Türkiye1.76m
home sales in 2025 (+13.6 %)
The most liquid property market between Vienna and Dubai. When you sell, there is someone to sell to.
Istanbul · Antalya · Alanya · Mersin
Coastal apartments in Türkiye from €165,000. Rental yields up to 9 %, prices that rose 33 % in Istanbul in one year, and citizenship for the whole family from $400,000. Two hours’ flight from Sarajevo.
Not just an investment. Your second home, your holiday, your rental income and your plan for the future – in one place.
Emotion brings you to the coast. Numbers keep you there. Here are the numbers.
home sales in 2025 (+13.6 %)
The most liquid property market between Vienna and Dubai. When you sell, there is someone to sell to.
price growth in Istanbul, 2025
Prices per m² in Istanbul, Antalya and Mersin rose 26–34 % a year (CBRT).
gross rental yield, Istanbul
Up to 9–10 % in districts of Mersin and Antalya. Rents rose 33 % in 2025.
per m² in Istanbul – Vienna ≈ $6,500
Seafront new-builds at the price of a European suburb.
tourists in 2025 – 4th in the world
$65.2 bn of revenue. Coastal markets live on it – and so does your rental apartment.
in property = Turkish citizenship
For spouse and children, passport in 3–6 months, no residence requirement.
Inflation is 31.5 % (Feb 2026) and real prices in lira are falling. Think in euros/dollars and insist on hard-currency contracts.
Coastal cities give seasonal rent and slower liquidity; Istanbul gives steadier tenancy. The goal picks the city, not the other way round.
Title deed, building and occupancy permits, seismic report and the developer’s track record – no purchase without these checks. We run them before you do.
Pick a goal – the page will highlight the cities and projects that fit it.
An apartment rented all year or in season, managed remotely.
+26–34 % a yearBuy in a zone that grows and sell in 3–7 years, tax-free after year five.
300 sunny daysA place for summers, retirement or remote work – 2 hours from home.
from $400,000Citizenship or residence for the whole family through property.
Each city sells a different life – and a different return. Choose yours.
Metropolis · 16 million people · Europe’s largest airport
The city that never sleeps – and a market that never stops.
Goal:Rental · Growth · Citizenship
Projects in IstanbulTourism capital · 7,237 foreign buyers in 2025
300 sunny days. The Riviera two hours away.
Goal:Second home · Seasonal rental
Offers in AntalyaLifestyle destination · own Gazipaşa airport
Turquoise sea, a castle above the town and peace.
Goal:Second home · Capital preservation
Offers in AlanyaRising market · new Çukurova airport (2024)
The Mediterranean without the crowds. Lowest price, highest yield.
Goal:Rental · Growth
Offers in MersinBüyükçekmece · Istanbul
A marina with 8 squares inspired by European cities – including Sarajevo and its City Hall – 1,000 berths, a shopping centre, restaurants and a hotel. A few minutes on foot from Aria Blue and Aria Marin. From here the IDO catamaran reaches central Istanbul in 30 minutes, without a single traffic light.
Every project in the portfolio passed 8 criteria: title deed, permits, seismic safety, developer, location, price, income and exit. The report is available on request.
Change the assumptions and see what your apartment by the sea really returns. Illustrative – exact figures come with the feasibility study.
Assumptions: linear value growth, rent without indexation, no rental income tax (depends on amount; 2026 exemption up to TRY 58,000).
Eight criteria on every project, independent appraisal and legal review – before you pay a single euro.
Consultation, contract and handover in your language. Team in Sarajevo and Istanbul, partners in Antalya and Mersin.
Rental management, bills, insurance and resale. Ownership without travelling to Türkiye.
Your goal, budget, horizon and risk tolerance. Output: investment profile.
2–3 projects matching the profile, with a feasibility study.
On site in Türkiye or by video; meeting with the developer.
Reservation deposit, price and unit locked.
Title deed, permits, independent appraisal, sales contract in your language.
Registration of ownership – you or your proxy.
Keys, DASK insurance, optional rental management.
| Item | Amount | Note |
|---|---|---|
| Transfer fee (title deed) | 4 % of value | Legally 2 % + 2 %, in practice often paid by the buyer |
| VAT on new-builds | 1 % / 10 % / 20 % | Foreign buyers: exemption on first purchase if paid in foreign currency and held 1 year |
| Notary, translation, power of attorney | €300–800 | Depends on number of documents |
| Independent appraisal | €150–300 | Mandatory for foreigners |
| DASK earthquake insurance | €50–150/year | Mandatory |
| Agency fee | 0 % on new-builds | Paid by the developer |
| Item | Amount | Note |
|---|---|---|
| Property tax | 0.2 % of value | Metropolitan municipalities (Istanbul, Antalya, Mersin) |
| Maintenance (aidat) | €1–4/m² per month | Higher in complexes with pool and security |
| Rental income tax | 15–40 % | Progressive; exemption up to TRY 58,000 (2026) |
| Capital gains tax | 0 % after 5 years | Sale within 5 years is taxable |
Yes. Individuals from Bosnia and the region buy without special permits, with a tax number and a property appraisal. Restrictions apply only in military zones and for agricultural land.
For new-builds the price is usually in euros or dollars, paid by bank transfer. Instalment plans (down payment + 12–24 months) are common with the developers we represent.
Yes, with one or more properties appraised at a minimum of $400,000, paid through a bank and annotated as non-transferable for 3 years. Spouse and children under 18 are included.
We offer rental management through partners in Istanbul and Antalya: listing, tenant selection, collection, maintenance. Cost 8–15 % of rent.
From reservation to title deed registration: 2–6 weeks for completed units. Citizenship: 3–6 months after registration.
Through resale on the domestic market (99 % of turnover) or to foreigners; we also handle resales. Sale after 5 years is exempt from capital gains tax.
Data are from the official and secondary sources listed below, verified in October 2026. Yields are gross (annual rent / price) unless stated otherwise. Exchange rate: $1 = TRY 42.2 (Q4 2025).
Pexels (free licence) – authors listed in data/media.js; Aria Blue / Aria Marin renders and video: Asil İnşaat / MM Real Estate.
Tell us why you are buying – rent, growth, a second home or a passport – and you get an investment profile, a shortlist of cities and numbers you can verify. No obligation.
We will get back to you the same working day with a consultation slot.