The latest data on Türkiye’s housing market once again highlight the importance of making the right choices in real estate investment.
According to TÜİK data, of the 127,410 homes sold in August 2026, 44,378 were first-hand sales while 83,032 were second-hand transactions.
Although second-hand homes accounted for 65.2% of total sales, this category recorded a 19.4% decline compared with the same period of the previous year.
During the January-August period, total housing sales decreased by 6.8% to 950,529 units.
This change in sales volume is making a property’s ability to attract future buyers an increasingly important consideration for investors, alongside its potential for value appreciation.
“Finding a Buyer Is Just as Important as the Property Gaining Value”
Yaşarkent Gayrimenkul Founder Yaşar Doğan stated that focusing solely on the purchase price and expected appreciation is no longer sufficient in residential property investment. He emphasized that the long-term performance of an investment should be evaluated through several factors together.
Doğan said:
“For years, the most frequently discussed question in real estate investment has been how much a property will appreciate within a few years. Today, however, investors need to ask themselves additional questions. How much demand will there be if I want to rent this property out? How quickly will I be able to find a buyer if I decide to sell? A property appreciating on paper does not necessarily mean that it can be sold at that value whenever the owner wishes. Particularly in high-value investments, resale potential is at least as important as price appreciation.”
“High Rental Expectations Alone Are Not Enough”
Doğan also highlighted the importance of analyzing rental income correctly, noting that the expectation of a high rental price does not always translate into an attractive investment.
He said:
“Believing that a property can be rented at a high price does not necessarily mean that it will continuously attract tenants. What matters is whether there is genuine rental demand in that location. Transport connections, proximity to universities, business districts and social amenities can directly affect rentability. For example, if a property expected to generate rental income for 12 months of the year remains vacant for a prolonged period, its expected annual return can fall significantly. Investors should therefore look not only at advertised rental prices but also at rental activity in the area and the tenant profile the property is likely to attract.”
“Properties That Appreciate in Different Areas Do Not Necessarily Sell at the Same Speed”
Doğan stated that a property’s individual characteristics can be just as important as location when it comes to resale. He noted that investors should also consider the profile of potential future buyers at the time of purchase.
Doğan said:
“Even within the same city, or in two neighborhoods located close to one another, the time required to sell a property can vary considerably. The amount of supply in the area, transport options, the age of the building, maintenance fees and the usability of the apartment all influence buyer decisions. Properties with very high price points or those appealing to a limited buyer group may take longer to sell. In contrast, homes that appeal to a broad base of buyers and tenants and offer features that make everyday life easier may be in a more advantageous position. When investing, it is important to consider not only today’s opportunity but also who may want to buy that property several years from now.”
“The Right Investment Means Considering the Exit at the Time of Purchase”
Emphasizing that the purchase price, rental return and resale potential should be evaluated as a whole, Doğan also highlighted the importance of researching local market conditions before making an investment decision.
He said:
“Real estate may be a long-term investment vehicle but circumstances in life can change. An investor may decide to sell a property after some time because of a different financial need. In such a situation, what matters is not only whether the property has appreciated but whether it can also be sold within a reasonable period and at a price consistent with market conditions. At Yaşarkent Gayrimenkul, we believe investors should consider not only current prices but also rental demand in the area, development potential and resale conditions together when making investment decisions. The right residential investment is one that takes future rental and resale possibilities into account from the moment of purchase.”
