Where to Buy a Home for Living?

Where to Start Choosing a City for Living in Turkey

Turkey has long ceased to be just a holiday destination — today it is a full-fledged country for relocation. According to Turkish analytical platform Endeksa, the average cost of housing in the country is about $113,000, which is significantly lower than European figures. However, this average hides a huge range: from $35,000 for a studio in the suburbs of Mersin to several million for a villa on the Bosphorus.

The choice of city depends on your priorities: climate, cost of living, proximity to an international airport, presence of a Russian-speaking community, access to schools and healthcare. Below we take a detailed look at the four main destinations most commonly considered by buyers searching for a home for permanent living in Turkey.

Antalya: A Mediterranean Metropolis by the Sea

Antalya is the administrative center of the province of the same name and one of the most sought-after cities for buying real estate. It's a full-fledged city of over a million with an international airport that receives direct flights from dozens of countries, including Russia. Life here never stops all year round, and the developed infrastructure makes it comfortable to both work and relax.

Pros of Antalya

• Developed infrastructure: public and private schools, universities, large shopping centers, modern clinics and hospitals. All of this makes the city comfortable for families with children.
• Expat community: Antalya is home to a large number of Russian-speaking residents, with Russian shops, kindergartens, and schools. Adaptation is noticeably easier than in smaller Turkish cities.
• Transport accessibility: Antalya International Airport is one of the largest in the country. Direct flights to Moscow, St. Petersburg, and other cities take 4–5 hours.
• High rental demand: if you also consider real estate as an investment, Antalya offers one of the highest rental potentials in Turkey.

Cons and Cost

The main drawback of Antalya is rising prices. In 2024–2025, the cost of food and services has come close to European levels. Private school education has become 2–3 times more expensive in the last two years. A one-bedroom apartment in a good area starts from $150,000, and rent from $500–800 per month. In addition, central districts (Konyaaltı, Lara) are very crowded in summer due to tourist flow, and getting a residence permit in Antalya is becoming increasingly difficult due to stricter migration policies.

Alanya: Mild Climate and Affordable Housing

Alanya is perhaps the most popular city among Russian-speaking real estate buyers. And there are good reasons: it has the warmest coast of Turkey, clean sea, and relatively low housing prices. Unlike Antalya, Alanya is not a major port or industrial center, which positively affects ecology and the quality of beach holidays.

Why People Choose Alanya

• Climate: the average annual temperature here is higher than in Antalya. In winter, the thermometer rarely drops below +10°C, and the beach season lasts from April to November. For those looking for 'eternal summer', this is an ideal option.
• Property prices: in areas like Mahmutlar, Avsallar, or Tosmur you can find a 1+1 apartment from $70,000 to $100,000. The price gap with Antalya is gradually narrowing, but Alanya still remains more affordable.
• Compactness: the city is smaller than Antalya, easier to navigate, with less traffic. At the same time, all necessary infrastructure is present: shops, hospitals, schools.
• Russian-speaking environment: Alanya is home to one of the largest Russian-speaking diasporas in Turkey. Many real estate agents, doctors, and even government employees speak Russian.

What to Watch Out For

During the high tourist season (July–August) the center of Alanya and the Cleopatra area are crowded with vacationers. For permanent residence, many choose quieter areas — Mahmutlar, Kargicak, Oba. Another nuance: Alanya does not have its own airport; the nearest one is in Gazipaşa (about 40 km) or Antalya (about 130 km).

Mersin: Budget-Friendly Access to the Sea

Mersin is a city that for a long time remained in the shadow of well-known resorts, but in recent years it has been rapidly gaining popularity among foreign buyers. The average price per square meter here is $900–$1,500, making it one of the most affordable destinations on Turkey's Mediterranean coast.

Strengths of Mersin

• Affordability: a seaside apartment in areas like Erdemli, Tece, or Mezitli can be purchased from $35,000–$45,000. This is comparable to the price of a small studio in a bedroom district of a Russian city with a million-plus population.
• Relaxed pace of life: Mersin is not overcrowded with tourists. The city lives at its own measured pace, maintaining an authentic Turkish atmosphere. This is a plus for those who want genuine immersion in the local culture.
• Low daily expenses: food, utility, and transport prices in Mersin are noticeably lower than in Antalya or Istanbul.
• Developing infrastructure: new residential complexes with swimming pools, security, and parking are actively being built. At the same time, the building density is not yet as high as in Antalya.

Limitations and Risks

Mersin is not only residential neighborhoods but also a major port and industrial center. In some areas, proximity to the port affects the environment. When choosing a property, it's important to pay attention to the distance from industrial zones. It is also worth considering that the Russian-speaking community here is considerably smaller than in Alanya or Antalya, which means adaptation may require more effort and at least basic knowledge of Turkish.

Istanbul: A Metropolis of Opportunities

Istanbul is a universe unto itself. A city of 16 million people on two continents, it has no equal in Turkey in terms of business activity and cultural life. If your goal is not just seaside living but work, business, or investment in liquid real estate, Istanbul is unrivaled.

Who Istanbul Suits

• Business and career: the headquarters of major Turkish and international companies are located here. Digital nomads and entrepreneurs will find plenty of coworking spaces and business communities.
• Education: the best Turkish universities and international schools. For families aiming for high-quality children's education, this is a strong argument.
• Cultural life: museums, theaters, galleries, Michelin-starred restaurants — there is always something to do in Istanbul.
• Transport hub: two international airports (Istanbul Airport and Sabiha Gökçen), direct flights worldwide.

The Price Factor

Istanbul is the most expensive city in Turkey for housing. The average price per square meter in popular expat districts (Beylikdüzü, Bahçeşehir, Ataşehir) exceeds $1,500. At the same time, the capital's real estate remains one of the most liquid in the country: demand for purchase and rental is consistently high. The main downsides are colossal traffic jams, high building density, and a cooler climate compared to the Mediterranean coast.

Other Worthy Destinations

In addition to the four main destinations, it's worth mentioning Fethiye — a city on the Aegean coast, valued for its stunning nature, cleanest coves, and relaxed atmosphere. Bodrum — a choice for those seeking a premium lifestyle: yacht marinas, designer villas, European-level service (and corresponding prices). Izmir — Turkey's third-largest city, more secular and European in spirit, with convenient transport infrastructure and a mild Aegean climate.

Practical Tips Before Buying

1. Set a budget with a margin. Add 8–10% to the apartment price for closing costs: property transfer tax (4%), translator, sworn appraiser, real estate agent fees, and obtaining the TAPU (title deed).
2. Check the developer. If buying a new build, make sure the developer has all permits, and construction is not frozen. It's best to work with companies that have a portfolio of completed projects and real reviews.
3. Research the residence permit situation. Rules for obtaining a residence permit may vary in different provinces of Turkey. In Antalya and Istanbul, getting a residence permit is more difficult than in Mersin or Gaziantep. Buying a property is a strong argument, but not an automatic guarantee.
4. Live in the city before buying. The ideal option is to rent an apartment for 3–6 months in the city you're considering. This will help you understand if the pace of life, climate, and local environment suit you before making a final decision.

Conclusion: So Where Is the Best Place?

There is no definitive answer to the question 'where to buy a home for living in Turkey' — it all comes down to your personal priorities. Antalya — a balanced choice for a family, with both the sea and urban infrastructure. Alanya — optimal for those seeking maximum sun and affordable prices. Mersin — for those who want to live by the sea on a modest budget. Istanbul — for those who prioritize career and the dynamics of a metropolis. Weigh your priorities, visit the cities you are considering in person, and make an informed decision — then buying real estate in Turkey will not just be a successful deal, but the beginning of a truly comfortable life.