Best Cities to Buy Property in Turkey for High ROI
Investing in real estate has always been a reliable way to grow wealth, and Turkey stands out as one of the most lucrative property markets in the world. With its strategic location connecting Europe and Asia, a strong and growing economy, and a booming tourism sector, Turkey offers excellent opportunities for real estate investors seeking high returns on investment (ROI). However, not all cities offer the same level of profitability. Some cities provide better appreciation rates, stronger rental yields, and higher demand from both local and international buyers. Whether you are looking for long-term capital growth, rental income, or a mix of both, this guide will explore the best cities in Turkey to buy property for high ROI in 2025 and what makes each location unique for investors.
1. Istanbul – The Heart of Turkey’s Real Estate Market
Istanbul, Turkey’s largest city and economic powerhouse, remains the most sought-after destination for real estate investors. As the financial, cultural, and commercial hub of the country, Istanbul offers unmatched investment potential with a constant demand for housing, making it a prime location for both capital appreciation and rental income.
The city’s real estate market is diverse, ranging from luxurious waterfront properties on the Bosphorus to modern high-rise apartments in business districts and affordable housing in developing neighborhoods. Areas such as Başakşehir, Beylikdüzü, and Esenyurt have gained popularity among investors due to their rapid urban development and increasing property values. Meanwhile, neighborhoods like Beşiktaş, Kadıköy, and Şişli continue to attract buyers seeking premium properties with high rental demand.
With Istanbul Airport being one of the largest in the world, new infrastructure projects, and a growing population exceeding 16 million, the demand for residential and commercial properties in Istanbul is unlikely to slow down. Rental yields in central locations can range between 5% and 8% annually, while capital appreciation in developing districts often exceeds 15% per year, making Istanbul a top choice for investors looking for long-term gains.
2. Antalya – The Tourism and Retirement Hotspot
Antalya, often referred to as the Turkish Riviera, is one of Turkey’s most visited cities, attracting millions of tourists every year with its stunning beaches, historic sites, and Mediterranean climate. The high influx of tourists creates a strong short-term rental market, making Antalya one of the best cities for Airbnb-style property investments.
In addition to its tourism appeal, Antalya has become a top choice for foreign retirees and digital nomads, further boosting demand for long-term rentals. Districts like Konyaaltı, Lara, and Kepez offer a mix of affordable apartments and luxury sea-view villas, catering to different investor preferences. Properties in prime locations can yield rental returns between 7% and 10% per year, especially during the peak tourist seasons.
Another factor driving real estate growth in Antalya is the Turkish Citizenship by Investment program. Foreign investors purchasing property worth at least $400,000 can obtain Turkish citizenship, and many prefer Antalya due to its lower property prices compared to Istanbul and its attractive coastal lifestyle. With property values steadily increasing by 10% to 20% annually, investing in Antalya’s real estate market remains a profitable decision.
3. Izmir – The Rising Star of Turkish Real Estate
Izmir, Turkey’s third-largest city, is often overlooked by investors focusing on Istanbul and Antalya, but it has emerged as one of the fastest-growing real estate markets in the country. Known for its modern infrastructure, strong economy, and vibrant lifestyle, Izmir attracts both local and international buyers looking for a balanced mix of city life and coastal beauty.
With a growing economy driven by technology, trade, and education, Izmir offers a stable and long-term investment opportunity. The city is home to a younger population, students, and professionals who prefer renting modern apartments in central districts like Alsancak, Karşıyaka, and Bornova. Additionally, Çeşme and Urla have become hotspots for luxury real estate, attracting high-net-worth individuals looking for beachfront villas.
The rental yields in Izmir range from 5% to 7%, with capital appreciation potential exceeding 12% per year in some neighborhoods. Moreover, ongoing urban renewal projects and investments in transportation infrastructure, including high-speed train networks and new highways, are expected to further increase property values in the coming years.
4. Bursa – Affordable Real Estate with Strong Growth Potential
Bursa, located close to Istanbul, has gained attention as one of the best cities to buy affordable real estate with strong capital appreciation potential. The city’s proximity to Istanbul makes it an attractive option for investors who want access to Turkey’s economic hub without the high property prices.
One of the key factors driving real estate investment in Bursa is its thriving industrial sector. The city is home to major automotive, textile, and manufacturing industries, creating a strong rental demand from workers and professionals. Additionally, Bursa’s reputation as a health tourism and thermal spa destination further boosts the demand for short-term rentals.
Popular districts for investment include Nilüfer, Mudanya, and Osmangazi, where property prices remain relatively affordable compared to Istanbul and Izmir. Investors can expect rental yields between 6% and 8%, while capital appreciation rates often surpass 10% per year due to increasing demand and infrastructure projects such as new highways and public transportation networks.
5. Bodrum – The Luxury Property Market Leader
Bodrum, often referred to as Turkey’s St. Tropez, is a luxury real estate hotspot that attracts high-net-worth individuals, celebrities, and expatriates. The city’s breathtaking coastline, luxurious marina, and exclusive resorts make it one of the most premium real estate markets in Turkey.
Unlike other cities with high rental yields from urban housing, Bodrum’s real estate market is driven by high-value sales. Luxury beachfront villas in areas like Yalıkavak, Türkbükü, and Göltürkbükü are among the most expensive in Turkey, with some properties exceeding $5 million. However, the return on investment is strong, as high-end real estate in Bodrum appreciates at a rate of 15% to 25% annually due to limited supply and growing international demand.
The city also attracts tourists seeking short-term luxury rentals, with nightly rates for high-end villas reaching $1,000 or more, making it an excellent option for investors looking to tap into Turkey’s premium rental market.
Where Should You Invest in Turkey for High ROI?
Turkey offers diverse real estate investment opportunities, catering to different investor profiles. If you are looking for a fast-growing urban market with high rental demand, Istanbul remains the best choice. If your priority is tourism-driven rentals, Antalya and Bodrum offer strong seasonal rental income. Investors seeking long-term capital appreciation should focus on Izmir and Bursa, as these cities continue to grow at a rapid pace.
No matter which city you choose, Turkey’s real estate market remains one of the most profitable and resilient in the region, with strong economic fundamentals and government incentives attracting more foreign investment every year. By selecting the right location, staying informed about market trends, and working with experienced real estate professionals, investors can maximize their returns and enjoy long-term success in Turkey’s booming property market.
