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Turkey · TRY

Ankarareal estate

Ankara is the capital and the most domestic large Turkish market — civil-service and university demand, lira long-lets, and almost none of the foreign speculation that shapes the coast.

IstanbulAntalyaİzmirBodrumBursa
Tapu-verified title
DASK & code year checked
3D map
4%tapu harcı on the declared deed value
DASKcompulsory earthquake insurance, not optional
Taputhe title deed is the sale, not the reservation form
Military checkstill required on some parcels for foreigners
What a purchase really costs

Buyer costs in Ankara, as a share of price

Tapu harcı (title deed fee) (4%)
4%
Döner sermaye & registry service fee
0.2%
Sworn translator, notary & power of attorney
0.3%
Agency, buyer side (2% + 20% KDV)
2.4%
Total on top of the price
6%

≈ +6% over the price. The deed fee is 4% of the declared value, legally 2% from each side and in practice usually carried by the buyer. Declaring below the real price to shave the fee is tax fraud and it caps your future capital-gains base. DASK earthquake cover is mandatory before utilities connect, and some parcels still need a military-zone clearance before a foreigner can complete.

Rentals run on rules

The rent side, in three lines

  • Residential leases run one year and renew automatically; the landlord cannot simply decline to renew without a statutory ground.
  • Annual increases are tied to the twelve-month average CPI — a headline lira rent is not a free-floating number.
  • Deposit is capped at three months’ rent under the Turkish Code of Obligations.

Seasonal coast rent and Istanbul long-let are different products. A summer gross yield is not an annual one.

Cities

Six metros, one tapu system

The deed fee is national, the risk is not. Building code year, fault geometry and site (HOA) fees decide whether a cheap lira price is a bargain or a liability.

Çankaya and the southern corridor carry the professional and diplomatic book; Keçiören and the northern districts are volume stock. Ministries, embassies and universities give this city a tenant base that does not follow the tourist calendar.

Seismic exposure is lower than along the North Anatolian fault, which is one of the few genuine structural advantages Ankara has over Istanbul and İzmir. It is not zero, and the code-year question still applies.

Because foreign demand is thin, resale liquidity for an overseas owner is thinner than in Antalya or Istanbul. Price that in.

FAQ

Why is Ankara cheaper than Istanbul?
A smaller and less internationalised demand base, more buildable land, and no Bosphorus scarcity premium. The discount is structural.
Good for a foreign buyer?
Good for a yield-focused lira investor with local management. Weak for anyone who needs a quick foreign-currency exit.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: TRY.