A Comprehensive Guide to Buying Apartments for Sale in Turkey by Installment
+ Table of content
Searching for apartments for sale on installments in Turkey represents one of the most attractive and commercially viable investment and residential options in the Middle East, North Africa, and Eastern European countries. This is due to the operational flexibility, massive infrastructure, and strategic geographical location connecting the Asian and European continents that the Turkish real estate market possesses. Because real estate ownership through flexible payments and long-term installments has become the primary goal for families, investors, and Arab expatriates, Mbany Real Estate presents you with this comprehensive and all-inclusive guide containing all the legal, financial, and structural details regarding buying apartments for sale on installments in Turkey.
At Mbany Real Estate, we aim to provide an integrated advisory vision that goes beyond merely listing conventional tips, putting in your hands a comprehensive analysis of all major cities such as Istanbul, Antalya, Trabzon, Bursa, Ankara, Izmir, Mersin, Kocaeli, Konya, and Gaziantep, while clarifying down payments, interest rates (or interest-free installment options), investment returns, money transfer mechanisms, obtaining the Tapu (title deed), and reaching Turkish citizenship or real estate residency safely and transparently.
The Turkish Real Estate Market: Analysis of Installment Demand
Market Dynamics and Escalating Growth
The Turkish real estate market has witnessed radical transformations over recent years, as major cities turned into global attraction hubs for capital. Thanks to mega development projects—such as Istanbul International Airport, the Istanbul Canal project, high-speed metro lines, highway networks, and integrated medical cities—the investment value of land and real estate has steadily risen.
The growing demand for apartments for sale on installments in Turkey is no longer limited to a specific group, but now includes:
- Investors Seeking Risk Diversification: Where the investor prefers not to freeze their liquidity in a single property through a full cash payment, but rather distribute capital across multiple installment projects to raise the Return on Investment (ROI).
- Arab Families and Expatriates: Searching for comfortable and stable housing in a safe environment that offers high-quality educational and health services, along with providing a flexible monthly payment plan tailored to the family's income.
- Individuals Seeking Turkish Citizenship or Real Estate Residency: Purchasing on installments allows the buyer to obtain real estate residency immediately upon property delivery or issuance of the subdivided title deed, or to plan for citizenship upon paying the designated installments and fulfilling the legal conditions.
Reasons for Rising Interest in Apartments for Sale on Installments in Turkey
Numerous factors have made purchasing on installments the most preferred option, most notably:
- Financial Facilities Without Bank Intermediation: The majority of construction companies and developers offer direct installment contracts between the buyer and the developer without the need to involve banks, pay usurious interest, or bear complex administrative expenses.
- Great Diversity in Apartment Types: Options vary from studio apartments (1+0) and one-bedroom apartments (1+1)—popular among investors and students—to large family apartments (2+1, 3+1, 4+1, and duplexes) in integrated residential compounds (Site).
- Liquidity Hedging Against Inflation: Buying on installments allows the buyer to lock in the property price in USD or Turkish Lira according to a defined plan, protecting the purchasing power of the buyers' capital.
Read more about | Best Apartments for Sale in Istanbul 2026 with Excellent Investment Features
Competitive Advantages of Installment Ownership with Mbany Real Estate
When dealing with Mbany Real Estate, the buyer does not merely get a property; they gain an investment partner accompanying them through all stages:
[Consultation and Analysis Stage] → [Project Selection and Payment Plan Determination] → [Legal Due Diligence and Review] → [Contract Signing and Deed Receipt]
The most prominent advantages of buying on installments are summarized as follows:
- Flexible Payment Options: Payment plans starting from a light down payment (ranging between 20% to 50%) with extended installment periods ranging from 12 months to 60 months depending on the project and city.
- Offers for Apartments for Sale on Installments Without Interest: Mbany Real Estate negotiates with major real estate developers to secure equal, direct installment schedules completely free of added interest.
- Legal Security and Government Guarantee: Providing projects operating under the guarantee of the Turkish government (such as Emlak Konut and TOKİ projects) or projects by major companies with proven track records to ensure timely delivery and avoid delays.
- Post-Purchase Property Management: Mbany Real Estate provides post-sale services, including furnishing, re-renting (whether long/short-term tourist rentals), yield collection, and tracking periodic installment payments on behalf of clients residing outside Turkey.
Looking for the best real estate investment opportunity in Istanbul?
We help you choose the right property based on your budget and goals
Top Turkish Cities to Buy Apartments on Installments
The following table provides a comprehensive comparison among the top 10 Turkish cities to buy apartments for sale on installments in Turkey, based on market nature, average down payment, installment duration, and the most suitable investment type for each city :
| City | Prevailing Property Style | Average Down Payment | Expected Installment Duration | Expected Rental Yield (Annual) | Nature of Investment & Primary Goal |
| Istanbul | Luxury residential compounds & investment towers | 35% - 50% | 12 - 36 months | 6% - 9% | Resale, high rental yields, Turkish citizenship |
| Antalya | Coastal apartments, modern resorts & compounds | 30% - 50% | 12 - 24 months | 7% - 10% | Tourist investment, seasonal rentals, summer housing |
| Izmir | Modern apartments, residential towers & business hubs | 30% - 40% | 12 - 36 months | 5.5% - 7.5% | Family stability, long-term commercial & investment growth |
| Bursa | Family apartments & compounds amidst nature | 30% - 40% | 12 - 24 months | 5% - 7% | Quiet family living, stable and steady real estate growth |
| Trabzon | Apartments overlooking the sea & green landscapes | 35% - 50% | 12 - 24 months | 4.5% - 6.5% | Family summer vacationing, summer season investment |
| Ankara | Tower compounds, offices & residential apartments | 25% - 40% | 12 - 48 months | 6% - 8% | Long-term investment, rentals to students & employees |
| Mersin | Coastal towers & modern residential complexes | 20% - 35% | 12 - 36 months | 6.5% - 8.5% | Affordable prices, rapid real estate growth & coastal tourism |
| Kocaeli | Residential compounds close to industrial zones | 30% - 40% | 12 - 24 months | 6% - 7.5% | Housing near Istanbul, workforce rental investment |
| Konya | Spacious family apartments, quiet neighborhoods | 30% - 50% | 12 - 24 months | 4% - 6% | Conservative family living, long-term stability |
| Gaziantep | Modern compounds, commercial & industrial zones | 30% - 45% | 12 - 36 months | 6% - 8% | Commercial & industrial investment, stable yields |
Real Estate Opportunities in Turkish Cities: Geographical Analysis
Apartments for Sale on Installments in Istanbul (The Capital of Investment)
Istanbul is the beating heart of the Turkish economy and the leading global destination for those looking to buy apartments for sale on installments in Istanbul. The city is divided into two sides :
- The European Side: Includes central and promising investment areas such as Şişli, Beşiktaş, and Basın Ekspres (the new business axis), as well as expansion and residential development areas such as Bahçeşehir, Başakşehir, and Beylikdüzü. These areas shine with luxury residential compounds equipped with shopping centers, hospitals, and international schools.
- The Asian Side: Characterized by tranquility, green spaces, and sophistication in areas like Kadıköy, Ataşehir (Istanbul Finance Center), and Ümraniye, offering excellent installment options for those seeking stability or long-term leasing to corporate professionals.
Apartments for Sale on Installments in Antalya (The Global Capital of Tourism)
The search for apartments for sale on installments in Antalya is noticeably increasing among European and Arab investors. Antalya is distinguished by its warm climate and attractive coastal nature. Installment opportunities are concentrated in areas like Konyaaltı, famous for its proximity to beaches; Lara, distinguished by luxury; and Kepez and Altıntaş, which are witnessing the newest residential projects and resorts featuring flexible payment plans and high tourism yields.
Apartments for Sale on Installments in Izmir (The Pearl of the Aegean)
Izmir is considered the third-largest city in Turkey and one of its most important economic, industrial, and tourism hubs. Apartments for sale on installments in Izmir provide ideal options for families and investors seeking a high quality of life and a peaceful coastal lifestyle while maintaining excellent real estate growth in areas such as Bayraklı and Bornova.
Apartments for Sale on Installments in Bursa (The Green City)
Bursa's proximity to Istanbul and its connectivity via sea and land transport networks make it a preferred choice for Arab families. Apartments for sale on installments in Bursa offer suitable prices and spacious areas in modern districts like Nilüfer and Osmangazi, while enjoying nature, mountains, and proximity to Mount Uludağ.
Apartments for Sale on Installments in Trabzon (The Pearl of the Black Sea)
Trabzon attracts lovers of nature and moderate climate conditions. It is famous for apartments for sale on installments in Trabzon overlooking the sea or green hills in areas such as Akçaabat, Boztepe, and Yomra/Yalıncak, which are very suitable as summer family investments.
Apartments for Sale on Installments in Ankara (The Political Capital)
Turkey's capital, Ankara, offers a calm and stable real estate market away from seasonal tourist fluctuations. Demand for apartments for sale on installments in Ankara is concentrated in Çankaya and İncek, where demand is sustainable from students, diplomatic staff, and corporate executives.
Apartments for Sale on Installments in Mersin (The Rising Coastal Destination)
Mersin is currently one of the fastest-growing real estate markets thanks to its competitive prices, modern infrastructure, and huge commercial port. Apartments for sale on installments in Mersin are available at very low entry prices compared to Istanbul and Antalya, featuring long-term installment plans favored by young investment demographics.
Apartments for Sale on Installments in Kocaeli, Konya, and Gaziantep
- Kocaeli: An integrated industrial and residential city adjacent to Istanbul; apartments for sale on installments in Kocaeli offer a low-cost living opportunity for workers, employees, and investors.
- Konya: A quiet haven for families desiring a conservative environment and moderate living costs, with apartments for sale on installments in Konya offering spacious floor plans.
- Gaziantep: The economic capital and industrial hub of southeastern Turkey; apartments for sale on installments in Gaziantep provide strong commercial and residential investment potential due to ongoing industrial and commercial activity.
Financing Options and Installment Mechanisms in Turkey
There are various financing paths and mechanisms available for buying real estate on installments in Turkey, and Mbany Real Estate works to assist its clients in reaching the best formula :
Direct Installments with Construction Companies
This is the most common and used option by foreign buyers and expatriates. The installment contract is signed directly between the buyer and the project developer:
- Down Payment: Usually starts from 30% to 50% of the total property value.
- Installment Period: Ranges between 12 to 36 months (and reaches up to 60 months in some major projects).
- Interest Rates: Mostly 0% interest, where the price is fixed in the contract in US Dollars, Euros, or Turkish Lira according to what is agreed upon.
- Property Delivery: In under-construction projects, delivery takes place upon completing a specific percentage of installments or finishing construction work, whereas ready-to-move apartments allow occupancy immediately upon paying the down payment and signing contracts.
Real Estate Financing Through Banks
Some Turkish banks (such as Ziraat Katılım and Kuveyt Türk) allow foreign residents holding work or residential permits with proof of regular income to obtain real estate financing according to Islamic Sharia or Murabaha guidelines:
- Purchasing through a bank requires submitting official documents proving monthly income, translated and notarized.
- A mortgage (İpotek) is placed on the apartment in favor of the bank until the final bank installment is paid.
Guide to Buying Real Estate on Installments for Expatriates, Arab, and Foreign Residents
Turkish legislation has ensured that real estate ownership for foreigners and expatriates is streamlined, though specific procedures and guidelines must be followed:
Apartments for Sale on Installments in Turkey for Expatriates and Residents
- Apartments for sale on installments in Turkey for expatriates: Expatriates can purchase without needing to physically attend for each installment, as payments are conducted via official international bank transfers (SWIFT) from their external accounts to the developer's official bank account, specifying the contract and apartment numbers in the transfer statement.
- Apartments for sale on installments in Turkey for foreign and Arab residents: Residents within Turkey benefit from the ease of opening local Lira and USD bank accounts, as well as setting up Automatic Payment Orders to deduct monthly installments automatically.
Advice and Special Requirements for Arab Buyers
- Language and Certified Translation: You must ensure the contract is reviewed and authenticated through a sworn translator (Yeminli Mütercim) certified by a notary public (Noter) to guarantee complete alignment between the Arabic and Turkish texts.
- Dealing with Reliable Companies: Caution must be exercised against unaccredited brokers; dealings should be limited to officially licensed, trustworthy companies like Mbany Real Estate, which holds a verified commercial registry and extensive field experience.
Read more about | Which is better: buying a property through a real estate consultant or directly from the developer?
How to Choose the Right Apartment: Family Residence or Real Estate Investment?
The criteria for selecting apartments for sale on installments in Turkey vary based on the main goal of the purchase:
First: Choosing an Apartment for Family Residence
When choosing an apartment for residential purposes, focus on the following factors:
- Area and Interior Layout: Prefer practical floor plans (2+1, 3+1, 4+1) with closed kitchens and wide balconies.
- Facilities and Amenities: Presence of a gated residential complex (Site) containing 24/7 security, gardens, playgrounds, swimming pools, gyms, and covered parking garages.
- Location and Surrounding Services: Proximity to international schools, universities, public and private hospitals, and major transportation routes (Metro, Metrobus, E5 highway, and TEM).
Second: Choosing an Apartment for Real Estate Investment
If the goal is capital appreciation and generating strong yields:
- Developing Locations: Purchase in new development zones undergoing major infrastructure builds to benefit from rapid value appreciation as construction progresses.
- Desired Rental Type: One-bedroom (1+1) or two-bedroom (2+1) apartments near financial hubs and universities rent faster and deliver higher ROI percentages compared to larger luxury layouts.
- Off-Plan Purchase: Buying an installment apartment during the blueprint or excavation phase guarantees the investor a profit margin ranging between 20% to 40% upon project completion and handover.
Legal Procedures, Taxes, and Installment Contracts (Notary and Tapu)
The correct legal path is the primary pillar for protecting buyer rights when purchasing a property on installments in Turkey. Mbany Real Estate outlines the key legal steps:
Documents and Records Required for Installment Purchases
- Valid Passport: Translated into Turkish and notarized by a notary public (Noter).
- Turkish Tax Number (Vergi Numarası): Obtained free of charge within minutes via the online tax portal or physical tax offices.
- Recent Photographs: (4 biometric photos).
- Turkish Bank Account: To document financial transfers regularly and issue official payment receipts.
Preliminary Sales Contracts and Notarization (Noter)
When purchasing on installments from a construction company, a Preliminary Sales Contract (Satış Vaadi Sözleşmesi) must be signed before a notary public (Noter) :
- This contract guarantees the registration of your property rights in official records, preventing the developer from selling or mortgaging the unit to another party.
- The contract includes full details: apartment number, gross and net area, finishing specifications, delivery date, installment schedule, delay penalty clauses, and cancellation/refund policies.
Ownership Transfer and Title Deed (Tapu)
- Under-Construction Apartments: The notarized contract is obtained, and the Tapu (title deed) is issued either upon construction completion and full payment of installments, or an easement title deed (Kat İrtifakı) is issued with a mortgage placed in favor of the construction company for the remaining balance.
- Ready-to-Move Apartments: The Tapu is delivered directly after paying the down payment or establishing a legal mortgage until full settlement.
Taxes and Applicable Fees
- Title Deed Transfer Fee (Tapu Harcı): Amounts to 4% of the declared property value at the Title Deed Registry (paid equally or according to the agreement between buyer and seller).
- Value Added Tax (VAT / KDV): Ranges from 1% to 20%, varying according to the apartment area, type, and location; tax exemption cases exist for expatriates and foreigners under specific conditions.
- Compulsory Earthquake Insurance (DASK): An annual mandatory insurance fee for the property.
- Real Estate Valuation Report (Ekspertiz Raporu): An independent certified report determining the actual value of the property prior to title deed transfer.
Exclusive Tips from Mbany Real Estate for a Successful Deal
- Verify the Developer and Track Record: Prior to contract signing, inspect the developer's previous projects to ensure timely delivery and build quality.
- Specify Currency and Inflation Terms: It is preferable that the contract clearly states the installment payment currency to avoid currency exchange losses.
- Negotiate Down Payment and Installment Amounts: Do not hesitate to request adjustments to the payment schedule to match your financial cash flow; Mbany Real Estate can negotiate special exceptions and discounts from developers on behalf of its clients.
- Delay Terms and Payment Flexibility: Ensure the inclusion of a clause granting the buyer a reasonable grace period (30 to 60 days) in case a monthly transfer is delayed due to external banking issues without triggering contract cancellation or severe fines.
- Consult Real Estate and Legal Advisors: Avoid purchasing independently without consulting an experienced professional team that reviews the contract and breaks down every clause to safeguard your rights and future investment.
FAQs : A Comprehensive Guide to Buying Apartments for Sale in Turkey by Installment
Yes, foreigners have the right to own real estate on installments in Turkey. Real estate residency can be obtained upon receiving the property and transferring the title deed (Tapu) under your name, provided that the property value in the valuation report meets the legal minimum required for residency (which is currently $200,000 USD in major cities). The primary guarantee is buying within projects backed and guaranteed by the Turkish government (Emlak Konut / TOKİ), or notarizing the preliminary contract at the Notary Public (Noter), which legally prevents the developer from selling or mortgaging the property to any third party and ensures registration under your name upon completing payments. You can easily transfer installments via international bank transfers (SWIFT) directly to the official bank account of the construction company specified in the contract, providing the company with electronic transfer receipts to keep in your real estate file. Istanbul is the leading city in terms of investment returns and resale velocity due to strong local and international demand. It is followed by Antalya for rapid tourism rental returns in foreign currencies, and Mersin for investors seeking capital appreciation at low entry prices. In addition to the property price and installments, you must account for: Title Deed Transfer Fee (4%), Value Added Tax / KDV (1% to 20%), Notary fees, Real Estate Valuation Report fees, and DASK Earthquake Insurance.
Conclusion: Comprehensive Guide to Buying Apartments for Sale on Installments in Turkey
Owning an apartment on installments in Turkey is no longer just a housing concept; it is a strategic investment decision that protects your capital and advances your future aspirations and those of your family. With diverse opportunities and options across various Turkish provinces and cities, engaging a trusted expert is the first critical step toward a successful experience.
Mbany Real Estate offers you integrated real estate solutions including:
- Studying and analyzing your financial and residential needs.
- Selecting the safest and highest-yielding projects.
- Negotiating to secure the best interest-free installment payment plans.
- Providing complete legal follow-up, title deed issuance, and processing Turkish citizenship or real estate residency.
Contact us today at Mbany Real Estate to start your free real estate consultation and discover the latest available opportunities for apartments for sale on installments in Turkey
24-12-2025 3,958
08-08-2025 5,578
06-04-2025 12,735