What are housing prices like in Ankara right now? (2026)

Authored by the expert who managed and guided the team behind the Turkey Property Pack

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Ahmet Kaymaz 🇹🇷

Attorney at Law

Ahmet Kaymaz, Attorney at Law, provides reliable, personalized legal counsel to foreign clients in Turkey. Based in Antalya, he offers strategic guidance on Turkish investment laws and represents foreign nationals in civil and criminal matters. As a local national, he brings valuable firsthand insight into the legal and real estate landscape, ensuring clients’ interests are handled with expertise and care.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Ankara. If you’d like to learn more about us, you can check our presentation page.

What is the average housing price in Ankara in 2026?

The median housing price in Ankara is often more useful than the average because Ankara has many normal apartments and a smaller number of expensive homes in Çankaya, İncek, Gölbaşı, and other premium areas.

We are writing this as of June 2026, with the latest data collected from official and private-sector sources that we manually double checked.

The estimated median housing price in Ankara in 2026 is about ₺4.35 million, which is around $94,300 or €82,400.

The estimated average housing price in Ankara in 2026 is about ₺4.81 million, which is around $104,400 or €91,200.

For about 80% of residential properties in Ankara in 2026, a realistic price range is roughly ₺2.3 million to ₺9.5 million, or about $49,900 to $206,000, or €43,600 to €180,000.

A realistic entry range in Ankara in 2026 is about ₺1.6 million to ₺3.0 million, or around $34,700 to $65,100, or €30,300 to €56,800, which usually means an older 2+1 or compact 3+1 apartment of about 70 to 100 sqm in Mamak, Sincan, Altındağ, or outer Keçiören.

A typical luxury property range in Ankara in 2026 is about ₺12 million to ₺35 million or more, or around $260,200 to $759,000 or more, or €227,300 to €663,000 or more, which usually means a large 4+1 or 5+1 apartment, a villa-style residence, or a high-spec home in Çankaya, Oran, Çayyolu, İncek, Beytepe, or Gölbaşı.

By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Ankara.

Are Ankara property listing prices close to the actual sale price in 2026?

In Ankara in 2026, we estimate that final sale prices are usually 6% to 9% below listing prices, with a central estimate of about 7%.

This gap is mainly because many sellers leave room for negotiation, while buyers who can pay quickly in cash often ask for a visible discount.

The gap changes the most in older buildings, peripheral districts, and slow-moving listings, while well-located homes in Çankaya or metro-friendly family districts can close closer to the asking price.

What is the price per sq m or per sq ft for properties in Ankara in 2026?

As of June 2026, the estimated median housing price in Ankara is about ₺34,000 per sqm, or $737 per sqm, or €644 per sqm, which equals about ₺3,160 per sqft, or $69 per sqft, or €60 per sqft.

The estimated average housing price in Ankara is about ₺37,600 per sqm, or $815 per sqm, or €712 per sqm, which equals about ₺3,495 per sqft, or $76 per sqft, or €66 per sqft.

The highest price per sqm in Ankara in 2026 is usually found in compact, central, well-located apartments in Çankaya and its premium micro-areas, while the lowest price per sqm is usually found in older or more peripheral apartments because commute times are longer and building-quality perception is weaker.

The highest price per sqm in Ankara is usually found in Çankaya, Kavaklıdere, Çukurambar, Gaziosmanpaşa, Oran, Çayyolu, Söğütözü, and similar areas, with many good properties sitting around ₺50,000 to ₺110,000 per sqm.

The lowest range is more common in Sincan, Mamak, Altındağ, Akyurt, Çubuk, and parts of Keçiören, where many older apartments sit around ₺18,000 to ₺34,000 per sqm.

How have property prices evolved in Ankara?

Compared with one year ago, Ankara property prices in 2026 are up by about 30% to 32% in nominal lira terms.

This looks like a large increase, but May 2026 inflation was also high, so Ankara housing prices were broadly flat or slightly down after inflation.

Compared with two years ago, Ankara property prices are much higher in lira terms because inflation, construction costs, and currency depreciation pushed nominal prices upward.

For buyers, the simple way to read this is that Ankara homes became more expensive in Turkish lira, but not all of that increase represents a real gain in purchasing power.

By the way, we’ve written a blog article detailing the latest updates on property price variations in Turkey.

Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Ankara.

How do prices vary by housing type in Ankara in 2026?

In Ankara in 2026, we estimate that standard apartments in existing buildings make up about 58% of the residential market, new-build apartments and site residences about 18%, large family apartments about 10%, luxury apartments about 6%, villas and detached homes about 5%, and very old renovation-needed units about 3%.

Standard existing apartments in Ankara usually cost about ₺3.6m to ₺5.2m, or $78k to $113k, or €68k to €98k.

New-build apartments and site residences usually cost about ₺5.5m to ₺9.5m, or $119k to $206k, or €104k to €180k.

Large family apartments, especially 4+1 and larger homes, usually cost about ₺7.0m to ₺13.0m, or $152k to $282k, or €133k to €246k.

Luxury apartments and branded residences usually cost about ₺12m to ₺25m, or $260k to $542k, or €227k to €473k.

Villas and detached or semi-detached homes usually cost about ₺15m to ₺45m, or $325k to $976k, or €284k to €852k, mostly in Gölbaşı, İncek, Beytepe, Alacaatlı, and parts of Çayyolu and Yaşamkent.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for an apartment in Ankara?

How do property prices compare between existing and new homes in Ankara in 2026?

In Ankara in 2026, new homes usually cost about 25% to 45% more than comparable existing homes, with a practical central estimate of about 35%.

This premium exists because buyers pay more for newer earthquake-code confidence, parking, security, energy efficiency, social facilities, and because construction costs stayed high in 2026.

How do property prices vary by neighborhood in Ankara in 2026?

Çankaya is Ankara’s main premium district, with large apartments, diplomatic-zone flats, and high-end residences. In June 2026, many homes in Çankaya sit around ₺8m to ₺16m, or about $173k to $347k, or €152k to €303k, because the district has embassies, offices, services, restaurants, and strong upper-income demand.

Çayyolu, Ümitköy, and Yaşamkent are popular with families looking for newer apartments, gated residences, parking, schools, and suburban comfort. In June 2026, typical homes in these areas often sit around ₺7m to ₺14m, or about $152k to $304k, or €133k to €265k.

Gölbaşı and İncek are more focused on villas, large residences, and high-end compounds. In June 2026, many properties in this market sit around ₺12m to ₺35m or more, or about $260k to $759k or more, or €227k to €663k or more, because buyers pay for space, privacy, and newer luxury supply.

You will find a much more detailed analysis by areas in our property pack about Ankara. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:

Area in Ankara	Market profile	Typical price range	Typical price per sqm	Typical price per sqft
Çankaya	Premium / central	₺7.5m to ₺16m $163k to $347k	₺55k to ₺80k $1,193 to $1,735	₺5,110 to ₺7,430 $111 to $161
Gölbaşı	Luxury / villas	₺9m to ₺30m $195k to $651k	₺50k to ₺85k $1,084 to $1,843	₺4,645 to ₺7,897 $101 to $171
Yenimahalle	Family / commute	₺4.5m to ₺8m $98k to $173k	₺35k to ₺50k $759 to $1,084	₺3,252 to ₺4,645 $71 to $101
Etimesgut	Family / newer stock	₺4.0m to ₺7.5m $87k to $163k	₺32k to ₺47k $694 to $1,019	₺2,973 to ₺4,366 $64 to $95
Keçiören	Popular / mid-market	₺3.2m to ₺6.5m $69k to $141k	₺29k to ₺42k $629 to $911	₺2,694 to ₺3,902 $58 to $85
Mamak	Entry / value	₺2.2m to ₺4.8m $48k to $104k	₺23k to ₺34k $499 to $737	₺2,137 to ₺3,159 $46 to $69
Sincan	Entry / commuter	₺2.0m to ₺4.5m $43k to $98k	₺22k to ₺32k $477 to $694	₺2,044 to ₺2,973 $44 to $64
Altındağ	Central value / mixed	₺2.4m to ₺5.5m $52k to $119k	₺25k to ₺38k $542 to $824	₺2,323 to ₺3,531 $50 to $77
Pursaklar	Airport-side / family	₺2.8m to ₺5.5m $61k to $119k	₺27k to ₺38k $586 to $824	₺2,509 to ₺3,531 $54 to $77
Çubuk	Budget / outer	₺1.8m to ₺4.0m $39k to $87k	₺20k to ₺30k $434 to $651	₺1,858 to ₺2,787 $40 to $60
Polatlı	Budget / satellite	₺1.7m to ₺3.8m $37k to $82k	₺18k to ₺28k $390 to $607	₺1,672 to ₺2,602 $36 to $56
Akyurt	Outer / industrial access	₺2.0m to ₺4.2m $43k to $91k	₺22k to ₺32k $477 to $694	₺2,044 to ₺2,973 $44 to $64

How much more do you pay for properties in Ankara when you include renovation work, taxes, and fees?

In Ankara in 2026, a normal resale buyer should usually budget about 6% to 12% above the purchase price, while a new-build or heavily upgraded property can require about 12% to 22% extra.

If you buy a property in Ankara for about $200,000, or around ₺9.22 million, a realistic extra-cost budget is roughly ₺650,000 to ₺1.4 million, or about $14,000 to $30,000.

That means the final all-in cost may land around ₺9.9 million to ₺10.6 million, or about $214,000 to $230,000, depending on negotiation, agency fees, title deed fees, and renovation needs.

If you buy a property in Ankara for about $500,000, or around ₺23.06 million, extra costs can easily reach ₺1.8 million to ₺4.6 million, or about $39,000 to $100,000.

This kind of purchase is often a premium apartment or villa, so the final cost may be higher if the buyer adds furniture, landscaping, kitchen upgrades, or full renovation work.

If you buy a property in Ankara for about $1,000,000, or around ₺46.12 million, extra costs can range from about ₺3.7 million to ₺10.1 million, or about $80,000 to $219,000.

At this budget level, small percentage changes become large cash amounts, so legal checks, declared value, construction quality, and renovation planning matter a lot.

By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Turkey.

Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Ankara

Extra cost	Type	Estimated cost range
Title deed fee	Tax / transfer	Usually 2% to 4% of the price. The official rule is commonly treated as 2% from the buyer and 2% from the seller. In real negotiations, the buyer may sometimes carry more of the total cost.
Agency commission	Transaction fee	Often around 2% to 3% plus VAT, depending on the agreement. Always check whether the quoted price already includes the agent’s commission.
Valuation or appraisal	Due diligence	Usually about ₺10,000 to ₺30,000, or around $220 to $650. This is useful for checking whether the asking price is reasonable.
Notary, translation, and sworn interpreter	Legal / admin	Usually about ₺10,000 to ₺50,000, or around $220 to $1,080. Foreign buyers may need these services more often than local buyers.
DASK earthquake insurance	Insurance	Usually about ₺2,000 to ₺8,000, or around $40 to $170. This is mandatory earthquake insurance for residential properties in Turkey.
Utility subscriptions	Move-in admin	Usually about ₺10,000 to ₺40,000, or around $220 to $870. This can include water, electricity, gas, internet, and building-related deposits.
Light renovation	Renovation	Usually about ₺3,000 to ₺8,000 per sqm, or around $65 to $173 per sqm. This often means paint, small repairs, flooring, and light bathroom or kitchen updates.
Full renovation	Renovation	Usually about ₺10,000 to ₺25,000 per sqm, or around $217 to $542 per sqm. This can include kitchen, bathrooms, electrical work, plumbing, flooring, and built-in storage.
Furniture and appliances	Move-in cost	Usually about ₺300,000 to ₺1.5 million, or around $6,500 to $32,500. The final cost depends heavily on apartment size and furniture quality.

We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What properties can you buy in Ankara in 2026 with different budgets?

With $100,000, or about ₺4.61 million, you can realistically buy an existing 3+1 apartment of 120 to 130 sqm in Keçiören or Etlik, an existing 3+1 apartment of 115 to 125 sqm in Mamak, or a newer 2+1 or compact 3+1 apartment of 90 to 110 sqm in outer Etimesgut or Eryaman.

With $200,000, or about ₺9.22 million, you can look at a newer 3+1 residence of 130 to 150 sqm in Çayyolu or Ümitköy, a large existing 4+1 apartment of 160 to 190 sqm in Oran or Yıldız, or a newer 150 to 180 sqm family apartment in Batıkent or the edge of Çayyolu.

With $300,000, or about ₺13.84 million, you can target a premium 4+1 apartment of 170 to 210 sqm in Çukurambar, a large 200 sqm family apartment in Çayyolu or Yaşamkent, or a smaller villa-style duplex of 180 to 220 sqm on the edge of İncek or Gölbaşı.

With $500,000, or about ₺23.06 million, you can buy a high-end 4+1 or 5+1 residence of 220 to 280 sqm in Oran or Gaziosmanpaşa, a newer 250 to 350 sqm villa in İncek or Gölbaşı, or a large premium apartment of 250 sqm or more in Alacaatlı, Beytepe, or Çayyolu.

With $1,000,000, or about ₺46.12 million, you are in Ankara’s top-tier market, where you can consider a 400 to 600 sqm luxury villa in İncek or Gölbaşı, a very large premium residence in Oran or Gaziosmanpaşa, or a new luxury compound property in Beytepe or Alacaatlı.

With $2,000,000, or about ₺92.24 million, the Ankara market becomes small and very specific, so the realistic options are a large 700 sqm or larger villa in İncek or Gölbaşı, a rare trophy residence in a prime Çankaya micro-location, or a small portfolio of several apartments across Çankaya, Yenimahalle, and Etimesgut.

If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Turkey.

What sources have we used to write this blog article?

Whether it’s in our blog articles or the market analyses included in our property pack about Ankara, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.

We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why we trust it	How we used it
Central Bank of the Republic of Türkiye Residential Property Price Index	It is Turkey’s official central bank index for residential property price movements.	We used it to anchor Ankara’s official housing price trend. We also used it to avoid relying only on listing prices.
CBRT RPPI April 2026 PDF	It is the current official RPPI release available for this June 2026-style article.	We used it for Ankara’s official annual and monthly price change. We also used it to compare nominal and inflation-adjusted movement.
Endeksa Ankara housing index	Endeksa is a major Turkish real estate valuation and market-data platform.	We used it for Ankara average asking-price benchmarks. We also used it for the average size estimate behind the price-per-sqm calculation.
Endeksa Çankaya housing index	It gives district-level data for Ankara’s main premium central district.	We used it to calibrate upper-middle and luxury apartment prices. We also used it to estimate premium price-per-sqm ranges.
Emlakjet Keçiören listings index	Emlakjet is a large Turkish listing marketplace with live district-level asking prices.	We used it to cross-check mid-market Ankara pricing. We treated it as listing data, not as confirmed closed-sale data.
TÜİK House and Commercial Property Sales Statistics April 2026	TÜİK is Turkey’s official statistics agency.	We used it to understand market liquidity and mortgage-backed demand. We also used it to explain why buyers can still have bargaining power.
TÜİK Consumer Price Index May 2026	TÜİK is the official Turkish source for consumer inflation data.	We used CPI to compare Ankara home price growth with inflation. We also used it to explain why nominal price growth does not always mean real price growth.
TÜİK Construction Cost Index March 2026	It is Turkey’s official benchmark for construction cost pressure.	We used it to explain new-build premiums in Ankara. We also used it to frame renovation and replacement-cost estimates.
Turkish Revenue Administration real estate taxation guide	GİB is Turkey’s official tax administration.	We used it for title deed transfer tax rules. We also used it as the base for buyer-side closing-cost estimates.
Exchange-rates.org USD/TRY history	It provides transparent daily exchange-rate history tables.	We used it only for simple currency conversion. We rounded the exchange rate because this article gives practical estimates, not legal valuations.
Exchange-rates.org EUR/TRY history	It gives a practical public reference for euro to Turkish lira conversion history.	We used it to convert Ankara prices into euros. We rounded the results so the figures remain easy to read.
Endeksa Gölbaşı housing index	It gives useful district-level context for one of Ankara’s main villa and luxury areas.	We used it as a reference point for Gölbaşı and İncek-style luxury pricing. We kept ranges broad because villa prices change strongly by land size and build quality.
Endeksa Yenimahalle housing index	It helps compare Ankara’s central premium areas with family and commute-focused districts.	We used it to sense-check the Yenimahalle and Batıkent ranges. We also used it to avoid overstating premium pricing outside Çankaya.
Endeksa Etimesgut housing index	Etimesgut is an important family market with many newer apartment areas.	We used it to frame prices in Eryaman and similar family neighborhoods. We also used it to estimate what $100,000 to $200,000 can buy.