Batumi and Antalya side by side
Both cities sell sea-view flats to foreigners and live from tourism, but they differ in scale, currency and letting rules. Most Antalya figures cover the whole province, including Alanya, Kemer and Kas; Batumi figures cover the city. Asking prices are never mixed with transaction or valuation data in one cell.
| Indicator | Batumi | Antalya | Source and period |
|---|---|---|---|
| Home sales, all buyers | 17,478 (city) | 86,730 (province) | Galt & Taggart, registered sales; TÜİK; both 2025 |
| Foreign buyers | 48% to 52% of deals | 7,118 homes, about 8% of sales | Colliers, August and September 2026; TÜİK, 2025 |
| Price per m² | USD 1,960, finished new flats sold by developers | About USD 1,095 asking, all flats on offer (TRY 54,627) | Galt & Taggart, June 2026; Endeksa, September 2026; different measures |
| Price change in a year | +9.8% in dollars, new turnkey flats | +20.0% in lira, regional valuation index, about -7.5% after inflation | Galt & Taggart, June 2026; TCMB, September 2026 |
| Annual inflation | 5.6% | 29.73% | September 2026 |
| Gross rental yield | 7.1% | 6.9% | Galt & Taggart, June 2026 |
| Letting by the night | No licence | Permit and every owner's consent | Georgian law; Turkish Law No 7464 |
| Airport passengers | 1,229,949 | 39.2 million | TAV Airports; Airport World; 2025 |
| Climate | 14.2 °C, 2,519 mm rain, 1,958 hours of sun | 18.9 °C, 1,032 mm rain, 2,970 hours of sun | WMO normals 1981-2010; MGM 1930-2025, annual figures our calculation |
| Family of four, a month without rent | About USD 2,215 | About USD 2,520 | Numbeo, user-submitted, October and November 2026 |
Tax and residence rules at country level are on our page on Georgia or Turkiye for property.
Who buys in each city?
In Antalya, foreigners are a small minority. TÜİK, Turkiye's statistics office, counted 7,118 homes sold to foreigners in the province in 2025, second only to Istanbul and one third of the national total. That is only about 8% of the 86,730 homes sold in the province, by our calculation, and 13% fewer than the 8,223 of 2024. In September 2026 foreigners bought 664 homes there.
In Batumi, Colliers found that foreigners made 52% of apartment transactions in August 2026 and 48% in September. The whole market is smaller, 17,478 registered sales in 2025, about a fifth of Antalya's. Our Batumi market review follows the numbers each quarter. For a seller, this means Antalya resale relies on local buyers paying in lira, while about half of Batumi's buyers come from abroad.
Is Antalya cheaper per square metre?
On the averages, yes; in the dearest coastal districts, not always. Endeksa data published on the Emlakjet portal put the average asking price for flats in Antalya province at TRY 54,627 per m² in September 2026, about USD 1,095, and the average flat on offer at about USD 115,000, both our conversions.
| District | TRY per m² | About USD per m² | 12 months, in lira |
|---|---|---|---|
| Kas | 108,023 | 2,170 | +21.8% |
| Konyaalti | 85,630 | 1,720 | +27.4% |
| Alanya | 62,143 | 1,250 | +17.9% |
| Muratpasa | 58,437 | 1,170 | +32.7% |
Galt & Taggart's developer price for finished new flats was USD 1,960 per m² in June 2026; Endeksa's average covers every flat on offer, so the gap is not like for like. Colliers put new flats in registered deals at USD 1,408 in September 2026. On asking prices we have only 16 Batumi listings read on ss.ge on 27 October 2026: a median of GEL 4,555 per m², about USD 1,755, close to Konyaalti. We could not read an official transaction price for the Antalya region. Zone prices are on our Batumi areas compared page.
Why does Antalya's price growth look so high?
Because it is counted in lira. The Central Bank of the Republic of Turkiye (TCMB) index, built from bank mortgage valuations rather than sale prices, has no Antalya-only series; the region of Antalya, Burdur and Isparta rose 20.0% in the year to September 2026, against 22.3% nationally. Consumer inflation was 29.73%, so the national index fell 5.7% in real terms, as the TCMB reports, and the Antalya region about 7.5%, by our calculation.
The lira also lost ground: a dollar cost TRY 41.5068 on 30 September 2025 and TRY 48.9303 a year later. In dollars, the regional index rose only about 2% and Endeksa's asking average about 5%, our calculation. Batumi flats are priced in dollars: Galt & Taggart reported new turnkey flats up 9.8% and resale flats up 6.5% in the year to June 2026, and Colliers new flats up 5.2% to September 2026, with Georgian inflation at 5.6%. Georgia's official index covers Tbilisi only; our price index explains the series.
What does a long let earn?
Endeksa's average asking rent in Antalya province was TRY 312 per m² a month in October 2026, about USD 6.3, up 21.8% in a year; Konyaalti averaged TRY 430 and Alanya 265. Twelve months of that rent divided by the asking price gives a gross yield of about 6.9%, our calculation. Galt & Taggart's Batumi report for the second quarter of 2026 reaches the same figure by another method: its June 2026 chart, built from AirDNA, Numbeo and its own data, shows Antalya at 6.9%, Alanya at 6.4% and Batumi at 7.1%.
So the yields are close. Batumi rents, USD 10.6 to 12.3 per m² a month by zone according to Galt & Taggart, are nearly twice Antalya's asking rent in dollars, on different measures, but its prices are higher too. All these are gross figures, before tax, service charges, empty months and management. Our Tbilisi rent index shows how each rent figure is measured.
Can you let the flat by the night?
Here the cities differ most. Turkiye's Law No 7464, in force since 1 January 2024, covers lets of a home for up to 100 days at a time, whatever the purpose:
- Permit first. A Ministry of Culture and Tourism permit is needed before the first contract, and the Ministry's plaque must hang at the entrance (Article 3(1)).
- Every owner agrees. The application needs a unanimous decision of all unit owners in the building (Article 3(3)).
- A cap. In a building of more than three units, one lessor may hold permits for at most 25% of them (Article 3(4)).
- Fines. Letting without a permit costs TRY 100,000 per home, then TRY 500,000 and TRY 1,000,000 if it continues past 15-day deadlines (Article 4(1)), about USD 2,000 to USD 20,000 at our conversion. These are base amounts, revalued every year; we found no official table of the 2026 amounts.
High-standard residences with reception, security, daily cleaning and other services can be exempt from the consent rule and the cap if their management plan allows short lets (Article 3(10)). In September 2024 the Ministry counted 7,986 permitted homes in Antalya province, from about 13,000 applications; we found no later figure.
In Batumi, no accommodation licence is needed: the owner registers for tax and may opt, until 1 January 2028, to pay a flat GEL 10 monthly for each m² it lets, for chosen months or all year, provided turnover does not exceed GEL 100,000 (how this limit combines with VAT registration is not confirmed), and neighbours can restrict letting only through an agreement registered in the Public Registry. See our guide to Airbnb in Batumi.
How big is each tourist market?
The gap in scale is the widest on this page. Antalya Airport, run by Fraport TAV Antalya, handled a record 39.2 million passengers in 2025, with 96 airlines flying to 230 destinations in 52 countries, Airport World reported. Batumi's airport, run by TAV Georgia, handled 1,229,949 passengers with 26 airlines and 29 destinations, so Antalya's traffic was about 32 times larger, our calculation. Antalya counted 17,571,155 visitors in 2025; Georgia's statistics office counted 2.7 million visits by inbound visitors to Adjara, the region around Batumi. The two measures differ, so we only say Antalya's flow is several times larger.
2026 has been softer in both. Antalya's foreign visitors fell 5.8% from January to August, to 11,023,586, a fall the reports linked to regional conflicts, and its airport traffic was 3% lower to September on provisional data. Batumi's airport handled 115,785 passengers in the first quarter, 25.6% fewer. We could not confirm a direct flight between the cities; Batumi has daily flights to Istanbul, listed on our flights to Batumi page.
How long is the season?
Both cities empty out in winter. Antalya Airport sees about 270 take-offs and landings on a winter day against about 910 in summer, and its manager calls seasonality probably its biggest challenge. About 166,000 foreign visitors came in January 2026 and 2,664,364 in August, roughly 16 times as many. Batumi's airport handled about 40,000 passengers in February 2025 and a record 213,636 in August, about five times as many. One ratio counts visitors and the other passengers, so they show the shape of each season, not an exact comparison. A holiday let takes most of its income in summer in both; our Batumi seasonality page goes month by month.
What is the weather like all year?
From the Turkish State Meteorological Service's (MGM) monthly averages for Antalya over 1930-2025 we calculate a mean of about 18.9 °C, about 1,032 mm of rain on about 73 days and about 2,970 hours of sunshine a year. Nearly nine tenths of the rain falls from October to March; June to August are almost dry, with average daily highs of 34.2 °C in July.
Batumi gets about two and a half times as much rain: the World Meteorological Organization's 1981-2010 normals for its airport give 2,519 mm on about 139 days, 1,958 hours of sunshine and a mean of 14.2 °C, with November the wettest month. The periods differ, so read both as long-term averages. In Antalya, check cooling and shade; in Batumi, check damp, ventilation and storm exposure, as our page on Batumi in winter explains.
Can a foreign owner live there?
In Antalya the address matters. Turkiye's Presidency of Migration Management (Göç İdaresi) closed 1,169 neighbourhoods in 63 provinces to new registration of foreigners from 1 July 2022, wherever foreigners exceed 20% of the Turkish population, and repeats the analysis from time to time. DHA reported 10 closed neighbourhoods in Antalya: Hurma, Sarisu and Liman in Konyaalti; Kargicak, Mahmutlar, Kestel and Avsallar in Alanya; Topcular in Muratpasa; and two parts of the Dosemealti industrial zone. Foreigners can still buy there but cannot get a residence permit on that property.
In May and June 2026 the Alanya chamber of commerce and estate agents reported that the four Alanya neighbourhoods were reopening; we found no official notice, so this is not confirmed. Check the exact address with the provincial migration directorate before signing. A separate Göç list of 781 neighbourhoods from May 2022 concerns refugee registration, not owners' residence permits.
Turkish residence through property needs a home worth at least USD 200,000 that is not let out, more than the average Antalya flat on offer, about USD 115,000. Georgia asks for property worth more than USD 150,000, with no area quotas and no ban on letting. Our country comparison tool sets the thresholds side by side.
Which city fits which plan?
Neither city wins on every point.
| Plan | Batumi | Antalya |
|---|---|---|
| Holiday lets | No licence or neighbours' vote | Far more tourists, but a permit and the whole building's consent |
| Long let | Gross yield 7.1% | Gross yield 6.9% |
| Value in dollars | Priced in dollars, up 5% to 10% a year | Asking prices up about 5% in dollars |
| Lower price per m² | Higher on the figures available, different measures | Lower provincial asking average; prime districts similar or dearer |
| Residence | More than USD 150,000, letting allowed | At least USD 200,000, no letting, closed areas |
| Sun | Mild, wet | Hot, dry summers |
Risks and exceptions
- Reading lira growth as profit. A 20% rise in lira can be a real loss and a small gain in dollars.
- Assuming a Turkish flat can be let by the night. Without a permit and every owner's consent, it cannot.
- Buying for residence in a closed neighbourhood. The purchase is legal, the permit is not available.
- Comparing a province with a city. Antalya's data include Alanya, Kas and inland districts.
- Ignoring Batumi's new supply. A large pipeline of short-stay flats can hold down nightly rates.
Frequently asked questions
Is Antalya cheaper than Batumi?
On the figures available, yes: an asking average of about USD 1,095 per m² in September 2026, against a Batumi developer price of USD 1,960 for finished new flats in June 2026, a different measure. Kas asks more than both.
Which has the higher rental yield?
They are close: 7.1% for Batumi and 6.9% for Antalya in Galt & Taggart's June 2026 chart.
Do I need a licence for holiday lets?
In Antalya, a Ministry permit, a plaque and the consent of all owners in the building. In Batumi, only tax registration.
Can I get residence by buying in Alanya?
Only outside closed neighbourhoods and with a home worth at least USD 200,000. A reported 2026 reopening of four Alanya neighbourhoods is not officially confirmed.
Weighing a Gulf market too? See Georgia or Dubai.
Sources
- Law No 7464, Official Gazette No 32357, 2 November 2023 (accessed 3 November 2026)
- Residential Property Price Index, September 2026, TCMB, 16 October 2026 (accessed 3 November 2026)
- Exchange rates: TCMB 30 September 2025, 30 September 2026, 2 November 2026; National Bank of Georgia, 3 November 2026 (accessed 3 November 2026)
- Antalya flats for sale and for rent, Emlakjet with Endeksa data (accessed 3 November 2026)
- Sales to foreigners in 2025, CNN Türk, January 2026; 2024 sales, Hurriyet Daily News, 21 January 2025; sales by province, 2025, Ekonomist, 20 January 2026; all citing TÜİK (accessed 3 November 2026)
- Turkish market statistics, September 2026, Homesoverseas, 19 October 2026; September inflation, Gazete Oksijen, 5 October 2026 (accessed 3 November 2026)
- Homes with a tourism letting permit, DHA, 25 September 2024 (accessed 3 November 2026)
- Antalya Airport profile, Airport World, 2 April 2026; airport traffic to September 2026, Foreks, 12 October 2026 (accessed 3 November 2026)
- Antalya visitors in 2025, DHA, 7 January 2026; January 2026, DHA, 6 February 2026; January to August 2026, Ekonomist, 3 September 2026 (accessed 3 November 2026)
- Antalya climate statistics, MGM; Batumi, Wikipedia, WMO normals 1981-2010 (accessed 3 November 2026)
- Statement on closed neighbourhoods, 16 July 2023, and closure notice, 16 May 2022, Göç İdaresi; 10 Antalya neighbourhoods closed, DHA, 15 July 2022 (accessed 3 November 2026)
- Alanya chamber on residence, Yeni Birlik, 3 May 2026; reopening claim, Restproperty (estate agent), 9 June 2026 (accessed 3 November 2026)
- Batumi Residential Real Estate, 2Q26, Galt & Taggart, 14 August 2026; sales in Tbilisi and Batumi, International Investment citing Colliers, 20 October 2026 (accessed 3 November 2026)
- Flats for sale in Batumi, ss.ge (accessed 27 October 2026); Batumi airport 2026, TAV Airports; inbound tourism 2025, Geostat (accessed 3 November 2026)
- Antalya and Batumi cost of living, Numbeo, user-submitted (accessed 3 November 2026)
Change log
- - Comparison published from Turkish law, Central Bank of the Republic of Turkiye and TÜİK data, Endeksa asking prices, airport and tourism statistics, and Batumi market reports.