Turkish Property Market H1 2026: Foreign Sales Down 9.2%, June Up 20%

Official data for the first half of 2026 shows foreign buyer activity in Turkey still below last year’s level, but recovering through the period.

TurkStat recorded 9,083 home sales to foreign buyers between January and June 2026, down 9.2% on the same period in 2025. The monthly picture is more encouraging than the half-year total suggests: June alone accounted for 2,015 sales, up 20.1% year on year. The decline through the first quarter was steeper, so the trend across the six months has been one of narrowing rather than deepening.

Rental yields have softened slightly while remaining well above Western European levels. Global Property Guide’s H1 2026 dataset puts Turkey’s average gross residential yield at 7.32%, against 8.17% in Istanbul and 6.14% in Antalya. For comparison, gross yields of 3–5% are typical in Spain, Portugal and Germany.

Those are city-level gross figures based on asking prices and rents, not achieved returns. Net yields typically run 1.5 to 2 percentage points lower once tax, agency fees, vacancy and management are accounted for.

The Antalya figure deserves a note, because it is frequently reported both ways. The 6.14% reflects long-let performance measured against asking prices. Short-let results in tourism zones run materially higher — but with seasonality, occupancy risk and active management costs that a long-let comparison does not capture. The two are not interchangeable, and a buyer should decide which model they are actually buying into before comparing headline percentages.

For buyers, a more selective market changes what matters. Fewer competing purchasers means more room to verify rather than rush: title-deed condition, official valuation, the full acquisition cost above the agreed price, and realistic rather than advertised rental assumptions.

Sources: TurkStat, January–June 2026 housing statistics (release 58344); Global Property Guide, H1 2026 Turkey rental-yield data.

For how these conditions affect purchase strategy, see our property investment in Turkey guide. For what a purchase actually costs beyond the agreed price, see property purchase costs in Turkey.