Turkey Real Estate Market 2026: Sales, Foreign Buyers and Outlook

Turkey is one of the most active housing markets in its region, and every year tens of thousands of foreign buyers purchase property here. Before you invest, it helps to understand what is actually happening in the market. This guide summarises the latest official figures from the Turkish Statistical Institute (TÜİK) and explains what they mean for international investors.

Last updated: October 2026, with data up to September 2026. We update this page as new official figures are released.

Turkey Real Estate Market at a Glance

• 2025 was a record year: total home sales in Turkey reached around 1.69 million, the highest annual figure on record.
• Foreign buyers in 2025: 21,534 homes were sold to foreigners, 9.4% fewer than in 2024, representing about 1.3% of all sales.
• January–September 2026: 1,092,919 homes were sold in total (down 7.2% year on year), including 15,308 homes sold to foreigners (down 4.3%).
• September 2026: foreign sales rose 9.9% year on year to 2,167 homes, even as total sales fell 9.3%.

Where Do Foreigners Buy Property in Turkey?

Foreign demand is concentrated in a small number of cities. In 2025, the provinces with the most home sales to foreigners were:

1. Istanbul – 7,989 homes
2. Antalya – 7,118 homes
3. Mersin – 1,800 homes

Istanbul leads because it combines the largest economy, international connections, universities, hospitals and a deep rental market. Antalya attracts lifestyle and holiday-home buyers, while Mersin appeals to buyers looking for lower entry prices on the coast. If you are comparing locations, our guide to the best areas to buy property in Istanbul and our overview of where to buy property in Turkey go into more detail.

If you are working to a set budget, see what your budget can buy in Istanbul. If citizenship is your goal, compare Turkish citizenship with golden visa programmes.

Who Is Buying? Top Foreign Buyer Nationalities

In 2025, the nationalities that bought the most homes in Turkey were Russian citizens (3,649 homes), followed by Iranian (1,878) and Ukrainian (1,541) buyers. In September 2026, the top three were Russia (388), Iraq (166) and Germany (162).

Demand also comes steadily from the Gulf, Pakistan, the UK and the wider Middle East. Each group tends to have different priorities: some focus on citizenship, others on rental income or a second home. See our guides for buyers from the Gulf, from Pakistan and from the UK.

Why Did Foreign Sales Slow Down?

Foreign sales are lower than their peak a few years ago. The main reasons are policy changes rather than a lack of interest:

• Higher thresholds: the minimum investment for Turkish citizenship by investment is USD 400,000, and properties bought for a residence permit in Istanbul must meet a minimum value, currently USD 200,000.
• Closed neighbourhoods: some neighbourhoods are closed to new residence permit registrations for foreigners, which limits demand in those areas.
• Higher prices in USD terms: property prices have risen with construction costs and inflation, so entry budgets are higher than before.

As a result, the market has shifted toward buyers with clearer goals: citizenship, long-term rental income or a home in a well-located, completed project.

New Builds, Resales and Mortgages

In September 2026, first-hand (new-build) sales rose 3.9% to 51,519 homes, accounting for 36.2% of all sales. Mortgaged sales rose 5.1% to 23,397 homes, or 16.4% of the total. Most foreign buyers pay in cash, because mortgage options for non-residents are limited. If you are deciding between a new project and an existing home, read new build vs resale property in Turkey.

What This Means for Property Investors

• Location matters more than ever. With fewer speculative buyers, well-connected areas near metro lines, business districts and universities hold demand best. See buying property near metro stations.
• Check eligibility before you buy. If you need a residence permit or citizenship, confirm the property's value, title type and neighbourhood status first.
• Look at total cost, not only the price. Taxes, fees and annual costs affect your return. See the total cost of buying property in Turkey.
• Do proper due diligence. Developer track record, permits and the title deed are more important than the brochure. Read our property due diligence guide.

Is Now a Good Time to Buy Property in Turkey?

No one can time a market perfectly, and past performance does not guarantee future results. What the data shows is that domestic demand remains very strong, foreign demand is stable and concentrated in Istanbul and Antalya, and new supply continues to come to market. For buyers with a clear goal and a medium- to long-term horizon, the key is choosing the right property rather than waiting for the perfect moment. Our article is buying property in Turkey a good investment? covers the pros and risks in more detail.

Frequently Asked Questions

How many homes do foreigners buy in Turkey each year?

In 2025, foreigners bought 21,534 homes in Turkey, according to TÜİK. In the first nine months of 2026, the figure was 15,308.

Which city is most popular with foreign property buyers?

Istanbul, followed closely by Antalya. Together they account for most foreign home purchases in Turkey.

Can foreigners buy property anywhere in Turkey?

Foreigners can buy in most areas, with some exceptions such as military zones. Separately, certain neighbourhoods are closed to new residence permit registrations. Read can foreigners buy property in Turkey?

Where can I see properties for sale?

Browse our investment properties in Turkey or contact us for a shortlist based on your budget and goal.

Get a Shortlist Based on Your Goal

Bigist Invest helps international buyers find property in Istanbul for rental income, residence or Turkish citizenship. Contact us for a free consultation.

Source: Turkish Statistical Institute (TÜİK), Housing Sales Statistics, 2025 annual and September 2026 releases.