Autumn 2025 is a good time to look for real estate in Turkey. After two years of stagnation, sales have started to rise, but prices have not yet had time to rise. There are many interesting options on the coast. But how can you choose one that will be competitive in five to ten years? We analyze some of the most obvious factors for analyzing offers. And we show you what a residential complex should look like, which will increase your capital.
Location: A Developed Prestigious Area With A Shortage Of Land
This factor is perhaps obvious, but it is so important that it cannot be ignored.
For example, Mersin is just beginning to develop as a resort destination. The infrastructure and recreation there are still not as high-quality as in Alanya, Antalya, and Bodrum. And most importantly, there are many more sites in Mersin where other complexes will appear. This means that when you want to sell your apartment in five to ten years, you will have to compete in price with new buildings.
Real estate in Alanya is more reliable in this regard. There are also more or less prestigious locations here. If the budget allows, choose the best: areas with a higher average cost per square meter, built up mainly with modern complexes and – especially – villas. The environment shapes the value of each object.
Construction Quality: New Buildings And Fresh Recycling
You can write a separate huge article about construction in Turkey. Waterproofing, earthquake safety… Many technical nuances affect the long-term quality of real estate.
In short, standards have improved dramatically in recent years. Therefore, the simplest advice is to exclude objects built more than 15 years ago from the sample, and when analyzing new buildings, pay attention to the authority and experience of the developer.
Building Density And Types: It Will Always Be Appreciated
As you know, land is no longer being produced, which forces developers in all popular resorts (Turkey is no exception) to condense. The general trend is that the territory of the complexes is getting smaller, and developers are trying to build up the land as tightly as possible.
If you are planning a long-term purchase and want the property to become more expensive in the future, look for projects with large plots. And even better, with a beautiful view of the sea from the apartment, which cannot be blocked by another construction site.
The Composition Of Apartments In The Complex: Avoid Studios
Another consequence of the land shortage is the growing share of small–sized apartments in the complexes. Turkey has been different from other countries in this regard for a long time. Since 2013, it has been forbidden to build studios here, but just a few days ago this restriction was lifted. Therefore, the new complexes will have even smaller apartment areas.
The risk for the buyer here is that such residential complexes are exclusively aimed at foreign investors, which reduces the liquidity of the facilities. Turks will not buy studios for their own living, even a one–bedroom apartment is too small a living space for them. At the same time, the risk is shifted not only to buyers of studios, but also to owners of spacious apartments in residential complexes, where there are many small cars.
There is another planning must have – a balcony: it will be extremely difficult for Turkish citizens to sell an apartment without it.
Heating: The House Must Be Suitable For Year-Round Living
For many foreigners, this nuance is not at all obvious, since in their countries all houses are suitable for living all year round. But in Turkey, many residential complexes on the coast were built as suburban options, the winter use of such an apartment was not provided for by the project, there is no central heating. Of course, the problem can be solved with the help of air conditioners, heaters, boilers, but still it will reduce the price of the object.
For business class real estate and above, it is desirable to have a smart home system.
Infrastructure: One Pool Is Not Enough
There are properties of various formats on the coast, including boutique residential complexes with a small number of apartments, one small swimming pool and a hammam. But it will be very difficult for such a project to stand out from the competition, and therefore add a lot to the price. Turkey is still loved for the fact that you can live in your apartment here and use the services of a 5* hotel.
Management: Professional Management System And Licenses For Daily Rent
The issue of real estate maintenance in Turkey has been solved better than in many other countries. Each residential complex has a caretaker – in Turkish, this position is called kapıcı (kapıcı). He keeps order in the house, you can contact him for any household issues: call an electrician, clean the pool, mow the lawn.… But if the complex is large-scale, it is important that a professional management company be established in it, which will be able to provide high-quality service to the territory.
Another significant nuance is the availability of licenses for daily rent. According to the new Turkish laws, without such permits, owners do not have the right to rent apartments to tourists for up to 100 days. Even if you are not going to engage in this business yourself, having a license will help you sell the apartment profitably in the future.
Citizenship By Investment: Quality Projects Can Participate In The State Program
Many people know that in Turkey, when buying real estate from $ 400 thousand, you can get a second citizenship. Much less well-known is the fact that only about 20% of complexes on the coast can participate in this program in principle. The reason is that most private sellers and even developers underestimate the price of an object in the certificate of ownership in order to save on taxes.
So far, there are still loopholes in Turkish laws that allow this system to exist, but every year there will be fewer of them. This means that by buying an apartment with an undervalued tapu now, you risk paying higher taxes later on when selling the property.
The best way to avoid this risk is to choose projects with absolutely clean documents that meet the conditions of the state program "Citizenship by Investment". Even if you don't plan to apply for a second passport yourself, it will help you sell your apartment profitably in five to ten years.
Contact our specialist to buy real estate in Turkey that will satisfy your demands and financial ability.
