Alanya, Istanbul, Dubai, Northern Cyprus and Bali: 5 locations — 5 different strategies

There is no ideal place “for everyone”. There are goals — and based on them a country, city, district, location and type of property are selected.

How to choose where to buy real estate in 2026

Alanya, Istanbul, Dubai, Northern Cyprus and Bali are among the most popular destinations for buying square meters abroad.

Alanya in Türkiye: Resort Life and Permanent Residence

Alanya is a city, not just a resort. There are shopping malls, hospitals, international schools, universities and everything needed for a comfortable life. At the same time, along the entire coastline of Alanya’s many districts there are magnificent beaches and promenades. Alanya is a successful combination of resort atmosphere and urban comfort.

About Alanya in brief:

• Mediterranean Sea, mild climate, 300+ sunny days a year.

• Tourist residence permit when purchasing property in open districts.

• Residence permit with the prospect of citizenship for properties from 200,000 USD.

• Turkish citizenship with an investment from 400,000 USD.

• Resort real estate in hotel-style concepts with stable demand.

• Rental income (long-term and seasonal).

• Freelance and remote work in a comfortable environment.

• Business in services, tourism, sports and wellness.

• Developed infrastructure of private clinics, schools, sports centers.

• Purchase tax 4%, annual property tax 0.2%.

• Monthly maintenance fee (aidat) from 50 € for a 1+1.

• Season 7–8 months, but there are vacationers in winter as well, internal infrastructure in residences operates year-round.

• Rental yield — 5–10% annually, full turnkey management available.

• Alanya is one of the most liquid resort markets in Türkiye.

• Formats: apartments, duplexes, villas.

• Variety: resort zones, quiet residential areas, modern neighborhoods, historical center, villa districts with city and sea views.

• Prices — from 60,000 Euro hot offers, from 100,000 Euro — liquid locations.

Istanbul in Türkiye: Scale, Capital and International Dynamics

Istanbul is the largest metropolis in the country and one of the main economic centers of the region. A city with a population of over 15 million people, a powerful domestic market, business clusters, universities and international companies. Real estate here is bought not for the sea, but for capitalization, liquidity and work in a large-scale economy. Istanbul is a strategy of capital growth and access to global markets.

Istanbul in brief:

• Metropolis of 15+ million population, the largest economic center of Türkiye.

• Not a resort, but a capital and large-scale economy market.

• Residence permit by property in open districts.

• Turkish citizenship with an investment from 400,000 USD.

• Main demand — long-term rental, not seasonal.

• Strategy — capitalization and resale in renovation areas and business clusters.

• High liquidity due to domestic demand and constant population growth.

• Commercial real estate as a separate investment model.

• Mass segment from 1,800–3,000 €/m².

• Business and premium class 3,000–7,000 €/m² and above.

• Long-term rental yield 4–6% annually.

• Purchase tax 4%.

• Annual property tax 0.2%.

• Suitable for: investors focused on capital growth, entrepreneurs, those building a career in an international environment.

Dubai in the UAE: Currency Asset and Global Status

Dubai is an international financial and business hub with modern infrastructure and a transparent tax system. A city of skyscrapers, global brands, free economic zones and a stable currency pegged to the dollar. Real estate here is an instrument for capital protection, earning income in hard currency and obtaining residency status. Dubai is a strategy of tax efficiency and international mobility.

Dubai in brief:

• International financial and trade hub of the Middle East.

• Freehold zones for foreigners.

• Residence visa with property purchase from 750,000 AED.

• Golden Visa for 10 years with investment from 2 million AED.

• 0% personal income tax.

• Corporate tax 9% above the established profit threshold.

• AED currency is firmly pegged to USD.

• Rental income in hard currency.

• Mid-market segment from 3,000–5,000 €/m².

• Premium and waterfront projects 6,000–15,000 €/m² and above.

• Average yield 6–9% annually.

• In short-term rental in certain areas 10%+.

• Registration fee about 4%.

• Service charges 10–25 €/m² per year.

• Suitable for: investors focused on currency capital protection, international business and tax efficiency.

Northern Cyprus: Early Market and Resort Format

Northern Cyprus is a calm Mediterranean region with a limited coastline and low building density. The market is at an active development stage, which creates potential for price growth. The lifestyle format is measured, resort-oriented, with a focus on safety and comfort. Northern Cyprus is entry into a growing market with an affordable budget and a bet on the scarcity of coastal land.

Northern Cyprus in brief:

• Resort market at an active development stage.

• Limited coastline as a factor of price growth.

• Residence permit upon property purchase.

• Relatively simple purchase procedure.

• Low entry threshold from 1,200–1,800 €/m².

• New resort complexes 1,800–2,500 €/m².

• Demand for short-term rental in resort projects.

• Yield 7–10% annually.

• Low building density and “calm” lifestyle format.

• Casinos and a resort-based economy model.

• Suitable for investors with a moderate budget and entry at an early market stage.

Bali in Indonesia: High Cash Flow and Lifestyle Investment

Bali is one of the world’s centers for digital nomads and short-term rental. It is an island with strong tourist flow, unique nature and a creative international environment. Real estate here means villas, boutique projects and unconventional formats focused on active cash flow. Bali is a strategy of high yield with professional management and at the same time an investment in lifestyle.

Bali in brief:

• One of the world’s centers of digital nomads.

• Market oriented toward tourists and remote specialists.

• Leasehold ownership model — long-term land lease 25–30 years with extension.

• Formats: villas, boutique complexes, glamping, designer projects.

• Entry threshold from 1,500–3,500 €/m².

• Income based on short-term rental.

• Occupancy in popular locations 70–85%.

• Potential yield 10–15% annually with professional management.

• Requires a proper legal transaction structure.

• Lifestyle investment with a focus on cash flow.

• Suitable for investors oriented toward active income and unconventional formats.

If you are considering buying property abroad, book a personal consultation with Stay Property. We will analyze your goal, budget and investment horizon and propose a strategy that will work specifically for you.