There is no single "best" city in Turkey: your choice depends on the purpose of your move—whether it is for career, education, proximity to the sea, or budget constraints. According to official statistics, international buyers predominantly purchase property in Istanbul and the Antalya province (together accounting for 71% of such sales in 2025). The highest property prices per square meter are found in Istanbul and the Muğla province (Bodrum, Fethiye), while the most affordable among these major cities are Mersin and Bursa. Below is a summary table for nine cities based on data from TÜİK, the Central Bank of the Republic of Turkey (TCMB), the Turkish State Meteorological Service (MGM), and airport authority DHMİ, followed by a brief guide on which city suits whom.
How we compared the cities
We used only official data published by Turkish government agencies and did not assign ratings, as priorities differ significantly for families with children, remote professionals, and retirees.
- Population — Based on TÜİK address-based population registration (ADNKS) as of 31.12.2025. For Istanbul, Ankara, Izmir, Bursa, and Mersin, data covers the entire province; for Antalya, it covers the three central districts (Muratpaşa, Konyaaltı, Kepez); for Alanya, Bodrum, and Fethiye, it covers the specific district.
- Price and Rent — Median cost per square meter and median rental rate based on property appraisals conducted for mortgage applications (TCMB, Q3 2026). This is an appraisal value, not a list price. Since TCMB publishes this only at the provincial level, figures for Alanya are the same as those for Antalya province, and those for Bodrum and Fethiye match the Muğla province.
- Foreign Property Sales — Data from TÜİK based on Land Registry records: 2025 total and January–September 2026 (sum of monthly data).
- Climate — Long-term averages from MGM; Airports — Passenger traffic data from DHMİ for 2025.
Summary table: Turkey’s top cities for living in figures
| City | Population, 2025 | Median Price, TL/m² (Q3 2026) | Median Rent, TL/m² per month | Foreign Sales, 2025 | Jan–Sept 2026 (vs same period 2025) |
|---|---|---|---|---|---|
| Istanbul | 15,754,053 | 90,844 | 475.20 | 9,101 | 6,533 (+2.9%) |
| Ankara | 5,910,320 | 49,244 | 254.62 | 772 | 638 (+17.5%) |
| Izmir | 4,504,185 | 57,589 | 296.46 | 416 | 231 (−21.4%) |
| Bursa | 3,263,011 | 42,675 | 220.80 | 438 | 224 (−24.6%) |
| Antalya (3 central districts) | 1,359,403 | 59,438* | 282.65* | 1,117 | 838 (+6.8%) |
| Alanya (district) | 371,547 | 59,438* | 282.65* | 4,891 | 3,201 (−5.7%) |
| Mersin (province) | 1,956,428 | 40,860 | 202.90 | 1,929 | 1,031 (−17.5%) |
| Bodrum (district) | 207,196 | 85,830** | 383.02** | 71 | 47 |
| Fethiye (district) | 187,332 | 85,830** | 383.02** | 161 | 103 |
| Turkey overall | 86,092,168 | 53,887 | 275.37 | 22,980 | 15,308 (−4.3%) |
* Antalya province; ** Muğla province — TCMB does not calculate separate figures for these districts.
How to read the table. Based on the median rate, a 100 m² apartment in Istanbul has an estimated monthly rent of approximately 47,500 TL, in Antalya province 28,300 TL, and in Mersin 20,300 TL. Year-over-year (Q3 2026 vs Q3 2025), median prices per m² increased by 32.2% in Istanbul, 27.7% in Ankara, 23.3% in Antalya province, 24.5% in Mersin, and 15.4% in Muğla, with a national average increase of 26.6%. Annual rental yield calculated against these median appraisal values is 5.4–6.3% — this is our calculation based on TCMB appraisals, not the actual rental yield of a specific property.
Climate and Airports
| City | Avg Jan / July t°, °C (MGM) | International Airport | Passengers in 2025 (incl. international) |
|---|---|---|---|
| Istanbul | 6.8 / 24.7 (1950–2025) | Istanbul (IST), Sabiha Gökçen (SAW) | 84.5m (66.6m); 48.4m (27.2m) |
| Ankara | 0.4 / 23.5 (1927–2025) | Esenboğa (ESB) | 13.9m (3.6m) |
| Izmir | 8.9 / 28.0 (1938–2025) | Adnan Menderes (ADB) | 12.7m (5.1m) |
| Bursa | 5.4 / 24.6 (1927–2025) | Yenişehir (YEI) | 246.5k (52.5k) |
| Antalya | 10.1 / 28.6 (1930–2025) | Antalya (AYT) | 39.0m (32.2m) |
| Alanya | No separate MGM station; reference: Antalya station | Gazipaşa-Alanya (GZP), Antalya (AYT) | 992k (562k) — GZP |
| Mersin | 10.4 / 27.9 (1929–2025) | Çukurova (COV), opened in 2024 | 5.4m (1.3m) |
| Bodrum | No separate MGM station | Milas-Bodrum (BJV) | 4.4m (1.8m) |
| Fethiye | No separate MGM station | Dalaman (DLM) | 5.6m (3.6m) |
The MGM table for Muğla province refers to the city of Muğla, located inland (1991–2020 averages: January 5.4 °C, July 27.0 °C); therefore, we do not use it for the coast of Bodrum and Fethiye. Distances according to KGM: from Alanya to the center of Gazipaşa district (GZP airport) is 47 km, to the center of Antalya is 134 km; from Bodrum to Milas center is 51 km; from Fethiye to Dalaman is 46 km.
Which city is right for you?
Istanbul
The country's largest job market and business hub, featuring two international airports with connections worldwide. Istanbul accounted for 39.6% of all foreign property purchases in 2025, with the highest volume of transactions in the Esenyurt (2,229), Beylikdüzü (758), and Başakşehir (736) districts. The downsides are the highest property prices and rental rates among the cities compared, along with cool winters (6.8 °C in January). Suitable for those moving for work, business, or education who are ready for the pace of a megalopolis.
Ankara
The capital city: home to ministries, embassies, and major universities. The price per square meter is lower than the Turkish average (49,244 TL), and property purchases by foreigners increased by 17.5% in the first nine months of 2026. The climate is continental: average January temperature is 0.4 °C, and there is no sea. Suitable for those working in government or international organizations, students, and those for whom the sea is not a priority.
Izmir
The country's third-largest city on the Aegean coast with mild winters (8.9 °C in January) and hot summers. The price per m² is slightly higher than the Turkish average. Foreigners buy relatively little here — 416 apartments in 2025 — so the urban environment remains largely local. Suitable for those who want a large city by the sea and are prepared to live primarily among the local population.
Bursa
An industrial city with a population of 3.26 million at the foot of Mount Uludağ. Among the cities compared, it offers the second most affordable housing (42,675 TL/m²) and some of the lowest rental rates. Winters are colder than in the south (5.4 °C in January). Its local airport is small: 52,500 international passengers in 2025, so check which airport will be more convenient for your travel needs. Suitable for those working in the region or those prioritizing budget.
Antalya
A major Mediterranean city: 1.36 million residents in the three central districts, the warmest winter among the cities compared after Mersin (10.1 °C in January), and an airport with 32 million international passengers per year. In Muratpaşa, Konyaaltı, and Kepez, foreigners purchased 1,117 apartments in 2025, with sales growing by 6.8% in the first nine months of 2026. Suitable for families seeking the sea and a mild climate, combined with full-scale urban infrastructure year-round.
Alanya
A resort district located 134 km from Antalya. Alanya recorded 4,891 property purchases by foreign nationals in 2025 — more than any other district in Turkey, accounting for 21% of all such transactions nationwide. Consequently, there is a large community of international property owners and an active resale market. The trade-off is that life here is more dependent on the tourism season than in a major metropolis. There is no official square-meter price index specifically for Alanya; market benchmarks by neighborhood can be found in our article "How Much Does an Apartment in Alanya Cost?". Our agency operates in Alanya, so we have provided the same official metrics here as we have for the other cities.
Mersin
A port city with universities and a robust industrial sector. It offers the most affordable housing among the compared cities (40,860 TL/m²) and the lowest rental rates (202.90 TL/m²). Foreign property purchases are concentrated on the western coast: in 2025, there were 1,089 transactions in Erdemli and 602 in Mezitli. The Çukurova Airport has been operational since 2024. This city is ideal for those seeking a large coastal urban center on a modest budget; more details on the neighborhoods are in our review "Mersin: Neighborhoods and Lifestyle."
Bodrum and Fethiye (Muğla Province)
Small resort towns situated at the crossroads of the Aegean and Mediterranean seas, each with a population of approximately 200,000. Among the cities compared, Muğla province is the second most expensive after Istanbul, with prices at 85,830 TL/m² and rentals at 383.02 TL/m². Foreigners purchase fewer properties here: 71 apartments in Bodrum and 161 in Fethiye in 2025, which means the buyer pool is narrower for future resales. This region suits those looking for a tranquil resort atmosphere who are prepared for higher prices and seasonality.
Residence Permit (İkamet İzni): Closed Neighborhoods — History and Current Status
From 2022 until June 2026, Turkey implemented a "closed neighborhood" mechanism: foreigners were unable to apply for a residence permit (İkamet İzni) or transfer their residency to these specific areas, with exceptions for newborns and family reunification. According to official announcements from the Göç İdaresi, 781 neighborhoods were closed on May 16, 2022, and this number increased to 1,169 on July 1, 2022, with lists published by provincial migration offices. In June 2026, these neighborhood restrictions were lifted. Based on current residency application practices in Alanya (according to data from our agency and the Alanya Chamber of Commerce and Industry - ALTSO), initial residence permits are once again being issued in Mahmutlar, Kestel, Kargıcak, and Avsallar. While there is no separate announcement on goc.gov.tr and the outdated 2022 lists remain visible on various migration office websites, you must verify the specific address in the e-İkamet system before signing a lease or purchase contract. For more information, see our article on neighborhoods closed for residence permits, and for the application process, see our guide on obtaining a residence permit in Turkey.
How to Choose a City: A Quick Plan
- Define your goal. For work and education, choose large cities (Istanbul, Ankara, Izmir); for the sea and mild winters, consider Antalya, Alanya, or Mersin; for a quiet resort lifestyle, choose Bodrum or Fethiye.
- Compare your budget with the Central Bank of Turkey (TCMB) median prices and factor in monthly maintenance costs, including the aidat (complex maintenance fee) and utility bills.
- Check the winter climate: The temperature difference between Ankara (0.4 °C in January) and the Mediterranean coast (around 10 °C) is significant.
- Look into flight connectivity from your chosen city to the nearest airport.
- Verify the address for residency before paying a deposit.
- Evaluate liquidity: The higher the volume of foreign purchases in a district, the easier it will be to sell your property to an international buyer later.
Frequently Asked Questions
Which Turkish city is the most popular among foreigners?
By the number of property purchases, Istanbul ranks first with 9,101 transactions in 2025. Antalya province ranks second (7,237), with 4,891 of those transactions taking place in Alanya.
Which of these cities has the most affordable housing?
Based on TCMB median prices for Q3 2026, the most affordable cities are Mersin (40,860 TL/m²) and Bursa (42,675 TL/m²). The most expensive are Istanbul (90,844 TL/m²) and Muğla province (85,830 TL/m²).
Where is the warmest winter?
According to long-term MGM data, the Mediterranean coast is the warmest, with an average January temperature of 10.4 °C in Mersin and 10.1 °C in Antalya. Of the cities compared, Ankara has the coldest winter (0.4 °C).
Why is there no specific square-meter price for Alanya, Bodrum, or Fethiye?
The TCMB only publishes median data at the provincial level. District-specific data comes from real estate portals, which are secondary sources and should always be verified against actual transaction dates.
Can I obtain a residence permit in any of these cities?
Yes. The neighborhood restrictions that were in effect from 2022 were lifted in June 2026. As there is no specific notice on goc.gov.tr, always verify the specific address in the e-İkamet system before leasing or buying.
Sources
- TÜİK — ADNKS: Provincial and district population, 2024–2025
- TÜİK — ADNKS: Foreign population by province
- TÜİK — Property sales to foreigners by province and district
- TÜİK — Property sales to foreigners, Turkey
- TCMB EVDS — "Konut Birim Fiyatları" and "Değerlemesi Yapılan Konutların Birim Kiraları" (Series TP.BIRIMFIYAT.* and TP.BK.*)
- MGM — Climate statistics: Istanbul
- MGM — Climate statistics: Ankara
- MGM — Climate statistics: Izmir
- MGM — Climate statistics: Bursa
- MGM — Climate statistics: Antalya
- MGM — Climate statistics: Mersin
- MGM — Climate normals 1991–2020: Muğla
- DHMİ — Airport passenger traffic, 2025
- KGM — Distance tables between districts
- Göç İdaresi — Announcement on neighborhood closures (16.05.2022)
- İl Göç İdaresi Mersin — Announcement on neighborhood closures (01.07.2022)