Turkish Real Estate Analyzed: Saudis Lead in Area, Russians in Deals. What's Happening?

Talking about Turkish real estate is no longer just about passing figures or news about buying a holiday home; it has turned into a complex economic landscape that is reshaping the map of foreign investment in the region. As we enter 2026, newly released data has revealed exciting facts that may tip the scales of the market, as the figures showed that the smart investor is no longer looking just for an "apartment," but for "value" and strategic space.

In a careful reading of the landscape, and according to data published by the Turkish platform "GZT", the past two years witnessed a dramatic escalation in foreign interest. However, the surprise was not only in the increased demand but in the quality of the buyers. The Gulf investor—specifically the Saudi—has returned strongly, topping the list of those acquiring "spaces," while the Russians maintained their lead in the "number of operations."

This report places Turkish real estate under the microscope of analysis, so we can understand together: Who is buying? Where is the money concentrated? And why have specific areas in Istanbul become the "goose that lays golden eggs" for investors?

Reading the Record Numbers: A Market Exceeding Expectations

Before diving into the details of nationalities, we must look at the big picture painted by 2025. The real estate sector in Turkey recorded a new record, as total real estate sold across the country exceeded the barrier of 3.3 million properties.

This figure does not represent mere buying and selling operations but reflects a growth of 8.7% compared to the previous year. This increase gives a clear indication of the market's recovery and its continued attractiveness despite global economic challenges and exchange rate fluctuations. For the investor, these numbers mean that the market enjoys high liquidity, which is a decisive factor when thinking about an "exit strategy" or resale in the future.

What Does This Mean for the Foreign Investor?

The rise in total sales volume reduces the risks of recession and confirms that domestic and foreign demand are moving in parallel lines, which enhances price stability in the long term.

Saudis and Russians: The "Space" vs. "Number" Equation

Perhaps the most prominent revelation from the recent data is the clear differentiation in investment strategies between different nationalities. Here, an interesting phenomenon emerges:

1. Saudis: Searching for Vast Spaces

Saudi citizens topped the list of foreigners in terms of total area purchased. This trend indicates a "qualitative" investment pattern that focuses on:

• Investment Lands: Buying buildable or agricultural lands with large areas.
• Villas and Independent Complexes: A preference for privacy and spacious family areas, which aligns with Saudi culture.
• Mega Projects: Funds or individuals entering into huge real estate investments instead of settling for small residential apartments.

2. Russians: Lead in Number of Deals

In contrast, Russian citizens ranked first in terms of the number of sales operations (number of properties), not the area. This reflects a trend towards:

• Residential Apartments: Units ready for immediate occupancy.
• Diversification: Buying multiple small units for the purpose of distributing capital or benefiting from rent.

Ranking of Top Buying Nationalities (By Volume and Area):

According to the data, the ranking came as follows after the Saudi lead:

1. Kingdom of Saudi Arabia (First in area).
2. Germany.
3. Iraq.
4. Russia.
5. Azerbaijan.
6. Iran.
7. Afghanistan.
8. Ukraine.
9. Kazakhstan.
10. China.

This diversity proves that Turkey remains a meeting point for capital from the East and West, where Germans (often Turkish expatriates) seek stability, while investors from the Middle East and Russia seek a safe haven and citizenship.

Istanbul: The Economic Capital That Never Sleeps

At the city level, there were no major surprises, as Istanbul maintained its position in first place as the province most attractive to foreign investors. But the real surprise lies in the "fine details" within Istanbul. Where exactly do foreigners buy?

The Four Most In-Demand Areas in Istanbul

According to the data, investments were concentrated in four main areas, ranked as follows:

1. Esenyurt: The Real Estate Enigma

Esenyurt topped the list as the most preferred area for buying homes. Despite the controversy that sometimes surrounds it, its charm lies in:

• Competitive Prices: It is considered the easiest entry gateway to the Istanbul market for investors with medium budgets.
• Modern Complexes: It contains residential complexes with integrated hotel services.

For more details about prices in this area and its future, you can check out Your Comprehensive Guide to Living and Investing in the Esenyurt Area of Istanbul.

2. Beylikdüzü: The Modern European Face

It came in second place, which is the area preferred by Arabs and families looking for sophistication and tranquility.

• Urban Planning: Wide streets, green spaces, and proximity to the Marina coast.
• Infrastructure: A transportation network (Metrobus) connects it to the heart of the city.

Learn about the latest price updates in this vital area through our article on Living, Investment, and Prices in Beylikdüzü.

3. Başakşehir: The New Istanbul

It came in third place and is the preferred stronghold for conservative investors and the Arab elite.

• Medical Infrastructure: Proximity to the Medical City (Çam and Sakura).
• Government Projects: High government guarantees and projects with municipality assurance.

4. Bağcılar: The Center of Urban Transformation

In fourth place, it is now considered a mine of opportunities due to urban transformation plans and its proximity to the Basin Express road (the business nerve).

Why This Demand? The Secret Lies in "Residency" and "Citizenship"

Experts attribute this intense focus on the areas mentioned above to two fundamental reasons:

1. Suitability of Real Estate Residency Conditions: Despite recent restrictions in some neighborhoods, modern complexes in these areas still provide a regular Title Deed (Tapu) that qualifies for real estate residency (within the required price limits, which is currently $200,000 according to the latest amendments; neighborhood eligibility must always be verified).
2. Turkish Citizenship: These areas offer properties that comply with the conditions of the Turkish Citizenship by Investment program ($400,000). Developers in Başakşehir and Beylikdüzü specifically design their projects to meet the real estate appraisal reports required for citizenship.

If you are planning to obtain a Turkish passport, it is essential to understand the legal steps accurately to avoid any mistakes, and you can review The Comprehensive Guide to Turkish Citizenship and Passport via Real Estate Investment.

"Skyline Real Estate" Tips for Investing in 2026

As we at Skyline Real Estate monitor the market closely, we realize that numbers alone are not enough to make a purchase decision. The foreign investor today needs an expert partner, not just a broker.

Here is our strategy for success in this changing market:

• Don't Follow the Herd, Follow the Return: Just because Esenyurt is the best-selling doesn't mean it's the most suitable for you. If your goal is high rental yield and family stability, Başakşehir or Beylikdüzü might be safer options in the long run.
• Legal Due Diligence is the Foundation: With changes in residency laws, at "Skyline," we check the Title Deed and the area before you pay a single dollar, to ensure that the property is not in a zone prohibited to foreigners.
• Focus on "Space" Not Number: As Saudi investors do, investing in large spaces or lands in areas of urban expansion (such as Arnavutköy near the airport) may achieve Capital Appreciation much higher than small apartments in crowded city centers.

Is It Time to Buy?

The numbers don't lie. Sales growth of 8.7% and exceeding the 3.3 million property barrier confirms that Turkish real estate may get sick but does not die. Whether you are looking for a massive investment with vast spaces, or quick and multiple deals, opportunities exist but require a "microscopic view" to choose the right location.

The 2026 market is a market of "Selectivity". The winner in it is the one who buys the right property, at the right time, and at a fair price.

At Skyline Real Estate, we are here to turn these numbers and complex data into tangible investment opportunities that serve your goals.