Why Fewer Foreign Buyers Could Mean Better Opportunities for International Investors
Despite headlines reporting a slowdown in house sales to foreigners, Türkiye’s property market in 2025 tells a more nuanced – and surprisingly positive – story for overseas buyers.
According to recent data referenced by Daily Sabah and Anadolu Agency, home sales to foreign nationals fell to their lowest level in nine years. Yet at the same time, overall residential sales in Türkiye surged to nearly 1.7 million units, the highest on record. This contrast reveals not weakness, but a market reset that may favour informed, long-term international investors – particularly those focused on lifestyle, rental stability and future value.
At Oceanwide Properties, we see this shift as a healthy rebalancing that creates genuine opportunities for buyers who take a strategic approach.
Foreign Property Sales in Türkiye: The Key Numbers
In 2025:
- 21,534 homes were sold to foreign buyers
- Foreign purchases accounted for 1.3% of total home sales, down from a peak of 4.5% in 2022
- Sales to foreigners declined 9.4% year-on-year
- December saw the highest monthly foreign sales (2,541 units)
- April recorded the lowest (1,440 units)
While these figures reflect a decline in volume, they also indicate a cooling-off period after several years of exceptionally strong international demand.
Where Are Foreigners Still Buying Property in Türkiye?
Top Nationalities Buying Property
International demand remains broad-based, with buyers coming from both Europe and the wider region:
- Russia – 3,649 purchases
- Iran – 1,878
- Ukraine – 1,541
- Germany – 1,376
- Iraq – 1,292
Buyers from Azerbaijan, Kazakhstan, China, Saudi Arabia and Afghanistan also featured strongly, highlighting Türkiye’s continued global appeal.
Most Popular Cities for Foreign Buyers
- Istanbul – 7,989 homes (37% of all foreign purchases)
- Antalya – 7,118
- Mersin – 1,800
- Ankara – 769
- Yalova – 461
Coastal lifestyle destinations such as Muğla and Fethiye also remained in the top 10, confirming ongoing interest in holiday homes, retirement living and rental-income properties – areas where Oceanwide Properties has long-standing on-the-ground expertise.
Why Did Foreign Sales Decline?
Industry leaders point to several structural factors rather than a loss of confidence in Türkiye itself:
1. Rising Property Prices
Following rapid appreciation in recent years, property prices in some areas have reduced short-term yield appeal. In certain locations, investment return periods have stretched to up to 30 years, prompting yield-focused investors to explore alternatives.
2. Residence Permit Delays
Slower residence permit processing has discouraged buyers seeking flexibility rather than citizenship.
3. Higher Citizenship Investment Threshold
The minimum investment requirement for Turkish citizenship was raised to $400,000, shifting demand away from citizenship-led purchases toward residency and lifestyle-based investment.
Türkiye Property Market 2026
Why This Is Actually Good News for Foreign Buyers
For well-advised buyers, the current market presents clear advantages.
At Oceanwide Properties, we are seeing:
- Improved negotiation opportunities on pricing and payment plans
- More realistic vendor expectations
- Increased availability of completed, ready-to-move-in homes
- Strong demand for quality properties rather than speculative stock
This environment particularly suits buyers seeking holiday homes, retirement properties, or long-term rentals in established locations.
The Case for Residency-Led Investment (Not Just Citizenship)
Market experts consistently highlight that:
- Only 15% of international buyers actively seek citizenship
- Around 85% prefer residency or golden visa-style programmes
At Oceanwide Properties, the majority of our clients fall into this second group – buyers who want flexibility, ease of travel, and the right to enjoy their property without unnecessary complexity.
Ongoing discussions around simplified residency models, faster permit processing and streamlined ownership procedures are positive signals for the medium-term outlook.
Retiring in Fethiye
Türkiye Property Outlook for 2026
Rather than signalling a downturn, 2025 marks a transition toward a more sustainable and selective market.
Foreign buyers are increasingly:
- Conducting deeper due diligence
- Prioritising lifestyle quality and healthcare access
- Focusing on rental stability over rapid capital growth
- Working with experienced, locally based agencies
For buyers who take a long-term view, Türkiye – particularly coastal and lifestyle-driven regions – remains one of the most attractive property markets in the Mediterranean.
Investment and Finance Office
Thinking of Buying Property in Türkiye?
With reduced competition and a more balanced market, 2026 is shaping up to be an excellent entry point for overseas buyers.
Oceanwide Properties specialises in guiding international clients through every stage of the process – from property selection and negotiation to residency guidance and after-sales support.
If you are considering buying a home or investment property in Türkiye, now is the time to explore your options with confidence.
This article is for information purposes only and does not constitute legal or financial advice.
