Property costs in Turkey: a complete guide to pricing 2025
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Introduction
Thecost of real estate in Turkey is formed according to completely different principles than in the post-Soviet market. While in Russia the main attention is paid to the area and class of housing, Turkish pricing is based on panoramic views, proximity to the sea and infrastructure. In this detailed guide we will break down all the factors affecting the price of real estate in Turkey, additional costs and give practical recommendations for buyers.
Key factors in the formation of the cost of real estate in Turkey
Sea panorama - the main pricing factor
The presence of a sea view dramatically affects the cost of real estate in Turkey. An apartment with a full panoramic seascape is 30-40% more expensive than a similar apartment without a view. In coastal cities such as Alanya, Antalya or Bodrum, the sea panorama becomes not only an aesthetic advantage, but also a serious investment asset.
The gradation of views and their impact on the price:
- Direct sea view - premium 35-40% premium
- Partial sea view - premium premium 15-25%
- City view with sea in the distance - 5-10% premium
- Mountain view - premium 10-15%
- Courtyard - base price
Location in relation to the coastline
Proximity to the sea is the second determinant of real estate prices in Turkey. Every 100 meters of distance from the beach reduce the cost by 5-7%.
Price gradation by line:
- First coastline (up to 100m from the beach) - maximum cost
- Second line (100-300m) - reduction by 15-20%
- Third line (300-500m) - decrease by 25-35%
- Further 500m - decrease by 40-50%
However, on the second and third lines you can find spacious properties with excellent price-quality ratio, especially if the area has good transport accessibility.
Neighborhood and level of infrastructure
Districts in Turkey differ dramatically in status and demand. The cost of real estate in Turkey directly depends on the development of the district infrastructure:
Premium districts are characterized by:
- Developed commercial infrastructure (shopping centers, supermarkets, restaurants)
- Medical facilities of European level
- International schools and kindergartens
- Convenient transportation accessibility
- Well-appointed embankment and parks
- Low density of construction
Budget districts have:
- Limited commercial infrastructure
- Basic medical services
- Turkish public schools
- Less developed public transportation
- High building density
Characteristics of residential complexes and their impact on prices
Class of development and reputation of the developer
The quality of construction critically affects the price of real estate in Turkey. The Turkish market is clearly segmented by class:
Luxury complexes:
- Well-known Turkish and international developers
- Premium finishing materials (marble, natural wood)
- Smart Home" technologies
- Concierge service and management company
- Price premium: 40-60% of the market
Comfort-class complexes:
- Reliable local developers
- High-quality finishing
- Standard infrastructure
- Professional management
- Price premium: 15-30% to the market
Economy class:
- Small developers
- Basic or no finishing
- Minimal infrastructure
- Self-management of tenants
- Basic market value
Infrastructure of the residential complex
The development of the internal infrastructure of the complex significantly affects the value of real estate in Turkey:
Mandatory infrastructure in medium and large complexes:
- Outdoor swimming pool (sometimes heated)
- Children's playground
- Basic fitness room
- Security and video surveillance
- Underground or surface parking
Additional infrastructure of premium complexes:
- SPA-center with sauna, hamam, massage rooms
- Indoor swimming pool
- Tennis court
- Restaurant or cafe on the territory
- Conference halls and kovorking
- Children's club with animators
- Rental of bicycles and water transportation
Additional costs when buying real estate in Turkey
Understanding the full cost of ownership is critical to properly budgeting your purchase.
One-off costs when buying
Mandatory government payments:
- Title Transfer Tax (Tapu Harcı) - 4% of cadastral value
- Interpreter's services - 200-400 euros (obligatory for foreigners)
- Notarization of translations - 150-300 euros
- Registration fee at the Land Registry Department - about 50 euros
Additional professional services:
- Realtor services - 3-5% of the value of the object
- Legal support of the transaction - 800-1500 euros
- Bank services in case of mortgage - 0.5-1% of the loan amount
- Real estate appraisal - 300-500 euros (for mortgage)
Monthly maintenance costs
Aidat (monthly contribution to the maintenance of the complex):
- Simple complexes without a pool: 10-25 euros
- Complexes with pool and security: 30-60 euros
- Premium complexes with full infrastructure: 70-150 euros
- Luxury residences: 150-300+ euros
Utilities:
- Electricity: 40-120 euros (depends on area and season)
- Water supply: 15-35 euros
- Gas (if available): 20-50 euros
- Internet and cable TV: 20-40 euros
- Garbage collection: 5-15 euros
Compulsory insurance:
- DASK (earthquake insurance): 50-200 euros per year
- Property insurance (optional): 100-300 euros per year
Regional pricing specifics
Antalya and the region
Property prices in Turkey in the Antalya region vary by area:
- Lara Kundu: 1800-4000 euros/m² (premium beach complexes)
- Konyaalti: 1500-3200 euro/m² (developed infrastructure)
- Antalya Center: 1200-2800 euro/m² (historical part)
- Kemer: 1000-2500 euro/m² (mountain and sea resorts)
Alanya
- City Center: 800-2000 EUR/m²
- Mahmutlar: 600-1400 euro/m² (popular with Russian speakers)
- Avsallar: 700-1600 euro/m²
- Cleopatra: 1200-2800 euro/m² (prestigious area)
Bodrum
- Bodrum Center: 2500-6000 euro/m²
- Bitez: 1800-3500 euro/m²
- Gümbet: 1500-3000 euro/m²
- Torba: 2200-4200 euro/m²
Investment attractiveness and whether it is worth overpaying
For investment purposes
If the purpose of the purchase is to generate rental income, it is worth targeting:
Priority characteristics for investment:
- Distance to the beach not more than 300 meters
- Availability of sea view (at least partial)
- Developed tourist infrastructure of the area
- Complex with a swimming pool and basic amenities
- Area 1+1 or 2+1 (the most liquid formats)
Expected profitability:
- Objects near the sea: 6-9% per annum in currency
- Second line: 4-7% p.a
- Third line and further: 3-5% p.a
For personal residence
When buying real estate for personal use, priorities shift:
Key factors for comfortable living:
- Comfortable layout and sufficient floor space
- Quality finishing and technical condition
- Developed social infrastructure of the neighborhood
- Transport accessibility
- Safety and ecology of the neighborhood
- Presence of Russian-speaking community (if necessary)
In this case, you can consider properties further from the sea, but in comfortable neighborhoods with a good layout.
Practical tips for choosing real estate
What to pay attention to when viewing
- Check the developer's documents - licenses, building permits
- Study the reputation of the developer - previous projects, feedback from buyers
- Evaluate the real quality of finishing - not just show apartments
- Check the work of engineering systems - plumbing, electrics, air conditioners
- Study the management company - experience, rates, quality of service
Hidden factors affecting the cost
- Noise environment - proximity to roads, airport, construction sites
- Prospects for neighborhood development - planned development, infrastructure projects
- Seasonality of demand - some neighborhoods "fall asleep" in the low season
- Legal cleanliness - possible encumbrances, land disputes
When is the best time to buy
Optimal periods for buying:
- October-March - low tourist season, more opportunities for bargaining
- Economic crises - devaluation of the Turkish lira makes purchases more profitable for foreigners
- Completion of construction - developers are ready to provide discounts for quick sales
Turkey real estate market development forecast
Growth factors
- Development of tourism industry
- Investments in transportation infrastructure
- Liberalization of obtaining citizenship through real estate
- Growing popularity of remote work
Risks
- Geopolitical factors in the region
- Volatility of Turkish lira
- Possible tightening of currency legislation
- Over saturation of certain market segments
Conclusion
Thecost of real estate in Turkey is determined by many factors, the key ones being proximity to the sea, availability of views and the level of infrastructure. When planning a purchase, it is important to consider not only the cost of the object, but also the additional costs of registration and maintenance, which can amount to 15-25% of the purchase price in the first year.
A successful purchase requires careful analysis of many parameters: from the reputation of the developer to the prospects of development of the area. The right choice of the object taking into account your goals - investment or personal residence - will help to get the maximum benefit from investing in Turkish real estate.
Want to get personalized advice on choosing real estate in Turkey? Contact our experts for a detailed market analysis and selection of the best options for your budget and goals.
Frequently Asked Questions (FAQ)
1. What is the average real estate price in Turkey in 2025?
Average property prices in Turkey range from 600 euro/m² in remote areas to 6000 euro/m² in premium locations near the sea. The most popular resort areas: Alanya 800-2000 euro/m², Antalya 1200-4000 euro/m², Bodrum 1500-6000 euro/m².
2. How much are the additional costs of buying real estate?
Additional costs are 8-12% of the value of the object: tax 4%, agency services 3-5%, notary and translator 1-2%, legal services 1-2%.
3. Does the floor affects the price of real estate in Turkey?
Yes, the floor significantly affects the price. Upper floors with panoramic views are 15-25% more expensive, the first floors are usually cheaper by 10-15%, the optimal are considered 3-7 floors.
4. What are the monthly maintenance costs of the apartment?
Monthly expenses include: aydat 20-150 euros, utilities 60-200 euros, internet 20-40 euros. On average 100-400 euros per month depending on the class of the complex.
5. Is it worth buying real estate on the first line?
For investment - unequivocally yes, the yield is higher by 2-4% per annum. For living - depends on the budget, as the price is higher by 40-60%, but the liquidity is maximum.
6. Which areas of Turkey are the most promising for investment?
The most promising: Lara (Antalya), Mahmutlar (Alanya), areas of Istanbul near new transportation projects, Bodrum for the premium segment.
7. Is it possible to bargain when buying real estate in Turkey?
Yes, haggling is possible and even expected. The discount can be 5-15% of the original price, especially when buying in the low season or with full payment.
8. What documents do foreigners need to buy real estate?
Required: passport, certificate of non-criminalization, tax number in Turkey, certificate from the bank on currency transfer, translations of all documents into Turkish.
9. How to check the legal cleanliness of the object?
Check the extract from the TAPU (cadastre), availability of all building permits, absence of encumbrances, compliance of the layout with the project documentation.
10. Is it profitable to buy real estate in complexes under construction?
Yes, prices at the excavation stage are 20-30% lower, but there are risks. Choose only proven developers with ready objects in the portfolio and insurance of construction risks.
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