In 2026, Turkey continues to be a magnet for expatriates, offering a blend of ancient heritage, a Mediterranean climate, and a modern infrastructure that caters to digital nomads, retirees, and investors alike. While the “golden era” of ultra-cheap property has transitioned into a more mature market, the country remains significantly more affordable than its European neighbors like Spain or Greece.
As of early 2026, the Turkish real estate market is stabilizing. Inflation is projected to fall toward 17–20%, and the central bank has begun easing interest rates, which is revitalizing local demand and keeping property values buoyant. For U.S. and European expats, the exchange rate still provides a substantial “currency discount,” making luxury living accessible.
1. Istanbul: The Cultural and Economic Heart
Istanbul is not just a city; it’s a continent-spanning megalopolis that offers everything from high-octane business districts to serene Bosphorus views. In 2026, it remains the top choice for working expats and those seeking Turkish citizenship through investment.
Top Expat Neighborhoods
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Kadikoy (Asian Side): The “Brooklyn of Istanbul.” It’s vibrant, secular, and filled with cafes, bars, and arts venues.
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Besiktas & Bebek (European Side): Prestige areas with historic waterfront mansions and high-end boutiques.
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Atasehir & Umraniye: Rapidly growing hubs for young professionals, benefiting from the newly completed M12 metro line extensions.
Property Prices (2026 Estimates)
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Mid-range Apartment (100 m²): $130,000 – $180,000
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Luxury/Bosphorus View: $450,000 – $1.5M+
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Average Price per m²: $1,500 – $1,800 (Central); $4,000+ (Prime Besiktas)
Nearest Airports: * Istanbul Airport (IST): Best for the European side.
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Sabiha Gökçen International Airport (SAW): Best for the Asian side and low-cost carriers like Pegasus.
2. Antalya: The Mediterranean Pearl
Antalya is Turkey’s tourism capital and arguably the most expat-friendly city for year-round living. It boasts a massive international community, particularly from Europe and the CIS countries.
Why Expats Choose Antalya
The city offers a “best of both worlds” scenario: a bustling urban center with malls and hospitals, and immediate access to blue-flag beaches like Konyaalti and Lara.
Property Prices (2026 Estimates)
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Standard 2-Bedroom Apartment: $100,000 – $140,000
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Seafront Gated Complex: $220,000 – $350,000
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Average Price per m²: $1,100 – $1,300
Nearest Airport:
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Antalya Airport (AYT): Only 13km from the city center, offering year-round international flights.
3. Bodrum: The “St. Tropez” of the Aegean
Bodrum is where Turkey’s elite and wealthy international expats congregate. The peninsula is famous for its white-washed houses, luxury marinas, and exclusive lifestyle.
Top Expat Neighborhoods
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Yalikavak: Home to a world-class marina and ultra-luxury villas.
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Gumusluk: A bohemian retreat known for its seaside fish restaurants and sunken ruins.
Property Prices (2026 Estimates)
Bodrum is the most expensive coastal market in Turkey.
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Entry-level Apartment: $180,000 – $250,000
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Luxury Villa with Private Pool: $600,000 – $3M+
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Average Price per m²: $2,500 – $3,000
Nearest Airport:
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Milas-Bodrum Airport (BJV): Roughly 35 minutes from Bodrum town center.
4. Fethiye: Scenic Beauty and British Charm
Fethiye is a favorite for British expats and retirees. It offers a more relaxed, “village” feel compared to Antalya, centered around a stunning natural harbor and the famous Blue Lagoon in Oludeniz.
Why Expats Choose Fethiye
The cost of living here is slightly lower than in Bodrum or Istanbul, and the community is exceptionally welcoming to foreigners.
Property Prices (2026 Estimates)
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2-Bedroom Apartment: $95,000 – $130,000
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Detached Villa (Ovacik/Hisaronu): $250,000 – $400,000
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Average Price per m²: $950 – $1,150
Nearest Airport:
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Dalaman Airport (DLM): About 45 minutes to 1 hour away.
5. Izmir: The Secular Frontier
Izmir is often cited as the most “European” city in Turkey. It is liberal, less congested than Istanbul, and located close to luxury summer spots like Cesme and Alacati.
Top Expat Neighborhoods
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Karsiyaka & Alsancak: Urban, walkable districts with high cultural engagement.
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Urla: An emerging wine-country destination for expats seeking a farm-to-table lifestyle.
Property Prices (2026 Estimates)
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Modern Apartment: $110,000 – $160,000
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Seaside Villa (Cesme): $500,000+
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Average Price per m²: $1,050 – $1,250
Nearest Airport:
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Izmir Adnan Menderes Airport (ADB): Well-connected to Europe and the Middle East.
Quick Comparison Table (2026)
| Location | Expat Vibe | Avg. Entry Price | Rental Yield | Nearest Airport |
| Istanbul | Fast-paced, Global | $130,000 | 5-7% | IST / SAW |
| Antalya | Beach/Urban Mix | $100,000 | 6-8% | AYT |
| Bodrum | Luxury, Seasonal | $180,000 | 5-9% (Seasonal) | BJV |
| Fethiye | Relaxed, Scenic | $95,000 | 7-10% | DLM |
| Izmir | Liberal, Coastal | $110,000 | 6-7.5% | ADB |
Essential Tips for 2026 Buyers
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Citizenship by Investment: The threshold remains at $400,000. You can buy one or multiple properties to meet this, provided they have a valid valuation report (SPK).
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Residency Requirements: For those not seeking citizenship, a property purchase of $200,000 is now generally required to qualify for a “Property Ownership” residence permit.
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The “Earthquake Factor”: Always prioritize buildings constructed after 2018. They adhere to the latest seismic codes, which not only ensures safety but also offers better resale value and lower insurance (DASK) costs.
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Tax Considerations: Remember the 5-year rule—if you sell your property within five years of purchase, you are liable for Capital Gains Tax. After five years, it is currently tax-free for individuals.
