields capital from depreciation.
The Alanya region deserves special attention—it is one of the leaders in Turkey for price growth and popularity among foreign buyers. Capital appreciation here has been outstanding in recent years: in 2023 alone, apartment prices in Alanya rose by 7.4% in USD terms, and the two-year cumulative growth exceeded 130%. Put another way, a home bought for about $100,000 two years ago would now be worth more than $230,000.
Several factors explain this:
Strong foreign demand: Alanya ranks among the top cities for transactions with overseas buyers. Competition among them makes liquid properties especially sought-after and pushes prices upward.
Tourism and rentals: Year-round tourist flows support both short- and long-term rental markets, raising investment appeal. Expected rental income is factored into purchase prices.
Limited supply: Coastal land is dwindling, and new projects are moving farther from the shoreline. This increases the value of completed homes in established neighborhoods and near the sea.
At the same time, the rapid growth of the past two years may give way to steadier, more sustainable price increases. For family buyers, that is a plus: the market becomes more predictable and stable. Real estate in Turkey is highly liquid: a good apartment near the sea can generally be sold without serious losses.
For family capital, this resilience is especially valuable: property in Turkey preserves the investment, prevents money from losing value, and grows capital through market appreciation.
When planning to transfer property to children and grandchildren, it is important to think ahead about the ownership structure and the inheritance procedure. In practice, overseas families often use the following arrangements to simplify ownership and succession.
The Tapu is the title deed confirming property rights and naming the owner(s). Turkish law allows joint ownership by several individuals, including Turkish citizens and foreigners. The maximum number of co-owners on one title is five. Under joint ownership, all owners have equal rights to the property and each receives their copy of the Tapu.
For example, spouses often purchase jointly so that both are full legal owners. If one spouse dies, their share passes to the heirs (including the surviving spouse and children), while the other spouse retains their share. Another option is for parents to immediately include an adult son or daughter in the Tapu so the children become co-owners on equal footing. This reduces the risk of property disputes and strengthens continuity.
Joint ownership is also convenient because each owner has legal rights: they may dispose of their share—sell it, gift it, or bequeath it—subject to the required procedures. Until shares are formally separated, the property is treated as indivisible, and ownership matters are decided jointly by the entire family.
Turkey has a system of forced heirship: a spouse and children cannot be completely disinherited. At the same time, foreign citizens may make a will in Turkey to distribute assets as they wish within the limits of local rules.
Another tool is a power of attorney issued to a spouse, child, or lawyer. This representative can manage the property in your absence or if you become incapacitated: pay bills, rent the home, and handle legal matters. In the inheritance context, a power of attorney allows heirs to complete the transfer of rights without being physically present. For instance, if the owner has passed away and the children live outside Turkey, a Turkish attorney acting under a power of attorney can represent their interests and finalize all procedures.
A well-known legal instrument used in Turkey is usufruct—the lifetime right to use property. It allows one person (the usufructuary) to use someone else’s real estate and receive benefits from it (for example, live there or rent it out), while not being the owner. The formal owner holds “bare ownership” without the ability to use the property while the usufruct is in effect. In other words, usufruct separates ownership from the right of use.
This mechanism also works in a family strategy. Elderly parents can transfer the apartment to their children while registering a usufruct for themselves—a lifetime right to live there. The children become owners immediately (effectively removing the inheritance question), and the parents receive a guarantee that they can live in the home for life or receive income from it.
Important: a usufruct does not fully eliminate inheritance tax, and the home cannot be sold or otherwise disposed of without the parents’ consent. Usufruct in Turkey is executed before a notary and recorded in the land registry (noted in the Tapu). It can be a lifetime or a fixed-term—up to 30 years under the Civil Code.
Beyond financial advantages, investing in Turkish real estate gives a family the option to live in the country legally and to obtain a second citizenship.
The most accessible way to secure a legal stay in Turkey is to obtain a short-term residence permit (ikamet) on the basis of property ownership. The main conditions are that the purchase price must exceed the established minimum and the property must be located in a area open for residence permits.
A simplified scheme applies to families: the residence permit extends to the owner’s spouse and minor children. Usually, the primary applicant is the person listed on the Tapu, and family members receive dependent status—without the right to work but with the right to reside, study, and use healthcare. Thus, by buying a home or apartment, a family can relocate to Turkey together. That is why real estate in Alanya or Antalya often becomes not only an investment but also a legalization tool for many foreign families.
If a family views Turkey as a second home seriously and for the long term, the next step can be citizenship. The option to obtain a Turkish passport through a real estate purchase exists under the citizenship-by-investment (CBI) program: a foreign investor invests a set amount in property and can apply for citizenship via an expedited process.
Citizenship is granted to the whole family at once—the investor, spouse, and children under 18. Parents effectively provide their children with a second citizenship that opens new opportunities: education abroad, visa-free travel to roughly 110 countries (including Japan, Singapore, and some in Latin America), and eligibility for the U.S. E-2 program.
Real estate in Turkey can be used by the owners or turned into a source of passive income. Families should understand the rental market’s specifics to choose the right strategy.
Short-term rentals (up to 100 days) generally yield more monthly. In season—especially for a well-equipped apartment near the sea—one week’s income from tourists can equal a long-term tenant’s monthly rent. But short-term rentals require licensing and ongoing management: finding guests, handling check-ins and check-outs, cleaning, and solving household issues at any time of day.
Long-term rentals mean leasing for 6–12 months or more to a single tenant: a local family, students, or foreigners who have moved to Turkey. The income is lower than with short-term lets, but the stability is higher, and the hassles are minimal.
A combined strategy often suits families: rent to tourists short-term in summer and sign a long-term lease for the winter. Another option is to own two properties: one for personal use and one fully dedicated to rental.
Market data indicate that in Alanya, the average annual rental yield is 8–12% of the property value (in foreign currency) with competent management. It is important to remember these are gross figures, before taxes, utilities, and management fees—net yields will be somewhat lower.
For long-term rentals in Alanya, 4–5% per year is a sensible benchmark. For example, an apartment priced at $150,000 could rent for about $600–700 per month. That totals $7–8k a year, or roughly 5%. With short-term rentals, it is possible to earn a comparable amount just over the summer months, and if part of the winter is added (Alanya maintains demand thanks to its mild climate), the income can be higher. One must, however, factor in vacancies, platform commissions such as Airbnb’s, and additional servicing costs.
Good management directly affects returns: better service leads to better guest reviews and a stronger reputation, which drives steady demand. For families who want income from Alanya real estate but do not live there permanently, professional management is practically essential.
Resort regions have many management companies that service foreign-owned property. Their services include finding tenants, marketing listings, welcoming guests, cleaning, minor repairs, paying utility bills on the owner’s behalf, bookkeeping, and profit transfers. Typically, a company charges 20–25% of short-term rental income, and for long-term rentals a fixed fee or 10–15%. For owners, the process looks like this: a contract is signed, the company handles everything, and the owner receives income—either the remainder after fees or a fixed guaranteed payment (models vary).
The main advantage is peace of mind. Even if you are thousands of kilometers away, you know the home is under control: a manager handles any issues, not you. Guest arrivals, cleaning after check-out, fixing malfunctions—all of this falls to the management company. The licensed real estate agency Luxury Estate Turkey provides rental management as part of its post-sales service package.
A family apartment or house in Turkey should meet several requirements: layout, safety, infrastructure, and services for comfortable living.
Unlike investment studios or small apartments where a bed and a kitchenette are enough, a family home implies a full-fledged space for everyone. For a family of four, a 2+1 layout is the minimum comfort level: a bedroom for parents, a children’s room, and a living room. If frequent visits from relatives are expected or the children need more personal space, it is better to choose 3+1 or 4+1.
The number of bathrooms is a key comfort criterion. Ideally there should be two: a main bathroom with a bath or shower and a guest WC. For elderly or less mobile family members, low-threshold showers—or the possibility to install them—matter.
Balconies or terraces in a warm climate become an extension of the living space. You can have family breakfasts there, set up a small children’s pool, or create a modest garden. Ensure balconies are child-safe—with high railings and, if necessary, protective netting.
For villas and townhouses, the distribution of rooms by floor is particularly important. Elderly family members are more comfortable with a bedroom on the ground floor, avoiding daily stair use. Large 4+1 villas in Alanya typically have three or four bathrooms—ideal for comfortable living with the whole family.
Family-friendly infrastructure includes several aspects:
Education
If the family plans to live in Turkey permanently or spend long periods with children, the availability of schools nearby is especially important. In major cities and resort centers, including Alanya, there are both public and private schools, with instruction in English. When choosing a district, check in advance whether there is a suitable school or kindergarten close by.
Healthcare
It is desirable to have a hospital or clinic within 10–15 minutes of home. In Alanya, for example, there is a large public hospital and several private medical centers that accept foreigners.
Transport
Even if the family has a car, location convenience remains important: proximity to main roads, bus stops, and the airport. Alanya’s advantage is Gazipaşa Airport, about 40 km away.
Shops and markets
A nearby supermarket and pharmacy are essential, and a weekly farmers’ market is a plus. In many new residential complexes, markets and cafés open on the ground floors.
Leisure and recreation
Families with children value parks, playgrounds, sports clubs, and classes nearby. Antalya has many green areas with play structures; Alanya offers a seafront promenade with playgrounds, a water park, and sports zones.
Many families prefer not the noisy center but calmer suburbs with developed infrastructure and an international community. In Alanya, for example, Oba is popular—an unhurried pace of life with schools, shopping centers, and a hospital.
Safety becomes the primary selection criterion for real estate in Turkey. For a family investing both capital and the well-being of loved ones in a home, the reliability of the building comes first.
Seismic safety
Turkey is in a seismically active zone, so the construction year matters. It is advisable to choose buildings post-2018, when the new seismic code (TBEC-2018) took effect. Modern buildings are designed for higher loads and built with monolithic frames, quality concrete, and reinforced steel.
Always check for an occupancy permit (İskan). If a building was legalized via an amnesty (Yapı Kayıt Belgesi), be cautious—there may have been violations.
Keep in mind: the Mediterranean coast (Antalya, Alanya) is less seismically risky than Eastern Anatolia or Istanbul, but structural due diligence is still essential.
Energy efficiency
Newer buildings have better thermal and waterproofing, modern windows, and ventilation. Since 2011, all buildings in Turkey must have an energy performance certificate (EKB), and since 2020, it is required for sale or rent. A dwelling must meet at least Class C, while premium complexes often add solar panels, LED lighting, and smart-home systems.
Security and access control
Modern residential complexes feature gated grounds, CCTV, security, and controlled entry. For children, this ensures safety: they can play in the yard without the risk of traffic or strangers. Pay attention to fire safety—alarms, exits, extinguishers. Villas and duplexes should also be checked for sturdy fencing and reliable window grilles where applicable.
Amenities and conveniences
Parking is essential for families. New developments usually provide underground or covered parking, or assigned spaces on the grounds. In upscale complexes, there are generators and water reservoirs, ensuring comfort even during interruptions. Additional benefits include playgrounds, pools, and recreation areas.
Facts and figures matter, but real stories best illustrate the idea of family legacy through real estate. Our agency’s practice includes many examples where buying a home in Turkey improved the lives of entire families.
Irina and Vladimir, a couple from the Moscow region, 63 and 65, have a son who moved to Canada with his family; they used to meet only once a year in summer.
In 2019, they visited Alanya for the first time and were charmed by the climate and lifestyle: fresh fruit year-round, the sea nearby, and many Russian-speaking neighbors. They decided to buy a 2+1 apartment in Mahmutlar near the sea and registered joint ownership on the Tapu.
What changed?
For themselves: They now spend at least half the year in Alanya, from spring to autumn. Their health and budget both benefit: heating expenses back in Russia are lower. They obtained Turkish residence permits and local health insurance.
For the family: Their son, daughter-in-law, and granddaughter have already visited them twice in a month. Instead of short meetings once a year, the family now spends a full month together.
They prepared a Turkish will naming their son as the heir to the apartment.
Over several years, their apartment appreciated by about 60%, but they are not planning to sell: the main value is not the money but a family home by the warm sea.
Dmitry and Olga, entrepreneurs from Kyiv in their mid-40s with two teenagers, began looking for a backup living option abroad in 2022. They considered different European countries but chose Turkey: the entry threshold for citizenship by investment is relatively low and the process takes only a few months. Their main goal was simple—obtain Turkish passports so their children would have new opportunities and the parents would have a “Plan B” if relocation became necessary.
We helped them structure an investment portfolio. Instead of a single expensive villa, they chose three apartments in Alanya:
3+1 in a prestigious seaside complex—for personal use
Two 2+1 units in popular areas—for rentals
All properties were registered to the family head, and the application was filed. Five months later, Dmitry, Olga, and their children received Turkish passports.
What changed for the family:
Security and status: They now have a reliable refuge and official Turkish citizenship. The children can apply to universities on favorable terms, and the family can live and work in Turkey without restrictions.
Income and capital growth: The two apartments are rented short-term via our partner service. Rental income covers all running costs and is enough to pay tuition at an international school. Despite buying at the 2022 market peak, the properties have already risen in value by about 30%.
Future plans: They do not live permanently in Alanya yet—their business remains at home—but they visit regularly. In the future, they are considering opening a business or moving to Turkey upon retirement.
We also helped set up powers of attorney and a will to avoid complications later.
Michael, a 50-year-old entrepreneur from Germany, did not aim to move to Turkey or obtain a second citizenship—his German passport met his needs. His goal was different: invest capital outside the EU and create a stable passive income stream to support his adult children—paying for their studies and, in the future, helping with their housing.
In 2021, through our agency, Michael purchased two apartments in Alanya:
A 1+1 in the center (€70,000, paid in full)
A 2+1 duplex near Kleopatra Beach (€130,000, half paid upfront, the rest on a one-year installment plan)
Total investment: about €200,000. He immediately placed both properties on the short-term rental market, as he only planned occasional visits.
Results:
Yield. In 2021–2022, Alanya saw record tourist numbers; the apartments were rented with almost no vacancies. Michael earned €15–18k per year gross, about 7–8% annually. After taxes and the management company’s fee, net income was about €12,000—roughly what a Berlin rental yields, even though a comparable Berlin apartment costs four times more.
Adapting to new rules. In 2023, Turkey introduced licensing for short-term rentals. We helped obtain all permits for his complex.
Family benefits. Beyond income, the apartment became a family bonus: Michael’s older daughter spends each summer in Alanya with friends, staying free of charge in one of her father’s flats.
Next steps:
Michael is considering a “split-asset” strategy: in 5–7 years, he plans to sell the 1+1 and put the proceeds toward his daughter’s home in Germany. He intends to keep the duplex near Kleopatra Beach as a “retirement fund”—by then it will be partially paid off by rental income and will likely have appreciated (its current market value is about €200,000, i.e., +30% in two years). Over time, the apartment will provide a stable income and later pass to the children.
The licensed real estate agency Luxury Estate Turkey values clients’ trust. For more than 10 years, we have worked in Turkey’s real estate market, helping families from different countries find their home and build financial strategies for the future. Over the years, we have helped hundreds of families acquire homes in Turkey, and many have become our friends.
We begin with a detailed consultation. Together, we define your priorities and propose properties that match your goals. We organize a viewing trip—showing not only apartments but also neighborhoods and infrastructure, and explaining both advantages and trade-offs.
Once a property is selected, we handle the legal side: due diligence on documents, checking the property’s history, and preparing all paperwork for the transaction. After you receive the keys, we stay involved: we connect utilities, assist with residence permits or Turkish citizenship for the whole family, and take on property management.
We also advise on inheritance matters: wills, powers of attorney, and structuring shares for children. These steps rarely form part of a standard agency service, but we consider them integral to our work—because what matters to us is that your home in Turkey becomes true family capital.
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