New Law: No Cash for Property in Türkiye from May 2026

Buying Property in Turkey in 2026: Why the Market Has Changed

Search queries such as buy property in Turkey, buy an apartment in Turkey, property in Turkey by the sea, real estate investment in Turkey reached their highest levels in recent years in 2026.

The reason is simple — the buyer is no longer looking for extremes.

• a small apartment without space — inconvenient for living;
• an expensive villa — beautiful, but requires constant management and expenses.

The market has shifted toward a reasonable format that combines:

• comfort;
• controlled expenses;
• liquidity;
• investment potential.

This format became garden duplexes in Turkey.

Why Garden Duplexes Became the Main Trend of 2026

In 2026, buyers began to calculate the property life cycle, not just the price per square meter.

A garden duplex covers several key objectives at once:

• living by the sea;
• privacy;
• infrastructure;
• rental;
• resale.

📌 This is not a fashionable term or a marketing substitution of concepts.

This is a logical response of the market to the request: «I want to live comfortably and not lose money».

What Is a Garden Duplex (and Why It Is Not a Villa)

A garden duplex is:

• a two-level apartment (2+1, 3+1, less often 4+1);
• a private terrace and green area;
• located in a modern residential complex;
• a swimming pool, fitness, SPA, security, management company.

Main Difference from a Villa

You do not become:

• a gardener;
• an administrator;
• a repair technician;
• a manager.

All processes are centralized.

This is why many buyers who previously considered villas in Turkey choose apartments in the garden duplex format in 2026.

Why Villas Are Losing Mass Demand (but Not Disappearing)

It is important to speak honestly.

Villas have not disappeared from the market. Moreover:

• a villa is easier to rent out short-term;
• it is indeed easier to obtain a short-term rental license;
• profitability with active management is the highest.

❗ But a villa is a format not for everyone:

• high fixed expenses;
• personal responsibility;
• harder to resell outside top locations;
• suitable for those who are ready to work with the property.

In 2026, villas became a niche product, not a mass choice.

Comparison of Property Formats in Turkey in 2026

Garden Duplex vs Villa vs Apartment

Short Conclusion

• Apartment 1+1 — the most liquid and fastest-selling property;
• Villa — maximum income with active management;
• Garden duplex — the best balance of living, income, and liquidity.

Where Garden Duplexes Are Most Often Bought in 2026

The highest demand is recorded in the following cities:

• Alanya — leader in price / comfort / rental balance
  👉 Property in Alanya

• Antalya — families, residence permits, permanent living
  👉 Property in Antalya

• Istanbul — a rare but maximally liquid format

• Bodrum — premium segment

• Mersin — a growing market and price growth potential
  👉 Property in Mersin

Real Estate Investment in Turkey: Strategy for 2026

In 2026, investors are not looking for the «cheapest property», but for:

• stable demand;
• predictable rental;
• liquidity;
• a clear exit strategy.

📊 Based on the combination of factors, garden duplexes are among the TOP formats for real estate investment in Turkey.

Final Conclusion

In 2026, investors are not looking for the «cheapest property», but for:

• stable demand;

• predictable rental;

• liquidity;

• a clear exit strategy.

📊 Based on the combination of factors, garden duplexes are among the TOP formats for
👉 real estate investment in Turkey

Residence Permit and Turkish Citizenship When Buying Property

In 2026, legalization issues became one of the key factors when choosing a property. Garden duplexes fit well into the current requirements of Turkish migration legislation.

Garden duplexes are suitable for:

• Turkish residence permit when purchasing property;
• Turkish citizenship subject to meeting the investment threshold;
• long-term living with the whole family.

This format is especially in demand among those looking for «Turkey property prices + comfort», not just a minimum budget.

Why It Is Important to Buy Property in Turkey Through Professionals

In 2026, the market became more transparent, but the cost of mistakes increased.

The wrong choice of property leads to:

• rental problems;
• loss of liquidity;
• «frozen» money for years.

That is why clients choose RestProperty as an expert filter, not just an agency.

• 👉 Buy property in Turkey
• 👉 Property in Turkey by the sea
• 👉 New developments in Turkey

Why Clients Choose RestProperty

RestProperty:

• has been operating in the Turkish real estate market since 2003;
• holds an official license;
• selects liquid properties before showings;
• calculates the full transaction budget;
• provides support up to TAPU, residence permit, and citizenship.

We do not sell:

• ❌ «cheap pictures»;
• ❌ illiquid assets without an exit strategy;
• ❌ projects without real demand.

FAQ — Frequently Asked Questions

What is more profitable in 2026: an apartment, a villa, or a garden duplex?

It depends on the goal. For quick resale — a 1+1 apartment. For maximum income — a villa. For a balance of living and investment — a garden duplex.

Is a garden duplex suitable for a Turkish residence permit?

Yes, subject to compliance with current migration requirements and choosing a property in an approved location.

Is it possible to obtain Turkish citizenship through the purchase of a duplex?

Yes, if the property meets the investment threshold and is оформed within the framework of the state program.

Final Conclusion

Garden duplexes in Turkey are the main trend of 2026 not because it is fashionable, but because it is rational.

This format is chosen by those who:

• want to live by the sea without everyday stress;
• think 5–10 years ahead;
• invest consciously;
• value liquidity and comfort.

📌 In 2026, those who win are not the ones looking for «cheaper», but those who choose the right property format in Turkey.

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