Mersin? And where is it? 2-3 years ago, many foreigners who now own housing in Mersin or come here to stay had no idea about such a seaside Turkish city; However, now it has become not only famous, but also fashionable – a rare Russian-speaking travel blogger has not yet visited here, and real estate investment advisers are generally a dime a dozen; We understand, what are the pros and cons of the region as a whole and its main districts in particular?
“A star is born!”
When we say Mersin, do we mean the city or the province of the same name? In our context, it would be more correct to consider the province as a whole (ile), since the interests of foreigners in the region have spread not only to areas within the metropolis (Teje is considered to be marginal), but also to suburban areas related to Erdemli, such as Cheshmeli, Tomyuk, Arpachbakhshish, and very remote ones, closer to Silifka and Anamur.
The pioneers among Russians in this part of the Mediterranean coast of Turkey were employees of the Rosatom subsidiary, who are engaged in the construction of the Akkuyu nuclear power plant in the Gulnar area, 150 km west of the center of Mersin. Nuclear families live mainly in Tashuju, near Silifke. A Russian-speaking community has developed here over the years, Russian cuisine cafes and interest clubs have opened.
Gradually, fans of Antalya learned about the large non-tourist city with a magnificent endless promenade and the picturesque beaches of the province, and this became a real discovery. The most resourceful quickly realized that housing prices were obscenely low – in the region of $ 30,000, you could buy a nice spacious one-bedroom apartment by the sea. Foreign-oriented real estate agencies came to Mersin, and it started spinning!
The city has never been an international resort. In principle, it is a resort only in the second or even third stage, since, first of all, it is an industrial center and a port. There are no hotels of the same level as in Antalya and Alanya. Turks themselves, from other regions of the country, prefer to relax in the region. Many of them have their own apartments here in residential complexes with swimming pools – the so-called cites.
Gradually, foreigners also began to acquire apartments by the sea in Mersin. Many decided to move to a convenient metropolis, taking advantage of the fact that at that time it was easy to get a residence permit. Thus, the province came in third place in terms of the number of transactions with non-residents after Istanbul and Antalya, and has been holding its position for more than two years. A Russian–speaking district, an analogue of Mahmutlar in Alanya, Teja, was formed quite quickly.
Demand from both locals and visitors has inspired developers. Territories near the sea are being actively built up. More and more new houses are being built in place of farmland.
Turkey’s real estate market today
The boom of 2021-2022, when housing prices were rising by leaps and bounds, calmed down in 2023 and was replaced by stagnation. Foreign demand weakened due to the fact that the authorities at the end of last year raised the threshold for obtaining a residence permit based on home ownership from 75,000 to a little real 200,000 dollars, practically stopped providing a tourist residence permit for rent (from May 2024 they issue it again) and, on top of everything, actually made it illegal to rent apartments for short-term rent. In addition, the cost of living in the country has become quite high, and has turned from an advantage into a disadvantage.
All these factors have become painful for the market. Sales to foreigners decreased by almost 50% compared to 2023. Many developers found themselves in a difficult situation, especially in foreign-oriented resort regions, primarily in Alanya. In Mersin, developers are doing more stable, as they relied not only on external, but also on domestic demand. Housing is cheaper here, and the Turks themselves can afford it. Let’s make a reservation, after the earthquake, the delay in construction for several months became almost the norm in Turkey. Nevertheless, the facilities are being built and rented out.
By the way, the price correction has already occurred in fact. Owners who bought their apartments very cheaply at the beginning of the growth cycle, put them up at a good discount, up to 20%. So, a new furnished 2-bedroom apartment can now be purchased at the price at which 1+1 was sold a year and a half ago, for 65 000 – 70 000 dollars. The 1-bedroom apartment from the owner is inferior for 50 000 – 55 000 . Developers are usually not so willing to lower prices, but they also have great last-minute deals. If the client arrives with money and is ready to pay in cash, in some cases, you can bargain for a discount of more than 20%.
The demand for long-term rentals among foreigners has decreased. A 1–bedroom apartment in Teja or Arpachbakhshish can be rented for 350-400 dollars per month plus utilities, in Soli – for 400-500 dollars, in Yenisehir – from 350 dollars.
What is Mersin’s charm?
Real estate prices. They are significantly lower than in Alanya or, especially, Antalya. At the same time, the lion’s share of offers in Mersin are in complexes no further than 500 meters from the sea, especially if we are talking about resort suburban areas. In Alanya, residential buildings are mostly already behind the D400 highway, and there are mainly options for sale at a distance of a kilometer and a half from the beach.
A large province with a population of 1.8 million people, stretching from east to west from the town of Tarsus (once the capital of ancient Cilicia) to Anamura. 321 km of coastline!
The beach season is from April to November. The region has very hot summers and warm rainy winters, in January-February the daytime temperature stays around +20 °C, but at night it can drop to +10 °C. Humidity is moderate at the height of the bathing season, it is not difficult to dry the laundry on the balcony.
The port of Mersin, the second largest in the country, receives dozens of ships daily.
You can get a quality education in the province. The academic buildings and the campus of Mersin State University occupy a vast enclosed area. There is another public university – the University of Tarsus, and a private one – the University of Toros.
There are several large public hospitals:City Hospital, Mersin University Research and Applied Hospital, Erdemli State Hospital, as well as private ones: Medical Park, City Hospital, Yenisehir Private Hospital and others.
Shoppers will not be disappointed. Large shopping malls with international and local brands: Forum Mersin Mall, Sayapark, Soli Center.
There is always something to do in the center. Mersin residents are proud of their perfectly manicured long embankment. Here you can ride a bike, rent it, play basketball, volleyball, and tennis, and a library where you can work quietly for a couple of hours.
The city has an opera house, several museums, for example, an archaeological one, which contains evidence of the most interesting history of this region, dating back more than 3 thousand years. The Hittites, the Persians of the Achmenid dynasty, the Greeks of the Seleucid dynasty, and the Romans owned these lands. For almost 700 years, until 1080, Cilicia was a Byzantine province, then for almost 300 years, until 1375, the Armenian kingdom flourished here. Then, for some time, the Egyptian Mamluks seized the region, and since the 15th century, the Ottomans began to rule Cilicia. Some toponyms have remained virtually unchanged since ancient times. For example, Tarsus, the city where the Apostle Paul was born, was Tarsus, Silifke was called Seleucia by the Greeks in the 4th-3rd century BC. Mersin has not retained its historical name – Zephyrion.
The province pleases the tourist with its sights both historical (for example, the fortress of Kyzkalesi, the ruins of Kanla Divan near the breathtaking canyon, the amphitheater of Elausse-Sibaste) and natural (the cave of Heaven and Hell, the cave of Asthma). If desired, you can go to neighboring Cappadocia, famous for the daily balloon parade. The journey takes 4.5 hours from Mersin. Kayseri Ski Resort is about a 3.5-hour drive from Mersin. The ferry crossing from Tashuju to Northern Cyprus takes 6 hours.
The region is agricultural. Grapes, pomegranates, citrus fruits, peaches, cherries, tomatoes, avocados are grown on the plains between the Taurus Mountains and the sea. There are plenty of fruits and vegetables in the local markets, and they are cheaper than anywhere else in Turkey.
The province is included in the yellow zone for seismic safety. There are no destructive earthquakes here, although tremors can be felt.
The construction of the Chukurov International Airport, which will become the second largest in Turkey, is being completed. Now the nearest havalimani is in Adana, the road to it takes about an hour. The way to the new air harbor will be twice as fast. The opening, which has already been postponed several times, is scheduled for August 2024.
Convenient highways, and public transport is developed. Buses and dolmushi minibuses run along the D400 highway, which connects all coastal areas. It is rare when you have to wait more than 5 minutes for a dolmusha. They can pick up passengers anywhere along the road, not just at the bus stop.
What repels Mersin?
Plastic in the sea. Unfortunately, there is such a problem, and so far the city authorities have not solved it in any way. Ships entering the port periodically dump household garbage into the water. You can visit Mersin several times and not find this outrage, or you can get to the period of bottles, cups and other things floating in the water. Note that suburban areas are far from the port, and this trouble will pass them by. In Tomyuk, Arpachbakhshish, Erdemli, the water is clean! There are especially good beaches west of Erdemli: Kyzkalesi, Ayash, Susanoglu, Akiyar, Yaprakly-Koi, Narlikuyu. There is no doubt that sooner or later the municipality will find a way to combat pollution.
None of the locals speak Russian or English. Mersin is not Antalya or Alanya, people here do not know foreign languages. But, on the other hand, this is compensated by friendliness, a very great desire to communicate and help in any situation! If you plan to visit Mersin, you should learn a few phrases in Turkish. At least remember the answer to the greeting hoş geldiniz! (“hosh geldeniz”, that is, “welcome!”) In the words of hoş bulduk! (“hosh bulduk”, which means that you are happy).
A measured rhythm. Many foreigners cannot get used to the fact that the locals are not very obliging and not very efficient. If it annoys you, have some tea! Turks drink tea all the time – before work, after it, and sometimes instead. Take it for granted – you are in Turkey!
Sloppy driving style. Of course, this is not Bali, Nepal or Egypt, but there is some randomness in the actions of drivers. There is no tradition of letting pedestrians pass here at all. Just be vigilant! Take it for granted – you are in Turkey! From local features: dolmusha can easily stop at a gas station with passengers, or at some point the driver suddenly stops, jumps out and will sort things out with the driver of another minibus for five minutes. This is Turkey!
Districts of Mersin Province
Turkey has a peculiar administrative division. For example, Erdemli or Tarsus are both cities and districts of Mersin province, along with the districts themselves (ilche), such as Yenisehir or Mezitli. Within Ilche, the mahalla microdistricts stand out. For example, Soli and Tej Mahalla of the Mezitli district.
Tarsus
Everyone arriving in Mersin by air passes this quiet town on the way from Adana airport. Only a small part of Tarsus faces the sea.
The capital of ancient Cilicia preserves many relics and monuments: Cleopatra’s Gate, St. Paul’s Well, St. Paul’s Church of the 12th century.
There is a university in Tarsus.
This part of the province is closest to the new Chukurov airport.
Foreigners practically do not consider Tarsus for buying a home.
Akdeniz
In the old center of Mersin there is a railway station, a seaport, logistics companies, industrial enterprises engaged in oil refining, glass production, cement.
There are many offices and administrative buildings in Akdeniz (translated as “the white sea”, as the Turks call the Mediterranean): the tax department, the immigration department (gech), the court.
The area is densely built up with old houses that are 20-30 years old or more. The infrastructure here has been formed for a long time: schools, public hospitals, various shops. There are many car service stations.
One of the attractions is the large park named after Ataturk.
There are no beaches in this area.
Akdeniz rarely falls into the zone of interest of foreigners, especially since many neighborhoods in it are closed for obtaining a residence permit. However, some choose Akdeniz because of its cheapness. A spacious 2-bedroom apartment in a 2017 house can be bought for 30,000 euros.
Yenisehir
The central district of Mersin, considered elite. The famous 7-kilometer embankment is located here. It looks especially impressive when shooting from a drone.
The point of attraction of Yenisehir is the marina for yachts. Next to the harbor there is a shopping center featuring luxury brands, a small square for street concerts, expensive restaurants overlooking the sea.
Mersin’s largest shopping center, the Forum Mersin Mall, is also in the area.
Mersin University, Toros University, stadium, numerous schools, clinics, shops – everything for a diverse and comfortable urban life.
The area is gasified.
Almost all mahallas are open for obtaining a residence permit.
Minus: in this area, as in Akdeniz, there are no suitable places for swimming. The nearest beach is in Soli.
Toroslar
It has no access to the sea, but it is well developed in terms of infrastructure. There are many shops, markets, bakeries, cafes, restaurants. The largest highways of the city pass through Toroslar.
The area is gasified.
It is open for obtaining a residence permit.
Toroslar is often chosen for permanent residence, especially since real estate prices in it are low. A 2-bedroom apartment in a non-residential building will cost 30,000 euros.
Mesitli: Soli and Teje
We move further west along the coast.
Mezitli is an actively built–up modern area, which includes such popular neighborhoods among foreigners as Soli and Teje.
Salts
The name of this area has hardly changed since ancient times, as have the names of Tarsus or Anamura. Two thousand years ago, the prosperous city of Sola stood here. Its ruins are still preserved.
The area is well developed in terms of infrastructure for living. There is a large shopping center Soli Center, clinics, schools, banks.
There is an excellent sandy municipal beach in Soli.
It is gasified. Please note that gas can only be connected if you have a residence permit. If he is not there, then you will have to use someone’s mediation.
It is open for obtaining a residence permit.
In this area, you can find a nice renovated apartment in an old green sieve right by the sea or find apartments in a new building a kilometer from the shore. In the first case, the cost of 2 + 1 is about 90,000 euros, in the second, the price of 1 + 1 is about 50,000 euros.
Teje
A nice new neighborhood, the most popular among Russian-speaking home buyers. There are many shops, cafes, and restaurants here. There are establishments of Russian cuisine, beauty salons opened by visitors.
Minus: not the entire coastline is suitable for entering the water and swimming, in some places there are areas with slabs and boulders.
It is gasified. Please note that gas can only be connected if you have a residence permit. If he is not there, then you will have to use someone’s mediation.
It is open for obtaining a residence permit.
There are a lot of real estate offers, both in complexes already inhabited, and in completely new ones, but already completely ready for settlement. The prices are more than attractive. 1+1 can be found at a discount for 45,000 – 50,000 euros, 2+1 – for 65,000- 70,000 euros.
The area is suitable for both living and recreation, but is somewhat inferior to Salt.
Erdemli: Cheshmeli, Tomyuk, Arpachbakhshish, the city of Erdemli, Ayash, Kyzylesi
The following mahallas, moving westward, already belong to ilche Erdemli.
Cheshmeli
Cheshmeli is a green area by the sea. Both locals and foreigners buy resort accommodation in it. There are a lot of big old screens, new complexes are being built.
Infrastructure: minimarkets, shops, cafes, bakeries.
There are a couple of disadvantages. The D400 highway in this place runs slightly away from the coast, so it takes longer to get to transport stops than in other areas. In addition, as in Teja, not all the coast is equally suitable for swimming.
Partially gasified.
It is open for obtaining a residence permit.
Tomyuk and Arpachbakhshish
These are two different mahallas, but the boundary between them is conditional, one flows into the other. Besides, they are similar in atmosphere.
Tomyuk and Arpachbakhshish are quiet and cozy resort areas consisting of old and new, large and compact villages. Russian speech is everywhere in shops and on beaches.
There are no large shopping centers inside the districts, but they are available nearby on the highway, for example, the hypermarkets Migross MM and Grocery. There are many minimarkets near the residential development: Migros jet, Şok, A101, BIM, Carrefour, as well as small shops selling furniture and household goods. The market with vegetables and fruits opens in the evenings right on the embankment.
You will not find expensive establishments here, but there are modest cozy family restaurants, as well as small traditional bakeries, where locals (and foreigners) flock in the morning for pide and Semites.
Both Tomyuk and Arpach have schools and clinics. If you wish and have a residence permit, it is quite possible to live in these areas permanently, but they are more suitable for seasonal recreation.
Conveniently, Erdemli, a lively city with lots of shops, restaurants, and markets, is just a 10–minute drive away.
The beaches in Tomyuk and Arpach are good, sandy and pebbly. It is not surprising that screens with positioning in the elite segment are appearing off the coast. Perhaps they will tighten up the rest of the infrastructure.
The districts are not gasified, but they will be in the future. All houses are rented with gas supply equipment. Gasification in nearby Erdemli is already underway.
A ready-made 1–bedroom apartment can now be found at a discount for 50,000 -55,000 euros, with 2 bedrooms – from 65,000 -70,000 euros.
Erdemli
The city of Erdemli, which is home to about 150,000 people, boasts good beaches and a 3-kilometer picturesque promenade.
Along the central boulevard (highway D400) and on the nearby streets there are many shops, restaurants, cafes, bank branches, pharmacies. Turkish and international brands of clothing, shoes, accessories, and tableware are represented in the large Novacity shopping center. There is a large Sarrefour and dozens of minimarkets. A market is open several times a week, where a variety of fruits, vegetables and freshly caught fish are brought.
The social infrastructure of the city: several public and many private kindergartens, municipal and private schools, colleges, polyclinics, a public hospital and several private ones.
The distance between the center of Mersin and the center of Erdemli is 37 km.
The city has already begun to be gasified.
It is open for obtaining a residence permit.
Among the disadvantages: quite dense buildings in the most popular locations.
1+1 apartments in projects under construction start at $37,000. The finished apartments will cost around $ 55,000.
Ayash
The town of Ayash, 50 km from Mersin, is famous for its beach, citrus plantations and panoramas, which can illustrate both a travel website and a textbook on the history of the ancient world.
In ancient times, the Roman city of Eleussa lay on the hills of Ayasha, which in the 1st century AD became the residence of the king of Cappadocia Archelaus and was renamed Eleussa-Sebaste. The golden age of the city began when the Roman emperor Vespasian freed Cilicia from pirates in 74. By the end of the 3rd century, the importance of Eleussa-Sebaste began to weaken, largely due to the fact that it was eclipsed by neighboring Korikos (now Kyzkalesi).
Roman and Byzantine structures in the form of ruins have survived to the present day. You can climb the steps of the amphitheater, admire the ceramic mosaics in the temple and on the floor of what was a bathhouse a couple of thousand years ago. History is ubiquitous in the Ayasha area. The remains of buildings and burials are found even on the plots of local residents.
There are large multi-storey hotels along the coast of Ayasha. Then the residential development begins.
It is not gasified.
It is open for obtaining a residence permit.
Apartment 1+1 in a new building is now worth around 50,000 euros. There are more expensive offers in rich sieves, there are excellent view apartments. A villa in a chamber village on a hill with panoramic sea views can be purchased for $350,000.
Kyzkalesi
A rare tourist coming to Mersin bypasses the village, named after the medieval fortress Kyz-Kalesi (“maiden castle”) located on an island a couple of hundred meters from the shore. Once the bastion of Korikos on the mainland side and the castle on the island were connected by a causeway.
Korikos was a part of the Armenian kingdom for a long time and is famous for being the only one of the coastal cities that did not surrender to the Mamluks for 70 years, remaining Armenian.
There is an excellent beach in Kyzylesi, famous in Mersin. Hotels have been built on the first line.
The area is not gasified.
It is closed for obtaining a residence permit.
In Kyzylesi, there are both apartments by the sea and view villas on a hill for sale.
Silifke and Tashuju
We drive another half hour along the D400 west of Kyzylesi and stop in Silifka, a city with its rich history and attractions, the main of which is the fortress of the Byzantine period.
Seleucia was founded in the 3rd century BC by Alexander the Great’s commander Seleucus, the first representative of the Seleucid dynasty.
It is noteworthy that the elderly Frederick I Barbarossa, one of the leaders of the Third Crusade, drowned in the river near Silifke in 1190.
Silifke is considered the capital of strawberries in the region. Lemons, oranges, apricots, pistachios – everything is local, and therefore fresh and delicious!
Silifke itself lies off the coast. 8 km away, directly by the sea, there is a small village and the port of Tashuju. It was here that the Russian builders of the Akkuyu NPP and their families settled.
Tashik, as it is often called in Russian-language telegram channels, has a wide embankment, and an excellent sandy beach nearby. There are several pleasure “pirate” yachts along the coast, as in Alanya and Antalya.
Social and transport infrastructure, shops, cafes, restaurants – everything is there.
It is not gasified.
It is open for obtaining a residence permit.
Apartment 1+1 in a new complex is located in the area 60 000-65 000, 2+1 – 95 000 euros.
The disadvantage of the area is that it is far from airports. It is about 200 km from Gazipasi Airport and about 150 km from Chukurova.
Anamur
The city on the western border of the province, about halfway between Mersin and Antalya, is considered the southernmost point of Turkey.
Anamur is surrounded by mountains and the sea. The way to it from Alanya lies along a breathtaking serpentine.
In the vicinity of the city, right on the shore, stands a well–preserved medieval fortress – Mamure, rebuilt in the Armenian era from the Roman one, and then once again transformed to suit their needs by the Seljuks. On the outskirts of the city you can see the ruins of ancient Anemuria.
Anamur is a quiet, provincial town with an old, mostly low–rise building and basic basic infrastructure. There are also new small residential complexes.
The multi–kilometer coastline of Anamura is magnificent in terms of quality beaches.
Hotels are located by the sea, there are cafes, restaurants, shops.
Minus: far from airports. It is about 80 km from Gazipasi Airport and 270 km from Chukurova.
Turks themselves come to Anamur to rest. There are also foreigners, mostly from Germany.
Anamur is not the most obvious choice for a foreign buyer of real estate due to its remoteness and provinciality, however, there are those who prefer this particular area of Mersin province.
Thank you for your help in preparing the material:
Ksenia Baldzhi, Executive Director, and Adil Mammadova, Sales Manager of Liga Real Estate
Sergey Volchenkov, Director of Development at Tolerance-Homes
Photo: the author, Depositphotos.com
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