Turkey remains one of the leading markets for foreigners buying by the sea, but the market is shifting: overall sales to foreigners are falling, while the mix of buyers is changing — with Gulf and German buyers gaining ground.
At a glance
- 2025: foreigners bought 21,534 homes in Turkey, down 9.4% on 2024 — 1.3% of all sales.
- January–August 2026: 13,141 homes, down 6.3% year on year.
- Top nationalities: Russia, Iran and Ukraine in 2025; Germany entered the top three in H1 2026.
- Antalya is second after Istanbul, with 7,118 foreign purchases in 2025 — about a third of the total.
- Gulf buyers bought 109% more floor space in H1 2026 than a year earlier.
2025 in numbers
TurkStat recorded 1,688,910 home sales in Turkey in 2025, up 14.3%. Sales to foreigners, however, fell 9.4% to 21,534.
| Nationality | Purchases, 2025 |
|---|---|
| Russia | 3,649 |
| Iran | 1,878 |
| Ukraine | 1,541 |
| Province | Foreign purchases, 2025 | Share |
|---|---|---|
| Istanbul | 7,989 | ~37% |
| Antalya | 7,118 | ~33% |
| Mersin | 1,800 | ~8% |
One in six homes bought by foreigners in Turkey went to a Russian buyer; one in three was in Antalya province, which includes Alanya.
What has changed in 2026
Overall trend
- January–August 2026: 13,141 purchases, down 6.3%.
- August 2026: 1,938 — flat on August 2025 (+0.1%).
- H1 2026 (EVA): 9,083 homes; the foreign share of all sales slipped from 1.39% to 1.30%.
The Turkish financial press increasingly describes foreign sales as being at a six-year low.
By number of purchases (H1 2026, EVA)
- Russia
- Iran
- Germany
- Ukraine
- Iraq
- China
- Azerbaijan
- Palestine
- Afghanistan
- USA
In August 2026, Russian (343), Ukrainian (147) and Iranian (140) buyers led.
By floor space
Measured by area rather than number of deals, Germany ranks first, followed by Iraq, Azerbaijan, Russia and Afghanistan — German buyers tend to choose larger homes such as villas and big apartments.
The rise of Gulf buyers
The standout trend of 2026: buyers from the Gulf acquired 132,202 m² in H1, up 109%, lifting their share of all foreign-bought floor space from 15% to 33%.
Istanbul up, resorts down
Foreign sales in Istanbul rose 14.4% in H1 to 4,420, so the overall decline is concentrated in resort regions.
The money
According to Türkiye Gazetesi, foreign investors put USD 590 million into Turkish property between March and May 2026, up 28.3% — fewer deals, but bigger ones.
Why foreigners are buying less
- The USD 200,000 residence permit threshold for purchases since October 2023 (previously USD 75,000) removed the mass-market route to a permit.
- Neighbourhoods closed to foreigner registration in popular resort areas.
- Less interest in citizenship by investment, with its USD 400,000 threshold.
- High interest rates and inflation, with rising lira prices.
- Competition from Northern Cyprus, Dubai and Spain.
More on the rules: types of residence permit in Turkey and citizenship by investment.
What it means for Alanya
- Alanya remains one of Turkey's main foreign markets. Antalya province takes about a third of all foreign purchases, and Alanya is one of its key districts. In August 2026 foreigners bought 599 homes in Antalya, 226 of them Russian buyers.
- A more diverse community — alongside Russian speakers, more Germans, Iranians, Ukrainians and Middle Eastern buyers.
- A buyer's market — fewer deals mean more choice and room to negotiate. See Turkey's interest rate and the Alanya market.
- Resale liquidity — buyers of many nationalities support demand, especially for quality homes in established districts like Oba, Kestel, Mahmutlar, the centre and Cleopatra.
Prices by district: Alanya property prices 2026. Listings: catalogue.
FAQ
How many properties do foreigners buy in Turkey? 21,534 homes in 2025, about 1.3% of all sales; 13,141 in January–August 2026.
Which nationalities buy the most property in Turkey? In 2025 by number of deals: Russia (3,649), Iran (1,878) and Ukraine (1,541). Germany entered the top three in H1 2026.
Where do foreigners buy most in Turkey? Istanbul (7,989 in 2025) and Antalya (7,118), then Mersin. Antalya accounts for about a third of all foreign purchases.
Are foreign property sales in Turkey rising or falling? Falling — down 9.4% in 2025 and 6.3% in January–August 2026 — although investment value is rising and Gulf buyers have sharply increased purchases.
Do many British buyers still buy in Turkey? UK buyers are not in the official top ten by number of deals, but Alanya retains an established British and wider European community, with Germans now among the top three nationalities.
Sources: TurkStat — 2025 and August 2026 home sales (via BirGün, Alomaliye); EVA Gayrimenkul Değerleme — H1 2026 report (Gayrimenkul Haber, 22.07.2026); Yeni Alanya — Antalya foreign sales, August 2026; Türkiye Gazetesi — foreign property investment, March–May 2026 (16.07.2026). Updated as new data is released.
