Earnings from investing in an apartment in Turkey depend on many factors.

Below are the key variables and indicative data to help you estimate potential profit, based on the example of a 1-bedroom apartment (~45 m²) worth approximately €150,000 in Alanya.

Income from Short-Term Rental (e.g. Airbnb, Booking.com)

Feasible only if the building/complex allows it and the proper license is obtained

Touristic cities (Antalya, Alanya, Bodrum, Izmir, Istanbul):

• Rental rates: €50–€200 per night during high season
• High season: 7 months (April–October)
• Average occupancy: ~100 nights per year
• Estimated annual gross income: €5,000–€20,000

Example: Alanya, 1-bedroom apartment (Saray district):

• Rental price: €80 / night
• Average occupancy: 100 nights over 7 months
• Gross income: €80 × 100 = €8,000 / year

💼 Costs and taxes:

✔ Income tax: Depends on method of rental (personal business taxed at 15–40%, via agency typically ~25%)

✔ Agency fee: 20–50% of revenue Agencies with lower rental commission usually charge a fixed annual management fee, on average €500 net/year

Owner bears the costs of:

✔ Condominium fees (maintenance)

✔ Property insurance

✔ Internet

✔ Annual property tax

🏢 Income from Long-Term Rental (1-bedroom apartment in Saray district)

🔹 Monthly rent: €500–€800 depending on location, standard, and size

Annual gross income: €6,000–€9,600

Agency fee: 10–20% +/− plus an average flat management fee of €500 net/year

Owner covers:

• Property insurance
• Property tax

Tenant pays for :

Utilities

Monthly condominium (maintenance) fees

📈 Property Appreciation (Value Increase)

• Average annual property price increase in Turkey: 10–25%
• Exception: 2021–2023 — due to the pandemic and war in Ukraine, prices surged by 80–100% annually
• Over 20 years of market observation in Turkey, a consistent long-term upward trend is visible, with periods of stagnation or correction — as seen from late 2023 to now. Based on my experience, this may last another 6–12 months.

⚠️ However, unexpected events (e.g. pandemic, war in Ukraine) significantly affected property demand and disrupted demographic balance and national security. As a result, Turkey implemented residency permit restrictions for foreigners. Ask your agent for up-to-date details.

💰 Costs to Account For

• Income tax:
  • Long-term rental: 15%, 20%, 27%, 35%, or 40% depending on tax bracket and reporting method
  • Short-term rental: flat 25%
• Maintenance and service fees (Aidat): €50–€100 / month
• Rental agency commission: 10–50% depending on the service model
• Management agency fee: approx. €600 gross / year Agencies with flat fees usually charge lower rental commissions
• Basic + extended property insurance: ~€100 / year
• Possible repair costs

✅ Summary: Estimated Net Profit on a 1-Bedroom Apartment in Alanya (45 m², €150,000 Value)

Investment Type	Estimated Annual Net Income	ROI (Return on Investment) at €150,000
Short-Term Rental	€8,000	5% / year
Long-Term Rental	€7,200	4.8% / year
Value Appreciation	10–20% potential	Depends on market timing and resale

📌 Final Thoughts

An investor purely focused on numbers might say it’s not worth it because higher ROI can be found any elsewhere. But it’s important to remember: real estate is a long-term investment. You also gain lifestyle benefits — particularly with short-term rentals, where owners can use the property during their preferred times.
Stay limit applies only when the rental is part of a guaranteed return program offered by some developers.

Looking back over the past 20 years, and considering various market fluctuations and geopolitical events, it’s clear that property prices have steadily increased — from around €25,000 to €165,000 for apartments of similar parameters. In my humble opinion, this upward trend will likely continue until property prices in the Mediterranean region reach similar levels.

Read also:https://sunlightestate.com/selling-apartment-in-alanya-documents/