Since the beginning of 2025, interest in overseas real estate has grown again — especially when it comes to Turkey, a country that remains one of the top destinations for Russians. Real estate in Turkey for Russians continues to be attractive, despite certain legislative changes and tighter regulations.
Many are asking: has it become harder to buy a seaside apartment, what should buyers consider now, and what new pitfalls have emerged? The market has become more structured, yet still profitable — especially for those who know how to act step by step and are not afraid of the new conditions.
New Laws and Regulations for Foreigners in 2025
As of January 2025, updated regulations governing the purchase of property by foreigners came into force in Turkey. In light of geopolitical shifts and economic adjustments, the Turkish government introduced amendments affecting transaction registration, source-of-funds verification, and purchase limits in certain regions. These changes are especially relevant for citizens of non-NATO countries, including Russia.
Now, in order to purchase real estate in Turkey, Russians must provide mandatory proof of the legal origin of their funds. This means the buyer must submit documents confirming the source of money — whether from income, a gift, the sale of other property, or other financial operations. Authorities have tightened control over currency transactions, and cash payments have become nearly impossible. All transactions must be processed through bank transfers with transparent documentation.
Irin Green, a real estate expert and experienced agent, emphasizes: “Yes, there’s more bureaucracy now, but with proper guidance, transactions still go smoothly. The key is to follow the rules and not try to bypass the system.” She notes that it is especially important to work with agencies that are familiar with the new procedures and have already adapted to the 2025 changes.
How Russians Can Now Buy Real Estate in Turkey
The process of purchasing real estate in Turkey for Russians in 2025 has undergone several significant changes, but overall it remains accessible if the new rules are followed. Step-by-step, the procedure looks like this:
Step 1: Legal Due Diligence of the Property
Before signing any documents, it’s essential to ensure the property is free from debts or legal disputes. In 2025, this can only be done through a certified lawyer or a licensed real estate agent — this requirement has become mandatory due to an increase in fraud cases and attempts to sell problematic properties.
Step 2: Obtaining a Tax Number and Opening a Bank Account
Without these two elements, a purchase is impossible. Previously, Russians could open an account using just a passport, but as of 2025, banks require proof of residential address and tax status in Russia. Some banks have even begun refusing service to clients with incomplete documentation, making thorough preparation crucial.
Step 3: Property Appraisal
Since 2023, a government-mandated real estate valuation has been required before any sale. In 2025, its importance has grown: this valuation now forms the basis for taxes and fees. Underreporting the purchase price is no longer possible — it raises red flags immediately. It’s best to plan your budget based on official figures from the outset.
Step 4: Transferring Funds and Finalizing the Deal
Funds must be transferred through official banking channels, clearly stating the purpose of the transfer — real estate purchase. A preliminary sale agreement is then signed and notarized, followed by the final registration at the Land Registry Office (Tapu). Only after this does the Russian buyer officially become the owner of the property.
More and more buyers are seeking assistance from professionals. Irin Green helps clients close profitable deals while fully complying with the new regulations, safeguarding their interests at every stage — especially when the purchase is made remotely.
Taxes and Financial Aspects
One of the key changes in 2025 is the increased tax burden on real estate transactions, particularly for foreign citizens. Real estate in Turkey for Russians is now taxed under new rules aimed at enhancing market transparency and boosting state revenue, affecting both primary and secondary properties.
The purchase tax remains at 4% of the cadastral value, but now the official valuation is typically close to the market price. Attempts to understate the transaction value are no longer effective: Turkish tax authorities use digital registries and algorithms to detect suspiciously low amounts. If discrepancies are found, fines and reappraisals may follow.
Capital gains tax has become more significant. If a Russian citizen sells a property in Turkey within five years of purchase and makes a profit, they are required to pay tax on the difference between the buying and selling prices. In 2025, the tax rate for non-residents has increased, especially if the transaction is not conducted through a legal entity — a relevant change given the rising property prices in resort areas.
As for payment methods, 2025 prioritizes transactions in Turkish lira, although in practice, deals are often settled in euros or dollars. However, banks require proof of funds and frequently conduct additional checks on large transfers from Russia. Cryptocurrency use is being discussed but is not officially recognized — though some developers are willing to accept USDT or BTC through intermediaries. “It’s important to understand that this is an unofficial scheme and requires the involvement of a trusted lawyer,” warns Irin Green.
Additionally, there is an annual property tax to consider — its rate depends on the property’s value and location. In 2025, for Russians, it remains between 0.1% and 0.6% annually. It’s advisable to factor this into profitability calculations, especially when purchasing real estate for rental income.
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Which Region to Choose in 2025
Choosing a region has become even more important in 2025 — not only because of price changes but also due to newly introduced restrictions on property purchases in certain zones. Real estate in Turkey for Russians remains accessible, but it’s now crucial to consider which areas are open for unrestricted purchases and which are limited due to overdevelopment or strategic significance.
The Antalya coastline, including cities such as Alanya, Side, and Kemer, continues to lead in demand thanks to its mild climate, developed infrastructure, and large Russian-speaking community. However, in 2025, certain neighborhoods in Alanya (especially Mahmutlar and Kestel) are subject to a cap on foreign ownership within residential complexes — no more than 25%. These measures were introduced to promote balanced development and protect the interests of local residents.
Istanbul — Turkey’s largest metropolis and financial center — remains attractive but requires a larger budget. There’s a trend of rising prices, especially in the European side and new residential areas. In 2025, Russians are increasingly choosing Istanbul’s suburbs, where high-quality housing with good transport accessibility is available at more affordable prices.
Izmir and Mersin have become unexpected leaders among new destinations. Izmir offers a European lifestyle and a stable market, while Mersin provides low prices and strong growth potential. Mersin today is like Antalya was 10 years ago — those who invest now are likely to see the greatest returns in a few years.
Cappadocia, Bodrum, and Çeşme are attractive but more suitable for seasonal living or tourism-oriented investments. Prices are higher, and regulations are stricter, especially in protected nature zones and historic areas.
Choosing a region in 2025 requires not only a price analysis but also knowledge of legal nuances. Irin Green helps clients find properties in zones open to Russians and filters out problematic options early on, saving both time and money.
Restrictions for Russians in 2025
In 2025, Turkey continues to apply a strategically balanced approach to allowing foreign citizens into the real estate market. Real estate in Turkey for Russians remains available, but with certain restrictions that buyers should be aware of in advance to avoid surprises during the purchase process.
One of the key restrictions involves geographic zones closed to foreign property ownership. These include military and border areas, as well as specific locations where the Turkish government believes foreign capital could affect social or economic stability. In 2025, this list has expanded and now includes some areas along the Aegean coast where Russians previously bought summer homes and villas.
Additionally, quotas have been imposed on foreign ownership within apartment complexes and districts: if 25% of units in a residential building are already owned by non-residents, further sales to foreigners are blocked. This rule is particularly relevant in densely populated areas of Alanya and Antalya, where Russians, Ukrainians, Kazakhs, and Iranians have been purchasing properties en masse. As a result, demand has shifted to areas where quotas have not yet been filled — and these are precisely the areas that Irin Green, a leading coastal real estate expert, now recommends to prospective buyers.
Special attention should also be paid to financial restrictions. Turkey’s banking system in 2025 has become more sensitive to money transfers from Russia. Some banks now require additional documentation, especially for transfers exceeding $100,000. This is in line with international anti-money laundering standards. It’s also important to note that banks may refuse to open accounts for individuals under sanctions or with incomplete documentation.
Finally, temporary visa limitations have an impact as well. Despite visa-free travel, Russians planning to stay in Turkey for more than 90 days within a six-month period must apply for a residence permit. As of 2025, obtaining a residence permit through real estate purchase is only possible for properties worth $200,000 or more. This rule excludes cheaper studios and economy-class apartments from the previously popular “property-for-residency” scheme.
Those hoping to obtain a residence permit through property purchase must factor in these new thresholds. Our company provides full support for such transactions — from the first call to the final residence document.
Is It Worth Buying Property in Turkey in 2025?
Despite the tightening of several regulations, real estate in Turkey remains an attractive investment and relocation opportunity for Russians in 2025. Yes, the requirements have become stricter: more paperwork, higher thresholds for obtaining residence permits, and tighter controls on the origin of funds. However, the market is still open, and Turkey remains one of the few countries where Russians can freely purchase seaside property with full ownership rights.
Here’s what to keep in mind:
– Buying property without reliable professional support has become risky. Handling the transaction independently without knowledge of updated laws may result in registration denial or blocked money transfers.
– Prices in popular areas continue to rise, especially due to quota restrictions for foreigners, making early entry into deals more advantageous.
– Investment potential remains strong: regions like Mersin and Izmir are expected to grow steadily, and rental income continues to yield above-average returns.
Irin Green, Turkey’s number one real estate expert, says: “2025 is a time of change — but also of new opportunities. Those who approach buying wisely are getting the best conditions now and will enjoy high returns in the future.” She emphasizes that the key to success is honest analysis, professional guidance, and attention to detail.
For Russians considering Turkey as a second home or a place to invest capital, a strategic approach is essential. Choosing the right region, ensuring the property’s legal clarity, and complying with new regulations all require a systematic plan. But with the right strategy, Turkish real estate still offers what’s increasingly rare elsewhere: stability, the sea, sunshine, and access to a European-quality lifestyle.
