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Turkey · TRY

İzmirreal estate

İzmir is the Aegean’s commercial capital — Alsancak and Karşıyaka for urban living, Çeşme and Urla for the coast — and the 2020 earthquake made building age the first conversation.

IstanbulAntalyaAnkaraBodrumBursa
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 İzmir, 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.

The October 2020 Aegean earthquake collapsed buildings in Bayraklı and exposed how much of the pre-2000 stock was non-compliant. Urban transformation has been running hard since; a building’s code year and any kentsel dönüşüm status are the core diligence here.

The city is more domestic and less speculative than Antalya, with a genuine year-round professional and student base. The Çeşme peninsula behaves as a separate seasonal second-home market with its own pricing.

Coastal position and sea view carry a durable premium along the Kordon and in Karşıyaka, with the maintenance and insurance profile that implies.

FAQ

How much does building age matter?
More than anywhere else on this list except Istanbul. Post-2018 construction, or a completed transformation project, is a materially different risk from a 1995 block.
Is Çeşme the same market?
No. Çeşme and Urla are seasonal second-home markets with different buyers, different yields and different winter occupancy. Do not blend them into an İzmir average.

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