Which districts are the most profitable?

Why Turkey Remains a Magnet for Real Estate Investors

Turkey is one of the few markets where real estate continues to appreciate even during periods of global turmoil. According to TÜİK, in 2024 home sales grew by 20.6%, reaching 1 478 025 transactions. At the same time, rental yields in tourist locations reach 10–12% per year — a figure that markets in most European countries could envy. However, not all districts are equally profitable. Let’s look at where exactly to invest to get the maximum return.

Istanbul — a Megacity with Diversified Demand

Istanbul is the undisputed leader in the number of transactions and volume of investment. The city, with a population of 16 million, generates enormous rental demand year-round: students, expats, business travelers, and locals create a sustainable long-term rental market.

Beylikdüzü — Balance of Price and Prospects

Beylikdüzü on the European side of the city is one of the most dynamically developing districts. By 2025, the average price per square meter here is 35 000–37 500 Turkish liras. The district attracts with its modern construction, proximity to the metrobus, and growing infrastructure. Long-term rental yield is 6–7% per year, which is a respectable figure for Istanbul with a relatively moderate entry threshold.

Başakşehir and Beyoğlu — Betting on Prestige and Traffic

Başakşehir is a more expensive and prestigious district where rental rates are higher and hence yields can reach 7–8%. Beyoğlu with its tourist magnetism of Istiklal Street allows investors to earn from short-term rentals: the flow of travelers here does not dry up all year round.

Modern residential complex in an investment district of Istanbul

Antalya — Resort Region with Record Summer Yields

Antalya is the second most popular city among foreign property buyers. Millions of tourists visit the Mediterranean coast every year, and it is here that short-term rentals bring maximum profit — from 8 to 12% per year.

Konyaaltı — Prestige and Stability

Konyaaltı is one of the most sought-after districts in Antalya. A 7 km long beach strip, mountains in the background, and developed infrastructure attract both homebuyers for personal use and tenants. Yields are comparable to Bodrum, but the average purchase cost is lower, making entry more accessible.

Lara — Growing Center of Attraction

The Lara district is famous for its sandy beaches and high-class hotel complexes. Active construction and interest from foreigners are pushing prices up, and rental demand in the summer season allows you to count on 9–10% per year with short-term letting.

Panoramic view of the Konyaaltı district in Antalya with residential complexes and mountains

Alanya — Record-Holder for ROI and Popularity Among Russians

Alanya over the past five years has become a real "mecca" for investors from Russia, Europe, and the Middle East. Prices for new builds have risen by 35% per year, for secondary housing — by 27%. Meanwhile, rental demand, especially in the season, allows for consistently high income.

Mahmutlar — Affordable Entry and High Potential

Mahmutlar is the most densely populated district of Alanya with high-rise buildings. Apartments here can be purchased from €66 000. High density of infrastructure, a Russian-speaking environment, and year-round life make it ideal for long-term rentals with a yield of 7–8%.

Avsallar — Luxury at a Reasonable Price and Guaranteed Yield

Avsallar is one of the fastest-growing districts. Land costs here are lower than in the center, allowing developers to offer premium residences at attractive prices — from €55 000. Some projects offer guaranteed yields of up to 9% per year. Proximity to Gazipaşa Airport adds to the district's investment appeal.

Oba and Tosmur — the "Golden Mean"

Oba (from €95 000) and Tosmur (from €95 000) are districts with developed infrastructure and proximity to central Alanya. Tosmur, moreover, is the closest to the airport, making it especially convenient for short-term tenants.

Seaside residential complex in Mahmutlar area, Alanya, Turkey

Bodrum and Fethiye — Premium Segment and Hidden Gems

Bodrum is the choice of wealthy investors. Villas with sea views in Yalıkavak or Gümüşlük are rented out in the summer season at premium rates, and the properties themselves appreciate at a faster pace. However, the entry threshold here is significantly higher — one can count on yields of 8–10% only with substantial investments.

Fethiye is the opposite of Bodrum: affordable prices with high tourism potential. This is an ideal option for those who want to enter the market with a limited budget and earn 7–9% per year from short-term rentals in season.

What Else an Investor Should Know

Beyond the obvious leaders, experienced investors are eyeing Ankara, Konya, and Adana. Yields here reach 8–9% with significantly lower purchase prices. However, these are inland cities of Turkey, where rental demand is generated by the local population rather than tourists — a different approach to property management will be required.

Which District to Choose: Final Recommendations

The choice of a profitable district depends on the strategy:

Short-term rental (8–12% per year): Konyaaltı and Lara in Antalya, Avsallar and Mahmutlar in Alanya, Beyoğlu in Istanbul, Bodrum (premium).
Long-term rental (6–8% per year): Beylikdüzü and Başakşehir in Istanbul, Oba and Tosmur in Alanya, Ankara and Konya.
Maximum capital growth: developing districts of Alanya — Demirtaş, Avsallar (thanks to Gazipaşa Airport and the new marina).

Regardless of the choice, the key success factors remain unchanged: distance from the sea no more than 300–500 meters (for resort properties), quality of the residential complex, availability of a short-term rental license, and competent property management. Invest wisely — and Turkish real estate will become a reliable source of passive income for years to come.