Authored by the expert who managed and guided the team behind the Turkey Property Pack
Everything you need to know before buying real estate is included in our Turkey Property Pack
This article covers everything you need to know about current housing prices in Ankara, Turkey's capital city.
We constantly update this blog post to reflect the latest market data and price trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Ankara.
Insights
- Ankara housing prices rose about 38% in nominal terms over the past year, but after adjusting for Turkey's 31% inflation, real price growth was closer to 5%.
- The price gap between Ankara's cheapest districts (around 17,000 TL per sqm) and premium areas (around 63,000 TL per sqm) means buyers can find homes at vastly different price points within the same city.
- Newer construction in Ankara commands a 10% to 25% premium over older apartments, mainly because of earthquake safety standards and modern amenities like parking and security.
- Most Ankara listings close at 5% to 8% below asking price, so buyers should factor in negotiation room when budgeting.
- Apartments make up roughly 70% of Ankara's housing market, with villas and detached homes representing only about 5% of listings.
- Expats in Ankara tend to concentrate in central Cankaya neighborhoods like Ayranci and Kavaklidere, where prices average around 50,000 to 56,000 TL per sqm.
- A realistic entry point for Ankara property starts around 1.6 million TL (about $37,000), typically for a small older apartment in outer districts like Sincan.
- Buyers should budget an extra 6% to 12% on top of the purchase price for taxes, fees, and potential renovation work.
What is the average housing price in Ankara in 2026?
The median housing price is more useful than the average because it reflects what a typical buyer actually pays, without being skewed by a few very expensive luxury properties.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including Turkey's Central Bank and Endeksa, which we manually verified.
The estimated median housing price in Ankara in 2026 is around 4 million TL (approximately $94,000 or €79,000). The average housing price in Ankara in 2026 is about 4.3 million TL (approximately $102,000 or €86,000).
About 80% of residential properties in Ankara in 2026 fall within a price range of 2.5 million to 7 million TL (roughly $58,000 to $164,000 or €50,000 to €139,000).
A realistic entry range in Ankara in 2026 is 1.6 million to 2.4 million TL ($37,000 to $56,000 or €32,000 to €48,000), which typically gets you an older 1+1 or small 2+1 apartment of 60 to 80 sqm in outer districts like Sincan or Altindag.
Luxury properties in Ankara in 2026 typically range from 15 million to 40 million TL ($351,000 to $936,000 or €298,000 to €795,000), such as large modern apartments in central Cankaya or villa-style homes in Incek with premium finishes and security features.
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, the typical gap between listing price and final sale price is around 5% to 8%, meaning most properties close below the asking price.
This happens because sellers often list with negotiation room built in, especially in a market with many comparable apartments. The gap tends to be larger for older properties in less central locations or during periods of economic uncertainty, while newer homes in premium areas typically sell closer to their asking price.
Don't buy the wrong property, in the wrong area of Ankara
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Ankara in 2026?
As of early 2026, the average housing price in Ankara is about 33,400 TL per sqm ($781 or €664 per sqm), which works out to roughly 3,100 TL per sqft ($73 or €62 per sqft). The estimated median price per sqm in Ankara is slightly lower at around 31,000 TL ($725 or €616 per sqm).
Smaller apartments in prime central locations like Cankaya have the highest price per sqm in Ankara in 2026, mainly because of location premiums and newer building features, while older stock in outer districts has the lowest price per sqm.
The highest prices per sqm in Ankara in 2026 are found in Golbasi (around 63,000 TL per sqm) and Cankaya (around 53,000 TL per sqm). The lowest prices per sqm are in districts like Haymana (around 17,000 TL per sqm) and Gudul (around 19,000 TL per sqm).
How have property prices evolved in Ankara?
Compared to one year ago, Ankara housing prices in 2026 are up about 38% in nominal terms. However, with Turkey's annual inflation running at around 31%, the real (inflation-adjusted) price increase is closer to 5%.
Over a 10-year period, Ankara housing prices have risen dramatically in nominal terms, roughly 1,500% to 3,000%. But when you account for Turkey's high cumulative inflation over the past decade, real price growth has been much more modest, ranging from flat to moderately positive depending on the neighborhood.
By the way, we've written a blog article detailing the latest updates on property price variations in Ankara.
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.
Make a profitable investment in Ankara
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by housing type in Ankara in 2026?
In Ankara in 2026, apartments dominate the market at roughly 70% of listings, followed by larger family apartments (3+1 or 4+1) at about 15%, with duplexes, detached houses, and new-build site projects each making up around 5%.
The average price range by property type in Ankara as of the first half of 2026 is: 1+1 apartments (55 to 70 sqm) cost about 1.8 to 2.4 million TL ($42,000 to $56,000 or €36,000 to €48,000); 2+1 apartments (85 to 110 sqm) cost about 2.8 to 3.7 million TL ($65,000 to $87,000 or €56,000 to €74,000); 3+1 apartments (120 to 160 sqm) cost about 4 to 5.3 million TL ($94,000 to $124,000 or €79,000 to €105,000). Duplexes (160 to 220 sqm) run 5.3 to 7.3 million TL, detached houses 7.5 to 12 million TL, and villas in gated communities can range from 12 to 40 million TL or more.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Ankara in 2026?
In Ankara in 2026, new-build properties typically cost 10% to 25% more than comparable existing homes in the same area.
This premium exists because newer buildings meet stricter earthquake safety standards and offer modern features like quality elevators, secure parking, and better insulation that buyers are willing to pay extra for.
Get to know the market before buying a property in Ankara
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Ankara in 2026?
In Ayranci (central Cankaya), you will find mostly existing apartments in established buildings, with prices ranging from 6 to 9 million TL ($140,000 to $211,000 or €119,000 to €179,000) as of the first half of 2026. This neighborhood is popular with expats and professionals because of its walkable streets, cafes, and proximity to embassies and offices.
In Eryaman (Etimesgut district), you will find many newer-build "site" apartments with shared amenities, priced around 4.7 to 7.1 million TL ($110,000 to $166,000 or €93,000 to €141,000) as of the first half of 2026. Families favor this area because it offers newer construction, parking, and good metro access at lower prices than central Cankaya.
In Incek (Golbasi district), you will find villa-style homes and larger properties, typically ranging from 4.4 to 6.6 million TL for apartments ($103,000 to $154,000 or €87,000 to €131,000) and significantly more for villas. This suburban area attracts buyers looking for more space, gardens, and a quieter lifestyle outside the city center.
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:
| Neighborhood | Profile | Avg Price Range (TL / $) | Avg per sqm (TL / $) | Avg per sqft (TL / $) |
|---|---|---|---|---|
| Cankaya (district) | Central / prestige | 5.4M - 8.1M TL / $126k - $189k | 42,300 - 63,400 TL / $989 - $1,484 | 3,930 - 5,890 TL / $92 - $138 |
| Ayranci | Expat / walkable | 6M - 9M TL / $140k - $211k | 44,500 - 66,800 TL / $1,041 - $1,562 | 4,140 - 6,200 TL / $97 - $145 |
| Kavaklidere | Expat / central | 5.5M - 8.3M TL / $129k - $194k | 40,700 - 61,100 TL / $953 - $1,429 | 3,780 - 5,670 TL / $88 - $133 |
| Yenimahalle | Family / commute | 4.7M - 7.1M TL / $110k - $166k | 33,900 - 50,900 TL / $794 - $1,191 | 3,150 - 4,730 TL / $74 - $111 |
| Etimesgut | Family / newer sites | 4.3M - 6.5M TL / $101k - $152k | 28,000 - 42,000 TL / $655 - $983 | 2,600 - 3,900 TL / $61 - $91 |
| Eryaman | Family / site living | 4.7M - 7.1M TL / $110k - $166k | 37,000 - 55,400 TL / $865 - $1,297 | 3,430 - 5,150 TL / $80 - $121 |
| Golbasi | Premium suburban | 5.6M - 8.3M TL / $131k - $195k | 50,100 - 75,100 TL / $1,171 - $1,757 | 4,650 - 6,980 TL / $109 - $163 |
| Incek | Luxury-leaning | 4.4M - 6.6M TL / $103k - $154k | 52,000 - 78,000 TL / $1,217 - $1,825 | 4,830 - 7,250 TL / $113 - $169 |
| Kecioren | Budget / local | 3.1M - 4.6M TL / $73k - $108k | 23,600 - 35,400 TL / $552 - $828 | 2,190 - 3,290 TL / $51 - $77 |
| Mamak | Budget / value | 2.6M - 3.9M TL / $61k - $91k | 20,800 - 31,300 TL / $488 - $732 | 1,940 - 2,900 TL / $45 - $68 |
| Altindag | Entry / older stock | 2.8M - 4.2M TL / $65k - $98k | 21,500 - 32,300 TL / $503 - $755 | 2,000 - 3,000 TL / $47 - $70 |
| Sincan | Entry / outer | 2.7M - 4.1M TL / $63k - $96k | 21,800 - 32,700 TL / $511 - $766 | 2,030 - 3,040 TL / $47 - $71 |
How much more do you pay for properties in Ankara when you include renovation work, taxes, and fees?
In Ankara in 2026, buyers should budget an additional 6% to 12% on top of the purchase price to cover taxes, fees, and potential renovation work.
For a property around $200,000 (about 8.5 million TL), you would pay roughly $12,000 to $24,000 (510,000 to 1 million TL) extra for title deed taxes, agency fees, earthquake insurance, and basic updates, bringing your total to around $212,000 to $224,000 (9 to 9.5 million TL).
For a property around $500,000 (about 21.4 million TL), expect additional costs of $30,000 to $60,000 (1.3 to 2.6 million TL), which would include transfer taxes, brokerage fees, and moderate renovation or furnishing, putting your all-in cost at roughly $530,000 to $560,000 (22.7 to 24 million TL).
For a property around $1,000,000 (about 42.7 million TL), additional expenses would range from $60,000 to $120,000 (2.6 to 5.1 million TL), covering all transaction costs plus higher-end finishing or upgrades, for a total investment of approximately $1,060,000 to $1,120,000 (45.3 to 47.8 million TL).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Ankara
| Expense | Type | Estimated Cost (TL / $) |
|---|---|---|
| Title deed transfer tax (tapu harci) | Tax | The official rate is 4% of the declared property value, typically split between buyer and seller. In practice, buyers usually budget around 2% of the purchase price. For a 5 million TL property, expect to pay about 100,000 TL ($2,340). |
| Land registry revolving fund fee (doner sermaye) | Fee | This is a fixed administrative fee set by the Land Registry office each year. It typically amounts to a few thousand TL, usually between 2,000 and 5,000 TL ($47 to $117). The exact amount depends on the property type and current tariff. |
| Agency / brokerage fee | Fee | Market practice is up to 4% total, usually split 2% buyer and 2% seller, plus VAT. For a 5 million TL purchase, the buyer's share would be around 100,000 TL ($2,340) plus VAT. Always confirm the fee structure in your brokerage agreement. |
| DASK earthquake insurance | Insurance | This is mandatory for all residential properties in Turkey. The premium depends on property size, location, and building type. For a typical Ankara apartment, expect to pay between 500 and 2,000 TL ($12 to $47) annually. |
| Renovation (paint, kitchen, bathrooms) | Renovation | Costs vary widely based on scope and finish quality. Basic refreshing like paint and minor repairs might cost 150,000 to 300,000 TL ($3,500 to $7,000). A full kitchen and bathroom renovation could run 400,000 to 900,000 TL ($9,400 to $21,000). |
| Furniture and appliances | Renovation | If the property is unfurnished, budget for furniture and appliances. Basic furnishing costs around 150,000 to 400,000 TL ($3,500 to $9,400). Higher-quality furnishing for larger homes can reach 500,000 to 800,000 TL ($11,700 to $18,700). |
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 (about 4.3 million TL) in Ankara in 2026, you could buy a 2+1 apartment of around 95 sqm in Kecioren in an older building, a 2+1 apartment of about 100 sqm in Mamak in decent condition, or a small 3+1 of around 120 sqm in Sincan if you are willing to live farther from the center.
With $200,000 (about 8.5 million TL), you could buy a 3+1 family apartment of around 140 sqm in Yenimahalle, a central 2+1 of about 100 to 110 sqm in Cankaya near Ayranci or Kavaklidere, or a newer-build 3+1 of around 150 sqm in Eryaman with site amenities.
With $300,000 (about 12.8 million TL), you could buy a large 3+1 or 4+1 of around 180 to 220 sqm in Cankaya with better building features, a duplex of about 200 sqm in Eryaman in a newer development, or a small detached home of around 220 to 260 sqm in outer Golbasi.
With $500,000 (about 21.4 million TL), you could buy a high-end duplex of around 240 to 300 sqm in central Cankaya with premium finishes, a villa-style home of about 280 to 350 sqm in Incek with a garden, or a renovated turn-key apartment of around 180 to 220 sqm in Ayranci.
With $1,000,000 (about 42.7 million TL), you could buy a large villa of around 350 to 450 sqm in Incek with security and garden, an ultra-prime apartment of about 250 to 350 sqm in central Cankaya with luxury specifications, or split your budget between two quality apartments in different neighborhoods for diversification.
With $2,000,000 (about 85.5 million TL), you enter a thin market with few listings at this price point in Ankara. Options include a signature villa of 500 to 700 sqm in a premium Incek compound, a top-of-market custom home in the best locations with bespoke finishes, or a portfolio of four to eight quality apartments across central neighborhoods as an investment strategy.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Ankara.
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 It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Turkey (CBRT) RPPI | It is Turkey's official quality-adjusted residential property price index published monthly by the central bank. | We used it to calculate Ankara's year-over-year nominal and real price changes. We also referenced it to understand macro-level price drivers across Turkish cities. |
| CBRT Consumer Price Index (CPI) | It is Turkey's official inflation data sourced from TURKSTAT and published by the central bank. | We used it to inflation-adjust housing price changes and calculate real price growth. We also used it to explain why nominal increases can mask flat real values. |
| Endeksa Ankara Market Data | It is a major Turkish real estate analytics platform providing transparent market snapshots with average prices and ranges. | We used it for current Ankara price levels, average price per sqm, and min-max ranges. We also extracted neighborhood-level data for district comparisons. |
| TKGM Land Registry Fee Tariff | It is the official authority that sets and publishes land registry revolving fund fees in Turkey. | We used it to include accurate land registry fees as a buyer closing cost. We referenced the 2025 tariff schedule to provide realistic cost ranges. |
| DASK Earthquake Insurance | It is Turkey's official compulsory earthquake insurance institution with published tariff schedules. | We used it to confirm DASK as a mandatory closing requirement. We estimated typical premium costs for Ankara apartments based on the tariff structure. |
| Turkish Ministry of Trade | It is the government authority regulating real estate brokerage and trade practices in Turkey. | We used it to understand how brokerage commissions work in practice. We applied typical market splits to estimate buyer-side agency costs. |
| Resmi Gazete (Official Gazette) | It is Turkey's official publication for laws, regulations, and government announcements. | We referenced it for official title deed transfer tax rates. We used current legislation to provide accurate tax guidance for property buyers. |
| Endeksa Ayranci Data | It provides neighborhood-specific price data for one of Ankara's most popular expat areas. | We used it to show price levels in central Cankaya. We compared it with other neighborhoods to illustrate price variation across Ankara. |
| Endeksa Kavaklidere Data | It provides detailed market data for another key central Ankara neighborhood popular with professionals. | We used it to establish pricing in prestige central locations. We included it in our neighborhood comparison table for buyer reference. |
| Endeksa Eryaman Data | It covers one of Ankara's largest newer-development areas popular with families. | We used it to show pricing in family-oriented site-living neighborhoods. We referenced it when discussing the new vs. existing home price gap. |
| Endeksa Incek Data | It provides pricing for Ankara's premium suburban villa market. | We used it to establish luxury price ranges in the Golbasi area. We included it in examples of what buyers can get at higher budgets. |
| Endeksa Golbasi District Data | It provides district-level averages for Ankara's premium suburban district. | We used it to show Golbasi has the highest average price per sqm in Ankara. We included it in our district-to-district price comparisons. |
| TURKSTAT Housing Statistics | It is Turkey's national statistics office providing official demographic and economic data. | We used it as background for understanding housing market composition. We cross-referenced it with Endeksa data to validate market structure estimates. |
| Major Turkish Real Estate Portals | Platforms like Sahibinden and Hepsiemlak represent the largest listing databases in Turkey. | We reviewed listing patterns to estimate the breakdown between property types. We used listing data to validate price ranges across neighborhoods. |
| Local Ankara Real Estate Agents | Working agents have direct knowledge of actual transaction prices and negotiation patterns. | We consulted market professionals to estimate the list-to-close price gap. We validated our renovation cost estimates with current contractor pricing. |
| Currency Exchange Rate Sources | Endeksa displays reference exchange rates alongside price data for international comparison. | We used the displayed rates (USD/TRY 42.74 and EUR/TRY 50.32) for all currency conversions. We kept conversions consistent throughout the article. |
| Turkish Construction Industry Data | Industry reports track building material and labor costs affecting new construction pricing. | We referenced construction trends to explain the new vs. existing home premium. We used it to validate renovation cost estimates. |
| Ankara Municipality Planning Documents | Official city planning data shows development patterns and neighborhood characteristics. | We used it to understand which areas have newer construction. We referenced it when categorizing neighborhoods by profile type. |
| Turkish Banking Sector Reports | Bank reports track mortgage rates and housing finance trends affecting buyer behavior. | We considered financing conditions when analyzing demand patterns. We used it as context for understanding price movements. |
| International Property Comparison Databases | Cross-border property databases help validate price levels against regional benchmarks. | We used them to ensure Ankara prices were reported in proper international context. We validated our dollar and euro conversions against market data. |
| Turkish Real Estate Association Reports | Industry associations publish market analysis and transaction statistics. | We referenced association data to validate market composition estimates. We used their reports to understand buyer demographic patterns. |
| Earthquake and Building Safety Standards | Turkish building codes have been updated significantly after major earthquakes. | We used this context to explain why newer buildings command a premium. We referenced safety standards when discussing buyer preferences. |
| Academic Research on Turkish Housing Markets | University studies provide rigorous analysis of housing market dynamics in Turkish cities. | We referenced research to validate our median vs. average price estimates. We used academic work to support our methodology for price range calculations. |
Get the full checklist for your due diligence in Ankara
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts