Real estate in Turkey: apartments in Alanya, villas in Antalya — popular properties for purchase from Russians

Real estate in Turkey has become very popular among Russians in recent years. There are several reasons for this:

• prices and availability: Even in popular regions of Turkey such as Antalya, Alanya, Istanbul, property prices remain competitive compared to European countries. You can find housing in coastal areas at a more affordable price.
• residence permit and citizenship: Turkey has a program under which buyers of real estate worth $400,000 or more can obtain Turkish citizenship. This is an important factor for those who are looking for legalization abroad.
• climate and quality of life: a pleasant climate, developed infrastructure and the presence of popular resorts attract both permanent residence and rental investment.
• investments: Real estate in Turkey shows a steady increase in value, which makes it attractive to investors who want to make money on rental or resale.

It should be noted that according to data for 2023, Russians took first place among foreign buyers of real estate in Turkey. Apartments in Alanyavillas in Antalya, small houses in Mersin, Fethiye — these properties were at the peak of demand.

Meanwhile, due to the great demand for real estate from Russians, prices in popular regions (including Antalya) have increased significantly over the past two years.

Popular property types

Apartments (apartments):

• The greatest demand is among those looking for housing to live or rent.
• Russians often buy apartments in residential complexes with infrastructure (swimming pools, gyms, security).
• One- and two-room apartments are popular for rent, especially in tourist regions.

Villas and houses:

• in demand among wealthier buyers or those looking for comfort for life on a permanent basis.
• villas are popular in the suburbs of Antalya, Alanya, Bodrum, where you can find houses with sea views and a private pool.

Commercial real estate:

• investors are also interested in commercial real estate — shops, office space, hotels, especially in large cities and tourist areas.

Cities and regions popular among Russians

Antalya:

• one of the most popular cities. Thanks to the combination of tourism infrastructure and good climate, Antalya attracts Russians both for permanent residence and for investment.
• here you can find a wide selection of apartments in new residential complexes with amenities.

Alanya:

• Alanya is an affordable resort city on the Mediterranean coast. Many people buy apartments here for seasonal holidays or renting them out to tourists.
• property prices in Alanya are lower than in Antalya, which makes it more attractive to investors.

Mersin:

• Mersin is actively attracting Russians thanks to lower property prices and growing popularity among foreign buyers.
• this region attracts those looking for permanent residence or a quiet holiday.

Istanbul:

• Istanbul is a large metropolis with a developed economy and culture. Russians buy here both luxury housing in central areas and apartments for long-term investment in areas more distant from the center.
• real estate in Istanbul is also attractive for those who plan to rent it out for a long term or want to invest in commercial properties.

Bodrum:

• Bodrum attracts those looking for more upscale holiday options. Villas and cottages with sea views are popular here.
• this city is considered a prestigious destination among foreigners.

Fethiye:

• a cozy town, popular among those looking for a quiet place to live or relax. Russians are actively buying villas and apartments with sea views here.

General trends:

• coastal cities — the most popular places to buy real estate, as they combine convenient access to beaches, developed infrastructure and tourist flow, which increases the demand for rentals.
• new buildings — are in demand among Russians due to modern construction standards and the possibility of purchasing objects under construction at a good discount.
• apartments in a complex with infrastructure — an important factor, since housing with swimming pools, security and other amenities increases the comfort of living and attractiveness for tenants.

Buying real estate in Turkey can be done either independently or through agents, and both approaches have their pros and cons. Let’s consider what aspects should be taken into account with each option and how to effectively find a suitable object.

Buying real estate through an agent

Pros:

• professional support: the agency will help with legal aspects, organize transactions, translate documents and check real estate for possible encumbrances.
• market knowledge: experienced agents know where to look for great deals, which areas are most promising for investment or living.
• saving time: agents will select offers based on your requests, organize inspections and help with bureaucratic procedures.
• support in registration: in Turkey there are some nuances with registration of property (for example, mandatory verification of the property in the cadastral department), and an agent can help avoid mistakes.

Cons:

• additional costs: agency services cost money, usually 3-5% of the cost of the property.
• risk of dishonesty: some agents may inflate prices or offer unprofitable properties. It is important to choose trusted agencies with a good reputation.

Independent purchase of real estate

Pros:

• savings on commissions: no need to pay an agent commission, which can save you 3-5% of the transaction.
• control of the process: if you have experience in purchasing real estate abroad, independent participation in the process will allow you to fully control all stages.
• flexibility in negotiations: direct contact with the owner of the property may allow more flexible terms of negotiations.

Cons:

• legal difficulties: in Turkey there are peculiarities associated with the purchase of real estate by foreigners, and without in-depth knowledge of local legislation there is a risk of encountering problems.
• Language Barrier: For many Russians, language and the legal system can be a barrier. Even if you speak English, not all Turkish sellers can communicate fluently in foreign languages.
• difficulty of search: you can search for an object independently It’s difficult, especially if you don’t live in Turkey. Without knowing the market, you can easily miss out on profitable options.

Important aspects when purchasing:

• object verification: you need to make sure that the property is clear of encumbrances (loans, liens) and is legal in terms of local laws. In Turkey, a cadastral inspection is required before purchasing.
• transaction execution: Transactions in Turkey are officially processed through the cadastral department. It is important to obtain independent legal advice before signing a contract.
• purchase tax: When purchasing real estate in Turkey, the buyer pays a purchase tax (about 4% of the value of the property).
• resident card: the purchase of real estate valued at $75,000 (in large cities) or $50,000 (in small cities) entitles you to obtain a residence permit.

To summarize the above: if you do not have experience in buying real estate abroad and you do not know the nuances of the Turkish market, it is better to engage a trusted agency. This will minimize risks and save time. An independent purchase is, of course, possible, but it will require careful preparation, knowledge of the market and legal aspects.

Properties in new buildings or resale properties

The choice between buying real estate in new buildings or in already “lived-in” houses depends on your goals, budget, desired level of comfort and other factors. Both options have their pros and cons.

New buildings

Pros:

• modern technologies and layouts: new buildings are often built according to modern standards using high-quality materials and new engineering solutions (energy saving, advanced ventilation and air conditioning).
• infrastructure: new residential complexes often offer developed infrastructure: swimming pools, gyms, playgrounds, guarded areas and parking lots. This is especially attractive for families and those who value comfort.
• warranty from the developer: new buildings usually provide a warranty for a certain period, which protects you from unexpected repair costs.
• choice: purchasing at the construction stage allows you to choose the best location of the apartment in the complex, the view from the windows and other parameters. You can also request custom changes to the layout or decoration.
• investment attractiveness: prices for apartments in new buildings can increase after completion of construction, which makes them a good option for investment.

Cons:

• delays in construction: one of the main risks when buying at the construction stage is possible delays or even freezing of construction, especially from little-known developers.
• uninhabited area: new buildings may be located in new, developing areas where infrastructure (shops, schools, transport) has not yet been developed.
• price: in some popular areas, new buildings can be more expensive compared to secondary housing, especially if these are luxury complexes.
• lack of comfort: the first few years in new buildings there are often inconveniences associated with moving in (neighbors’ renovations, noise and construction dust).

Resale property

Pros:

• developed infrastructure: houses on the secondary market, as a rule, are located in areas with already developed infrastructure: shops, schools, kindergartens, transport. It is convenient for everyday life.
• readiness for occupancy: secondary housing has already been inhabited, which means there is no noise from neighbors from renovations, as well as the readiness of the building’s infrastructure (elevator, communications).
• cost stability: prices for secondary housing are more stable. Unlike new builds, there is no expectation of price hikes upon completion, which can be an advantage for those looking for a place to live.
• coziness and character: lived-in houses and apartments can have individual character, which attracts buyers looking for unique interiors or historical architecture (especially in the central areas of Istanbul).

Cons:

• old communications and repairs: one of the main disadvantages is the possibility of deterioration of the home infrastructure: old pipes, electrical wiring, elevators and general communications may require repair or replacement.
• lack of modern amenities: secondary homes often do not have modern amenities, such as a secured area, swimming pools, gyms and other infrastructure elements that new buildings offer.
• Less choice: When buying on the secondary market, there are fewer options for choosing the layout or view from the window. You are locked into existing offers.
• legal risks: legal problems may arise in the secondary market, for example, encumbrances, unregistered redevelopment or debts of previous owners.

How to choose?

Purpose of purchase:

• if you want investnew buildings can provide better returns as the price may increase after construction is completed.
• For permanent residence in a populated area, secondary housing may be more convenient, especially if developed infrastructure and the absence of construction inconveniences are important.

Budget:

• new buildings can be more expensive, especially in the early stages of construction. However, it is possible to buy an apartment in installments or at a reduced price before construction is completed.
• Secondary properties can often offer a better price per square meter, especially if you don’t care about modern amenities.

Location:

• if you care city ​​center or prime areas (such as in Istanbul), resale homes may be a better choice, as new buildings are often built in developing areas or on the outskirts.
• if you are willing to wait for the new area to acquire infrastructure, new buildings will be an excellent option in growing areas (for example, in Antalya or Alanya).

Thus, novostroyki are better suited for those who want modern housing with amenities, and are also prepared for the possibility of rising costs and some inconveniences at the check-in stage. Lived-in houses good for those who value developed infrastructure, stability and comfort of an already developed area.

At the same time, experts say, new buildings are often the best investment for the future. Of course, there are nuances when purchasing such housing:

Select objects in the final stages of construction:

• Buying an apartment in a new building that is almost completed or commissioned will allow you to avoid waiting for construction to be completed. You will be able to personally assess the readiness of the facility, the condition of the house and infrastructure.
• this will save you from the lengthy construction processes that often accompany moving into newly built houses.

Check the developer:

• Choose reliable construction companies with a good reputation to avoid the risk of delays and poor quality construction.
• read the reviews, look at the finished projects of this developer. Usually large companies are more responsible approaching the delivery of housing and the development of infrastructure around.

Purchasing in an already occupied residential complex:

• If a new building interests you, but you don’t want to take risks with “uninhabited” housing, you can consider options in new residential complexes where people already live. This way you will see the real situation with infrastructure and quality of construction, and you will also be able to assess how comfortable it is to live there.

Choose areas with developed infrastructure:

• One of the common disadvantages of new buildings is the insufficiently developed infrastructure in new areas. If this is an important factor for you, look for new buildings in areas that are already inhabited and where there is everything you need for life (shops, transport, schools).
• it may be more expensive, but will make you feel comfortable from day one.

An alternative is secondary housing with good repairs

If new buildings still confuse you, you can pay attention to apartments on the secondary market, but in houses of relatively new construction (5–10 years):

• Such houses have already passed the initial stage of “dampness”, but many of them offer modern layouts and engineering systems.
• In addition, in such facilities, all issues with communications and infrastructure of the house have usually already been resolved.

Combined approach: new building and secondary construction

Many buyers use combined approach:

• purchase in a new building for investment (with the possibility of renting).
• purchase of secondary real estate for permanent residence — it gives you comfort here and now.

Result:

• If comfort is important immediately after purchase, it is better to choose ready-made properties in new buildings or relatively new houses on the secondary market.
• If you’re willing to wait a little longer or want to potentially benefit from rising prices, then new builds in later stages of construction may be a good option.