Turkey Real Estate Market: 2025 Results and Buyer Strategy for 2026

Turkey’s real estate market entered 2025 in a more balanced phase after several years of rapid appreciation. The wave of speculative demand that defined 2020–2022 has largely receded, giving way to a more analytical, quality-driven approach. Buyers are no longer focused on entering the market “while prices rise”; instead, location, project quality and long-term fundamentals have taken precedence.

Understanding how and why the market shifted, and what these changes mean for buyers in 2026, is now essential for anyone considering purchasing property in Turkey.

Why Turkey’s Real Estate Market Shifted in 2025

The transformation of the Turkish property market has been shaped by a mix of global and domestic factors. The shift was not abrupt; rather, it reflected the gradual end of an era defined by cheap capital and unrestrained demand.

Global Factors: Higher Interest Rates and a More Cautious Investor Approach

The global rise in interest rates throughout 2023–2024 reshaped investor behaviour worldwide. The period of low-cost mortgages and abundant liquidity came to an end, and real estate stopped being an “automatic” investment choice. Turkey was no exception. Even with its unique monetary environment, the global repricing of risk influenced the domestic market.

At the same time, Turkey retained several attractive advantages. A weaker lira made prices more accessible in hard currency terms, and lifestyle appeal — especially in Istanbul, Antalya and Alanya — continued to draw interest. But sentiment changed: expectations of uninterrupted double-digit growth faded, as did the willingness to buy impulsively.

Domestic Factors: Inflation, Supply Growth and Market Saturation

Following the strong surge in 2020–2022, the market became saturated. Sellers could no longer raise prices indefinitely, purchasing power lagged behind inflation, and high mortgage rates made financing inaccessible for most buyers.

At the same time, supply increased. Projects launched during the boom period began reaching the market, and some investors who had bought at peak prices decided to exit their positions. In coastal regions, this contributed to price corrections in USD and EUR terms.

The result is a more selective environment: properties must now justify their value through location, quality and real investment potential.

Regulatory Changes for Foreign Buyers and Their Impact on Demand

Regulatory tightening has also cooled demand from foreign nationals. The higher threshold for obtaining a residence permit reduced the number of buyers motivated purely by administrative benefits. Occasional or speculative buyers exited the market, and the share of foreign transactions declined.

Additional restrictions on foreign-buyer concentration in certain neighborhoods reinforced this trend. Those who remained active in 2025 were typically more solvent, better informed and focused on long-term ownership rather than rapid resale.

How the Market Changes Played Out in Practice

All these factors have shaped behavior in real transactions across major markets such as Istanbul, Antalya and Alanya.

Increased Supply and Longer Decision-Making Cycles

By 2025, buyers gained far more choice. The market expanded, including a substantial number of early-stage developments, from budget apartments to premium complexes.

The transaction cycle lengthened. In 2022–2023, desirable units often sold within days; in 2025, buyers could visit multiple options, revisit the best ones, compare value and negotiate. A more balanced supply–demand ratio reduced the pressure to make quick decisions.

The secondary market also expanded. Many investors who bought in 2021–2022 at peak prices listed their properties for sale. In Alanya and other resort regions, a noticeable volume of previously foreign-owned apartments entered the market.

Improved Negotiating Power for Buyers

This cooling naturally strengthened buyer leverage. Negotiation, once rare during the boom, returned as a normal part of the transaction. Depending on the seller’s motivation, discounts of 5–10% were no longer unusual, especially for listings that had been on the market for extended periods.

Developers, competing for a smaller pool of financially qualified buyers, began offering flexible payment plans: in 2025, interest-free instalments of 2–5 years appeared in many projects, with initial down payments of 25–30%. Buyers gained the ability to fix prices early and spread payments without waiting to accumulate the full amount, while developers avoided cutting list prices directly.

Where the Market Remained Competitive, and Where It Softened

Cooling was uneven across regions and segments.

Istanbul, as the country’s largest and most diversified market, maintained pockets of high demand. Quality projects in established districts, especially those near business centers or metro lines, continued to sell steadily and often without significant discounts. Properties with clear competitive advantages (location, views, trusted developer) largely remained seller-driven.

In contrast, previously overheated coastal markets experienced a correction. Property prices in Alanya and Antalya declined in USD and EUR terms. Many units became cheaper than a year earlier, especially in developments that had been heavily promoted to foreign buyers during the boom.

What the 2025 Market Results Mean for Buyers in 2026

What do these developments mean for those planning to buy property in Turkey in 2026? Which approaches no longer work, and what should form the basis of an effective strategy?

Why a Slower Market Can Work in the Buyer’s Favor

A balanced market is favorable for buyers in several ways.

First, it lowers the risk of error. Buyers now have the time to analyse neighborhoods, compare multiple units, and calculate true ownership costs or rental yield. The odds of acquiring a problematic property are significantly reduced.

Second, decisions become more quality-driven. Instead of choosing from limited inventory, buyers prioritise what matters personally: infrastructure, floor plan, view characteristics and long-term potential.

The greater predictability also reduces investment risks. During overheated phases, prices could change within weeks, complicating planning. In 2025, volatility subsided: buyers can better estimate budgets, future expenses, and potential rental income.

Investment Strategies That Lost Effectiveness

Several approaches have lost relevance:

• Speculative price-growth strategies: Buying at the excavation stage no longer guarantees rapid appreciation. After inflation, commissions, and taxes, quick resale often yields little or no profit.

• Buying based on rumors or emotion: Previously, even unconfirmed news about new transport lines or upcoming projects triggered price spikes. In 2025, the market reacts far more rationally, and price growth must be economically justified.

• Purchases made solely for residence permit or citizenship eligibility: Stricter rules reduced the appeal of buying “for the sake of the document”, without considering liquidity or property quality.

Approaches That Matter in the Current Market Environment

The most important principle is a longer ownership horizon. Increasing numbers of buyers now treat real estate in Turkey as a 3–5-year investment or longer. This timeframe smooths out short-term fluctuations and allows returns to materialise through district development, rising rental demand, or general economic growth. An additional benefit: capital gains tax in Turkey is not applied after five years of ownership.

The second principle is liquidity. Liquidity is shaped by location, property type and universality. Compact units in high-demand districts of Istanbul or Alanya are easier to resell than large properties in remote complexes with narrow target audiences.

Another factor is developer reliability. Buying from unknown developers simply for a low price is no longer perceived as a reasonable risk. Financial stability and reputation directly affect delivery timelines, legal clarity, and future resale value.

Key Considerations When Buying Property in Turkey in 2026

Location and Infrastructure

Location remains the key determinant of property value, and its importance continues to grow. Factors include:

• transport access

• proximity to business hubs or tourist zones

• quality and diversity of the surrounding infrastructure

In Istanbul, the metro or Metrobüs significantly increases rental and resale potential. In Antalya and Alanya, access to the beach matters, but year-round infrastructure — supermarkets, schools, hospitals — is equally important.

Emerging infrastructure is an added advantage: planned shopping centers, schools, or transport lines typically support long-term demand.

Buyers should also evaluate:

• the area’s popularity among both locals and foreigners

• safety and environmental reputation

• eligibility for residence permit applications

Ultimately, location and surroundings largely determine ease of resale and achievable price.

Projects and Developers

In new developments, the priority is the developer’s reputation and project quality, not simply the lowest price per square meter. A reliable developer directly influences transaction security and asset preservation.

Due diligence should confirm:

• all construction licences and permits

• clear land ownership

• approved plans and municipal compliance

Established developers readily provide documentation upon request.

When assessing the developer, buyers should consider:

• years of market presence

• number of completed projects

• how these buildings perform over time

Reputable developers protect their name, adhere to delivery schedules, and use higher-quality materials. Even without technical expertise, buyers can evaluate floor plans, materials, and compliance with modern standards, including seismic safety and energy efficiency.

Property Due Diligence

In the Turkish property market of 2026, thorough verification is essential. It determines both transaction safety and the property’s long-term usability.

Key checks include:

• clean title deed (Tapu) with no liens or encumbrances

• seller’s legal right to transfer ownership

• conformity of contracts and actual layouts to approved plans

For older buildings (20+ years), it is important to confirm structural compliance and whether major reinforcement or renovations have been completed.

Buying Property in Turkey With Professional Guidance

In today’s market, the role of a professional real estate agency has become more important than ever. In 2026, analysis, due diligence, and a clear strategy are critical.

As a licensed real estate agency, Luxury Estate Turkey helps buyers identify the right property for their goals, assess market conditions, evaluate realistic prices, and calculate risk and yield. Our team understands the differences between local markets and matches areas and Turkish property types to each client’s objectives.

We guide buyers toward informed decisions and provide full transaction support from initial consultation to final handover.