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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 property prices rose about 38% in nominal terms over the past year, but after adjusting for Turkey's 31% inflation, real price growth in Ankara was closer to 5% to 7%.
- The price gap between Ankara's cheapest districts (around 17,000 TL per sqm) and premium areas like Oran (around 100,000 TL per sqm) means buyers can find homes at vastly different price points within the same city.
- Ankara recorded the strongest property price growth among Turkey's three largest cities in 2025, outpacing both Istanbul and Izmir in real terms.
- 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.
- The Esenboğa Airport metro project, set to break ground in 2026, is expected to boost property values in northern Ankara neighborhoods along the planned route.
- Rental yields in Ankara range from about 6.5% in premium neighborhoods like Oran to over 8.5% in affordable districts like Gazi Osmanpasa, offering investors a clear trade-off between stability and income.
- Ankara remains Turkey's second most liquid property market, with over 12,700 home sales recorded in November 2025 alone, trailing only Istanbul.
- The Central Bank of Turkey cut its policy rate to 38% in December 2025, signaling potential relief for mortgage affordability in 2026, though rates remain historically high.
What are the current property price trends in Ankara as of 2026?
What is the average house price in Ankara as of 2026?
As of early 2026, the average home price in Ankara is around 4.3 million Turkish lira, which translates to roughly $101,000 or approximately €86,000.
Looking at price per square meter, the average in Ankara sits at about 33,400 TL per sqm, equivalent to around $780 per sqm or €660 per sqm.
The realistic price range that covers roughly 80% of property purchases in Ankara spans from about 2 million TL ($47,000 or €40,000) for smaller apartments in outer districts like Sincan or Mamak, up to around 8 million TL ($187,000 or €159,000) for larger family apartments in well-established neighborhoods like Cankaya or Yenimahalle.
How much have property prices increased in Ankara over the past 12 months?
Property prices in Ankara have increased by approximately 37% to 38% in nominal terms over the past 12 months, according to the Central Bank of Turkey's Residential Property Price Index for November 2025.
Across different property types in Ankara, the range of price increases varies from about 35% for older apartments in central districts to over 45% in high-demand neighborhoods like Incek, where newer villa-style homes and low-rise developments attract premium prices.
The single most significant factor driving this price movement in Ankara has been persistent inflation in Turkey, which stood at around 31% annually in late 2025, combined with high construction costs that rose over 22% year-on-year, creating a strong price floor for new-build properties.
Which neighborhoods have the fastest rising property prices in Ankara as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Ankara are Incek in Golbasi district, Gazi Osmanpasa in Sincan district, and Eryaman in Etimesgut district.
Incek has seen approximately 45% annual price growth, Gazi Osmanpasa recorded around 42% growth, and Eryaman experienced about 37% growth over the past year.
The main demand driver behind these fast-rising neighborhoods is a combination of new housing supply absorption, improved transport links, and strong family-sized apartment demand, with Incek attracting premium buyers seeking villas and low-rise developments, while Eryaman and Gazi Osmanpasa appeal to middle-income families looking for newer site-style complexes with amenities.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Ankara.
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Which property types are increasing faster in value in Ankara as of 2026?
As of early 2026, the ranking of property types by value appreciation in Ankara places newer apartments in managed site complexes at the top, followed by villas and detached houses in limited-supply pockets like Incek, then older central apartments, and finally larger ultra-prime homes in mature districts which have seen slower growth.
The top-performing property type, newer site-style apartments with 2+1 and 3+1 layouts, has appreciated by approximately 38% to 42% annually in Ankara, particularly in western growth corridors like Eryaman and Etimesgut.
The main reason newer site apartments are outperforming other property types in Ankara is that they offer the best combination of liquidity, financing options, earthquake-compliant construction, and modern amenities like parking and security, making them the preferred choice for both self-use buyers and investors.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Ankara as of 2026?
As of early 2026, the top three factors currently driving property prices in Ankara are persistent inflation that keeps nominal prices rising, high construction costs that create a floor for new-build pricing, and strong transaction liquidity that confirms buyer activity in the market.
The factor with the strongest upward pressure on Ankara property prices is construction cost inflation, which rose over 22% year-on-year through October 2025, making it nearly impossible for developers to offer new units below replacement cost and keeping supply-side pricing firm even when demand cools.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Ankara here.
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What is the property price forecast for Ankara in 2026?
How much are property prices expected to increase in Ankara in 2026?
As of early 2026, property prices in Ankara are expected to increase by approximately 30% to 35% in nominal terms over the course of the year, with our central estimate at around 32%.
The realistic range of forecasts from different analysts for Ankara property price growth in 2026 spans from about 25% on the conservative side to around 40% in more optimistic scenarios, depending largely on how quickly inflation declines and whether interest rates continue to ease.
The main assumption underlying most price increase forecasts for Ankara is that Turkish inflation will gradually decline toward the Central Bank's targets while construction costs remain elevated, keeping nominal price growth positive but bringing real (inflation-adjusted) growth closer to flat or modestly positive.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Ankara.
Which neighborhoods will see the highest price growth in Ankara in 2026?
As of early 2026, the top neighborhoods expected to see the highest price growth in Ankara are Eryaman in Etimesgut district, Mamak corridor neighborhoods near the planned Dikimevi-Natoyolu metro line, and Golbasi-Incek for premium demand.
The projected price growth for these top Ankara neighborhoods ranges from about 35% to 45% nominal growth in 2026, with Incek potentially reaching the higher end due to limited supply of villa-style properties and strong high-income buyer interest.
The primary catalyst driving expected growth in these neighborhoods is a combination of infrastructure investment, particularly the Esenboga Airport metro project set to begin construction in 2026 and the ongoing Dikimevi-Natoyolu metro development, along with steady absorption of newer family-oriented housing stock.
One emerging neighborhood in Ankara that could surprise with higher-than-expected growth is the Tuzlucayir-Natoyolu corridor in Mamak, where metro construction progress and spillover redevelopment near future stations may attract buyers ahead of completion.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Ankara.
What property types will appreciate the most in Ankara in 2026?
As of early 2026, the property type expected to appreciate the most in Ankara is mid-sized newer apartments (2+1 and 3+1 layouts) in well-managed site complexes, particularly in western growth corridors.
The projected appreciation for this top-performing property type in Ankara is approximately 35% to 40% nominal growth in 2026, driven by strong family demand and relatively easier financing compared to larger ticket sizes.
The main demand trend driving appreciation for newer site apartments in Ankara is household formation among young families upgrading from older stock, combined with earthquake safety concerns that push buyers toward modern construction compliant with current building codes.
The property type expected to underperform in Ankara in 2026 is very large, ultra-prime homes in mature districts like Oran, because their high ticket sizes (often exceeding 15 million TL) limit the buyer pool when mortgage rates remain elevated and affordability constraints bite harder.
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How will interest rates affect property prices in Ankara in 2026?
As of early 2026, interest rate trends are expected to gradually support Ankara property prices as the Central Bank of Turkey continues its cautious easing cycle, though rates remain high enough to constrain mortgage-financed purchases and keep the market tilted toward cash and wealthy buyers.
The current benchmark policy rate in Turkey is 38% following the December 2025 cut, and mortgage rates for housing loans averaged around 40% to 42% in late 2025, with expectations pointing toward gradual declines to perhaps 30% to 35% by late 2026 if inflation continues to ease.
In Ankara, a 1% change in interest rates typically has a modest short-term impact on prices but a more significant effect on who buys and what they buy, with rate cuts broadening demand toward mid-market apartments and outer districts, while rate hikes concentrate purchases among cash buyers and premium segments.
You can also read our latest update about mortgage and interest rates in Turkey.
What are the biggest risks for property prices in Ankara in 2026?
As of early 2026, the top three biggest risks for property prices in Ankara are an affordability shock if real incomes lag inflation and credit stays expensive, localized supply overhang in certain new-project micro-areas where too many similar units hit the market at once, and potential policy or financing swings that could suddenly shift demand.
The single risk with the highest probability of materializing in Ankara is the affordability squeeze, because even with declining inflation, mortgage rates above 35% continue to price out many middle-income buyers, potentially stalling transaction volumes in mid-market segments if income growth does not keep pace.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Ankara.
Is it a good time to buy a rental property in Ankara in 2026?
As of early 2026, the overall assessment is that it can be a good time to buy a rental property in Ankara if you prioritize yield and liquidity over quick capital gains, focusing on mid-market apartments near universities, hospitals, and transit corridors where tenant demand remains strong.
The strongest argument in favor of buying a rental property now in Ankara is that rental yields remain attractive, ranging from about 6.5% in premium areas to over 8.5% in affordable districts like Gazi Osmanpasa, while rents have been rising faster than inflation in many neighborhoods, offering a genuine income stream.
The strongest argument for waiting before buying a rental property in Ankara is that if interest rates continue to decline through 2026, prices may ease in real terms and financing conditions may improve, potentially allowing buyers to negotiate better deals or access cheaper mortgages later in the year.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Ankara.
You'll also find a dedicated document about this specific question in our pack about real estate in Ankara.
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Where will property prices be in 5 years in Ankara?
What is the 5-year property price forecast for Ankara as of 2026?
As of early 2026, the estimated cumulative property price growth in Ankara over the next 5 years is approximately 150% to 250% in nominal terms, meaning home values could roughly 2.5 to 3.5 times their current levels by the end of 2030.
The range of 5-year forecasts from optimistic to conservative scenarios in Ankara spans from about 10% to 15% cumulative real growth in a conservative scenario (where inflation remains sticky) to around 30% to 35% real growth in an optimistic scenario where Turkey achieves sustained disinflation and economic stability.
The projected average annual appreciation rate over the next 5 years in Ankara is approximately 20% to 28% nominal, though this may translate to only 2% to 6% annually in real (inflation-adjusted) terms depending on the inflation path.
The key assumption most forecasters rely on for their 5-year property price predictions in Ankara is that Turkey will gradually bring inflation under control toward single digits by the late 2020s, allowing real property gains to become more visible while nominal growth moderates from recent highs.
Which areas in Ankara will have the best price growth over the next 5 years?
The top three areas in Ankara expected to have the best price growth over the next 5 years are the Esenboga Airport metro corridor (northern axis neighborhoods between the high-speed train station and the airport), Mamak's eastern axis near the Dikimevi-Natoyolu metro project, and western family corridors like Eryaman in Etimesgut.
The projected 5-year cumulative price growth for these top-performing areas in Ankara ranges from approximately 180% to 280% nominal, with infrastructure-adjacent locations potentially reaching the higher end as projects complete and accessibility improves.
This longer-term forecast differs from the shorter 2026 outlook mainly in emphasizing infrastructure catalysts more heavily, since metro projects typically take several years to complete and their full price impact emerges gradually as stations open and commute patterns shift.
The currently undervalued area in Ankara with the best potential for outperformance over 5 years is the Tuzlucayir-Cengizhan corridor in Mamak, where prices remain relatively affordable today but the planned metro line could significantly improve connectivity and attract new residents seeking more affordable alternatives to central Cankaya.
What property type will give the best return in Ankara over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Ankara is mid-market apartments (2+1 and 3+1 layouts) in strong-demand corridors, because they offer the best combination of rental income, liquidity, and capital appreciation potential.
The projected 5-year total return (appreciation plus rental income) for mid-market apartments in Ankara could reach approximately 200% to 300% nominal, factoring in both price gains and cumulative rental yields of roughly 6% to 7% annually.
The main structural trend favoring mid-market apartments in Ankara over the next 5 years is ongoing household formation among young families, combined with internal migration to the capital for education and government jobs, which sustains steady demand for practical, well-located family housing.
For investors seeking the best balance of return and lower risk over 5 years in Ankara, newer site apartments in established western corridors like Eryaman offer strong liquidity, consistent tenant demand, and modern construction standards, making them easier to rent and resell compared to more volatile premium segments.
How will new infrastructure projects affect property prices in Ankara over 5 years?
The top three major infrastructure projects expected to impact property prices in Ankara over the next 5 years are the Esenboga Airport metro (connecting the high-speed train station to the airport, with construction planned to start in 2026), the Dikimevi-Natoyolu metro line serving Mamak's eastern expansion, and ongoing extensions to the existing metro network that improve cross-city connectivity.
The typical price premium for properties near completed metro stations in Ankara ranges from about 10% to 25% compared to similar properties further from transit, with the strongest premiums concentrated within a 10-minute walk of stations where commute time savings are most tangible.
The specific neighborhoods that will benefit most from these infrastructure developments in Ankara include Kuyubasi and northern Kecioren along the airport metro corridor, Tuzlucayir and Natoyolu in Mamak near the eastern metro line, and Cankaya neighborhoods that gain improved connections to the broader network.
How will population growth and other factors impact property values in Ankara in 5 years?
The projected population growth rate for Ankara is approximately 1.3% to 1.5% annually, which is expected to add roughly 350,000 to 400,000 new residents to the metropolitan area over the next 5 years, sustaining baseline demand for housing even without external investment flows.
The demographic shift that will have the strongest influence on property demand in Ankara is household formation among young professionals and families in their late 20s and 30s, who are upgrading from older stock or leaving shared housing to purchase their first family-sized apartment.
Migration patterns in Ankara are expected to continue favoring internal migration from other Turkish provinces toward the capital for government jobs, university education, and professional opportunities, providing a steady stream of renters and eventual buyers that supports both rental and sales markets.
The property types and areas that will benefit most from these demographic trends in Ankara are mid-sized family apartments in western corridors like Eryaman and Cayyolu where young families cluster, as well as smaller units near universities and central Cankaya that attract students and young professionals seeking rental accommodation.
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 is the 10 year property price outlook in Ankara?
What is the 10-year property price prediction for Ankara as of 2026?
As of early 2026, the estimated cumulative property price growth in Ankara over the next 10 years is approximately 400% to 800% in nominal terms, meaning home values could reach roughly 5 to 9 times their current levels by the end of 2035.
The range of 10-year forecasts from optimistic to conservative scenarios in Ankara spans from about 30% cumulative real growth in a conservative scenario (where inflation normalization takes longer) to around 80% real growth in an optimistic scenario where Turkey successfully anchors inflation near single digits and achieves sustained economic expansion.
The projected average annual appreciation rate over the next 10 years in Ankara is approximately 17% to 24% nominal, which may translate to roughly 3% to 6% annually in real terms as Turkey's inflation backdrop gradually normalizes.
The biggest uncertainty factor in making 10-year property price predictions for Ankara is the inflation path, because the difference between Turkey achieving its single-digit inflation target and inflation remaining elevated at 15% to 20% would dramatically change whether nominal gains translate into meaningful real wealth accumulation.
What long-term economic factors will shape property prices in Ankara?
The top three long-term economic factors that will shape property prices in Ankara over the next decade are inflation credibility and the interest-rate regime, construction cost dynamics that set the new-build price floor, and infrastructure plus zoning decisions that create winners and losers within the city.
The single long-term economic factor that will have the most positive impact on property values in Ankara is successful inflation stabilization, because once buyers trust that their real purchasing power is preserved, confidence returns to the market, mortgage lending expands, and real price appreciation becomes sustainable.
The single long-term economic factor that poses the greatest structural risk to property values in Ankara is a failure to control inflation, because persistent high inflation erodes real returns, discourages long-term investment, and can trigger policy volatility that creates boom-bust cycles in property markets.
You'll also find a much more detailed analysis in our pack about real estate 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/TCMB) | It's Turkey's official central bank and publishes the Residential Property Price Index. | We used it as our official baseline for Ankara's price trends and year-on-year changes. We also referenced it for interest rate policy and inflation outlook. |
| Turkish Statistical Institute (TURKSTAT/TUIK) | It's Turkey's national statistics agency and the primary source for CPI and housing volumes. | We used TURKSTAT for inflation data to convert nominal price growth into real growth. We also used housing sales statistics to assess market liquidity. |
| Endeksa | It's a long-running Turkish real estate analytics platform with neighborhood-level data. | We used Endeksa to translate index trends into price-per-sqm and average home prices that buyers actually shop with. We compared multiple Ankara neighborhoods using their consistent methodology. |
| International Monetary Fund (IMF) | The IMF is a top-tier international organization with comparable macro projections. | We used IMF's 2026 inflation and GDP forecasts as the base case behind our price scenarios. We mapped their macro paths to housing outcomes. |
| OECD Economic Outlook | The OECD provides standardized country surveillance for major economies. | We used it to cross-check growth and financial conditions assumptions behind our forecasts. We treated it as narrative validation. |
| REIDIN | REIDIN is a recognized property index provider with published methodology. | We used it as a private-sector cross-check against CBRT's index direction. We confirmed trend direction without replacing official numbers. |
| Turkey Ministry of Transport & Infrastructure | It's the official ministry with announcements about major transit projects. | We used it to identify infrastructure-led demand corridors like the Esenboga Airport metro. We incorporated it into our 5-year outlook. |
| Ankara Metropolitan Municipality | It's the city's official project page with financing and scope details. | We used it to support neighborhood-level infrastructure impact analysis for the Dikimevi-Natoyolu metro project and other city initiatives. |
| Global Property Guide | It's a respected international property research platform with Turkey coverage. | We used it for comparative context on Turkish housing market trends and regional city comparisons. |
| MacroTrends | It provides historical population data based on UN projections. | We used it for Ankara's population growth rates and metro area estimates to inform demographic demand analysis. |
| World Population Review | It aggregates UN population data with clear city-level breakdowns. | We used it to cross-check Ankara's population estimates and growth trajectory for our 5-year outlook. |
| Trading Economics | It compiles central bank policy rate histories with clear timelines. | We used it to track CBRT interest rate movements and validate policy rate announcements. |
| Statista | It aggregates official data into accessible statistics and charts. | We used it for historical mortgage rate data in Turkey to inform our interest rate impact analysis. |
| Property Turkey | It's a long-established Turkish property portal with market commentary. | We used it for additional market outlook context and to validate sentiment around interest rate expectations. |
| CEIC Data | It aggregates official statistics from TURKSTAT with historical time series. | We used it to access TURKSTAT population projections for Ankara in a standardized format. |
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If you want to go deeper, you can read the following: