In Turkey, there is hardly an economic belief as deeply ingrained as this one: „"Whoever buys an apartment always wins in the end."“

For many families, real estate was never just concrete, square meters, and tabu (a form of protected territory). Rather, it represents security, protection against rising rents, retirement planning, status, and the feeling of having created something lasting. Especially in times of high inflation, buying a home was therefore long considered one of the most reliable ways to protect assets.

But by 2026, the market will no longer operate according to the old rules.

Our assessment is clear: Real estate can still be a worthwhile investment in Turkey. However, the days are over when practically any apartment, at any price, was automatically a good investment.

Short answer: Is buying an apartment in Turkey worthwhile in 2026?

Yes — but not automatically.

A purchase can make sense if you intend to use the property yourself in the long term, have sufficient equity capital, can reliably bear the monthly burden, and the location, building quality, and earthquake safety are suitable.

However, as a pure investment, the calculation has become considerably more complex. High purchase prices, expensive loans, sometimes low net rental yields, and the risk of real depreciation make precise calculation indispensable.

Nominal profit is not automatically real profit.

Many property owners look at the price a neighbor is asking for their apartment. If the apartment was listed for 4 million TL a year ago and is now online for 5 million TL, it quickly creates the impression of a profit.

However, a rising price in TL does not automatically mean that the property has actually increased in value. Inflation is the crucial factor.

If property prices rise by 26 percent, but general inflation is over 32 percent, the property loses real purchasing power despite the higher selling price. On paper, it has therefore become more expensive. However, relative to goods, services, construction costs, or foreign currencies, its value may have decreased.

Market situation in figures

The official data clearly show this trend:

As of June 2026 | Sources: TüİK, TCMB, Decker Real Estate's own market research

Why the old loan trick no longer works automatically today

Previously, a mortgage in Turkey could be a very effective tool for building wealth. For example, someone who took out a long-term loan with a relatively low monthly payment a few years ago benefited from high inflation. The monthly payment remained the same in Turkish Lira (TL), while incomes, rents, and general prices rose. As a result, the mortgage payment became progressively easier in real terms over time.

For a long time, this was precisely one of the biggest advantages of buying real estate on credit. Today, however, the situation is different.

Loan interest rates are high, banks are scrutinizing applications more closely, and monthly payments are placing a significant burden on many households. A loan of 1 million TL with a ten-year term and a monthly interest rate of approximately 2.8 percent can already amount to around 29,000 TL per month—and that's before considering additional costs, insurance, or potential bank fees. For a 2 million TL loan, the monthly payment would theoretically be around 58,000 TL.

If 50 or 60 percent of household income is consistently invested in real estate, it's no longer a relaxed way to build wealth. It consequently leads to financial dependence on a single investment.

Three practical examples from our consulting services

To make the theory more tangible, the following examples show what typical buying situations look like in practice — and where buyers often miscalculate.

Homeownership or investment property? This distinction is crucial.

Many purchasing decisions fail because buyers conflate two completely different goals. Therefore, a clear separation is worthwhile.

Sell your property and switch to a fixed-term deposit?

Many owners are currently considering the following strategy: "I'll sell now at a high price, put the money into a fixed deposit for a year, and then buy back later at a lower price."„

This can work. However, it can also become very expensive. Once the property is sold, you bear several risks simultaneously:

Buying land and building yourself: opportunity or cost trap?

Many landowners consider building their own home—especially when apartments seem expensive. But building a house is often underestimated.

In addition to material and labor costs, expenses include architecture and structural engineering, permits, connections for electricity, water and sewage, earthworks, landscaping, construction management, and unforeseen technical problems. Anyone planning to build should therefore budget at least 20 percent as a financial reserve.

Earthquake safety will become a price factor of the future.

The most important factor when buying an apartment in Turkey today is no longer just the view or the pool. It's the building's security.

Buyers should therefore consider, among other things, the following questions:

Our opinion: The big crash is not the main problem.

We don't automatically expect a classic real estate crash with prices suddenly halved. The Turkish real estate market often corrects differently: prices remain nominally stable or rise slightly, while inflation, construction costs, and currency fluctuations slowly change the real value.

An apartment can therefore remain advertised for 6 million TL for a year. On paper, the price remains the same. In reality, however, the property may have become significantly cheaper.

The biggest risk, therefore, is not necessarily a spectacular price drop. Rather, the biggest risk is making the wrong purchase.