Author: Luxury Estate Turkey
Viewed 16 times
15 January 2026
Following the changes to housing and urban planning regulations in 2025, the studio apartments have partially returned to the Turkish market. However, this does not mean that investing in studios in Turkey is now universally justified. The format has returned, but the risks have not disappeared.
In this article, we examine what has changed, why studios have reappeared in new developments, and the framework and key risks associated with investing in this segment of the Turkish real estate market.
To understand the current situation, it is important to look at the background. Studio apartments were never a typical layout for the Turkish market and were effectively prohibited starting in 2017. That decision reflected the regulatory logic and demand structure of the time. By 2025, some of the underlying assumptions had changed, prompting a revision of the approach.
In 2017, studios were excluded from new residential construction. The reason was the small size, which authorities considered unsuitable for standard housing and everyday living. Studios were not viewed as an acceptable mass-market residential unit.
Market dynamics also played a role. Turkish buyers traditionally preferred apartments with a separate bedroom, while demand for studios came mainly from foreigners. As this segment began to grow, a mandatory requirement for a separate bedroom was introduced. Demand existed, but regulation took priority. As a result, studios disappeared for regulatory reasons rather than due to a lack of demand.
In the years that followed, household structures changed. Turkey saw growth in the number of single-person households and small families. According to the Turkish Statistical Institute (TÜİK), the share of one-person households increased from 14.9% in 2016 to around 20% by 2024, while the average household size declined to just over three people.
This shift created demand for compact housing, while existing regulations did not allow for minimum-size units.
The situation was compounded by rising prices. According to the Central Bank of the Republic of Turkey (TCMB), housing prices continued to grow at a high pace, and rental markets in major cities faced shortages. In this context, smaller units made it possible to expand supply and reduce absolute rental costs.
By the time the rules were revised, developers were already pointing out the mismatch between previous restrictions and real market demand.
In 2025, the ban on studios that had been in place since 2017 was partially lifted. Amendments came into force following publication in the Resmî Gazete in August 2025 and apply specifically to new construction. Studio apartments have returned to new developments in Turkey, but in a limited form.
The new rules regulate the share of studios within a project and layout requirements. It is important to note that these rules apply to the design and construction of new buildings and do not change the legal status of properties that have already been completed.
The key rule is a quantitative limit. Developers may include only a limited number of studio units within a residential building, no more than 20% of the total number of apartments. Projects consisting entirely or predominantly of studios remain prohibited.
This restriction is intended to preserve a balanced development structure. Studio apartments are treated as supplementary rather than core. Even in projects where studios are permitted, the majority of units must be standard apartments.
An additional effect is limited supply in the primary market and the absence of mass dumping scenarios driven by projects focused entirely on minimal floor areas.
The second requirement is the presence of a defined sleeping niche. Each studio must include a designated sleeping area of at least 9 m², with a minimum width of 2.5 meters.
In practice, this has changed the very concept of a studio. It is no longer a single undivided space, but an apartment without a separate bedroom that nevertheless includes an architecturally defined area for a bed.
Ultra-compact studios of the old type, around 20 m² with no zoning, remain impermissible. Projects where a unit is formally labeled as a studio but lacks the required sleeping area will not receive an occupancy permit. This rule targets “grey schemes”: studios must comply with approved designs and documentation, not just carry a 'studio' label.
There is a common misconception that a small apartment automatically delivers high returns, but a studio does not equal profit by default. To assess such a property properly, three parameters must be considered: liquidity, yield, and manageability.
On paper, studio returns often look attractive. A low entry price combined with rental rates that are not significantly lower than those of larger apartments creates the impression of high profitability. However, this is gross income. Once vacancy periods, management, utilities, and maintenance fees are accounted for, net returns are usually noticeably lower.
The manageability of studios is also frequently overestimated. A small apartment requires the same operational steps as a larger one: tenant search, contracts, maintenance, repairs, and bill payments. With short-term rentals, the workload is higher due to frequent tenant turnover. Outsourcing management reduces operational involvement but takes a substantial share of income, often 20–30% of gross revenue. Fixed costs do not depend on size and therefore eat into profits more aggressively for smaller units.
Studio liquidity is ambiguous. Families and most local buyers do not consider studios for living; demand is driven mainly by foreigners and part of the younger population. When foreign interest declines, studios tend to lose liquidity first. On the resale market, the situation is further complicated by competition from new projects offering installment plans and newer stock. In such conditions, a quick sale is often possible only with a discount.
Buying a studio in Turkey requires precise calculations, a vacancy reserve, and a clear exit scenario. The expectation that a property will “generate income on its own” is a myth.
Investing in studios offers advantages but also involves a number of specific risks. Below are the main investor mistakes in Turkey when purchasing studios and the factors that can negatively affect returns and liquidity.
One common mistake is buying a studio “at a good price” in a location that does not suit its target audience. For example, a new complex on the outskirts of Alanya, several kilometers from the sea, may look attractive in price terms but lack real demand. It is too far for tourists, inconvenient for locals, and difficult to live in without a car, resulting in prolonged vacancies.
The issue becomes more acute if the tenant profile is undefined. Students, tourists, and remote professionals have different location requirements. If an area does not support any of these scenarios—no university, no tourist zone, no business activity—the studio falls outside effective demand.
Maintenance fees (aidat) are fixed costs that do not depend on apartment size. For studios, this is particularly significant. In standard residential complexes in Alanya, aidat averages around €30 per month; in complexes with extensive amenities, it is considerably higher. In premium projects, aidat can reach hundreds of euros even for small units. In high-service developments, a studio can become unprofitable precisely because of disproportionate ongoing costs.
A studio is not easier to manage than a larger apartment. With short-term rentals, the workload increases: check-ins, cleaning, furniture wear, billing, and administration, while a portion of income goes to intermediaries if management is outsourced.
Even with long-term rentals, vacancies, tenant turnover, and routine repairs remain. In small units, wear occurs faster. Without accounting for these factors, projected returns turn out to be purely nominal.
The resale market for studios is narrow. Demand is driven mainly by foreigners and some single buyers; Turkish families rarely consider studios. At the same time, resale studios compete with new projects offering installment plans.
Fast sales are generally possible only at a discount. Liquidity also depends on external factors: residence permit regulations, currency conditions, and mortgage availability. Banks are reluctant to finance small apartments, further narrowing the buyer pool.
A low total price often masks an inflated price per square meter. Studios are frequently sold at a higher price per m² than 1-bedroom apartments in the same project. Over time, this limits price growth, as the market benchmarks against size and location rather than the initial purchase price.
An investor focused solely on the total transaction amount risks overpaying for an asset with limited growth and resale potential.
A high concentration of studios in one complex changes its character. A building can effectively turn into an apartment hotel with constant tenant turnover. This affects the property’s reputation and narrows the pool of buyers at resale. In addition, internal complex rules may restrict rental activity.
Even under the new rules, a studio remains a compromise. Reconfiguration is not possible, usage scenarios are limited, and flexibility is minimal.
The main risk is purchasing without an exit plan. Many investors calculate a purchase without defining a holding period, target buyer, or sale timing. As a result, exit decisions are made under market pressure rather than strategically.
Turkey’s real estate market is heterogeneous, and the effectiveness of studios as an investment depends directly on the region.
In megacities such as Istanbul, Ankara, and Izmir, studios are primarily in demand for long-term living. The main tenant base consists of single occupants: senior students, young professionals, and expats. For them, a small apartment is often the only financially accessible option.
The advantage of this model is stability. Rentals are typically signed for a year or longer, with lower tenant turnover and predictable cash flow. Studios perform particularly well in areas with universities, business clusters, and developed public transport.
Returns are driven by high rental rates. Even small apartments in sought-after districts can generate meaningful income. An additional benefit is stronger resale liquidity. Beyond foreign buyers, there is local demand from investors and families purchasing housing for their children.
In resort locations such as Antalya, Alanya, and Mersin, the market is oriented toward tourist flows. Studios are popular with solo travelers and couples without children, particularly for short-term rentals.
The best locations are within walking distance of the sea, beaches, city centers, and entertainment. In such areas, a studio can be almost fully occupied during the high season and generate most of its annual income within a few months. Outside the season, income drops sharply or the unit may remain vacant.
For some coastal buyers, the residence permit status of a neighborhood is an additional factor. If personal residence is part of the plan, this can narrow future resale demand.
Beyond obvious expenses, studio profitability is influenced by factors that are rarely included in initial calculations. They are not always visible in marketing materials but directly affect liquidity, tax exposure, and net profit.
The legal status of a studio is critical. During the ban period, some units were registered as hotel-type apartments or commercial premises. Such units can be used in practice, but the consequences are tangible: inability to obtain a residence permit based on ownership, different tax and utility rates, and operational restrictions.
Layout standards also matter. New studios must include a defined sleeping niche. Older units without zoning are not prohibited, but they do not gain in value. At resale, buyers compare them with newer, more functional alternatives.
Rental income taxes, mandatory insurance (DASK), and commissions for management or tenant placement must be added. In some complexes, maintenance is outsourced to a third-party operator, whose services are billed separately or included in aidat.
Selling a studio in Turkey after several years should be considered part of the strategy from the outset. A studio is not bought “forever” but for a predefined scenario: income plus sale at a specific point.
Below is an outline of who actually buys studios on the resale market and which parameters determine liquidity at sale.
The most likely buyer after 3–5 years is another foreign investor or non-resident seeking an affordable property for leisure use or rental income. Demand traditionally comes from buyers from Russia, Germany, the United Kingdom, and Middle Eastern countries, for whom price and the ability to launch rentals quickly are key.
The second segment consists of parents of students and single professionals already living in Turkey. They focus on location convenience: proximity to universities, business districts, and transport. For them, a studio is an alternative to renting for several years.
Purchases by Turkish citizens are more often investment-driven or related to housing for unmarried children.
Location: Area development improves liquidity; decline reduces it. New infrastructure, transport links, and tourist zones work in favor. Residence permit restrictions or environmental deterioration work against it.
Quality of the complex: Reasonable aidat, well-maintained grounds, and stable management directly influence price. Problematic complexes lose buyers first.
Physical characteristics: Floor level, view, presence of a balcony, and a well-designed layout remain decisive factors.
Legal clarity: Clean title deed, obtained occupancy permit (iskan), and absence of debts are baseline liquidity conditions. Any issues with status or regulatory compliance narrow the buyer pool.
Operational history: Documented rental history is not mandatory but increases buyer confidence.
Market conditions: Growth in foreign demand, currency fluctuations, and regulatory changes can either accelerate or delay a sale.
Studio liquidity is determined at entry. The choice of location, complex, and layout defines whether the exit will be controlled or forced. A 3–5 year horizon is generally considered rational for studios: the property is still relatively new, competition from new projects is limited, and demand remains.
Understanding who you will sell to, and under what conditions, reduces risk well before the transaction and allows for better control of the investment cycle.
Studio apartments have returned to the Turkish market, but they should be viewed strictly as a tool applicable under specific conditions. Studios are not a universal solution. They are a niche investment product that can perform effectively with precise calculations.
With the right approach, a studio can play a role in an investment portfolio: allowing market entry with limited capital, generating income, and preserving an exit option. However, goals such as family living, citizenship through investment, or long-term capital preservation usually require different property types.
A studio should be approached as an investment project, with calculations, scenarios, and a clearly defined end goal.
The licensed agency Luxury Estate Turkey provides full support at every stage. We select properties based on area analysis, tenant profiles, and usage scenarios, and exclude options without sustainable demand.
Our team verifies property status and compliance with current regulations, helps calculate ownership economics, including expenses, develops management models, and defines exit strategies. This approach allows studios to be treated not as speculative purchases, but as managed investment assets with predictable risk and a defined exit horizon.
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