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 guide covers the current housing prices in Turkey, with data we keep updated regularly.
You will find median prices, price per square meter, neighborhood breakdowns, and what you can actually buy at different budget levels.
We also explain how prices have changed over the past year and what drives them.
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 Turkey.
Insights
- Turkey housing prices rose about 30% in nominal terms over the past year, but when you adjust for inflation, real price growth is close to zero.
- The gap between listing prices and actual sale prices in Turkey averages around 8%, meaning buyers typically negotiate significant discounts.
- Istanbul property prices vary dramatically by district, from roughly 27,000 TRY per square meter in budget areas to over 150,000 TRY in prime neighborhoods.
- New construction in Turkey costs about 15% more than comparable existing homes, mainly because of earthquake-compliant building standards and modern amenities.
- The median home price in Turkey sits around 4 million TRY (about $94,000), which is lower than the average because luxury properties in Istanbul skew the numbers up.
- In premium Istanbul districts like Besiktas and Kadikoy, expect to pay 80,000 to 200,000 TRY per square meter, while budget districts like Esenyurt stay below 35,000 TRY.
- Over the past decade, Turkey housing prices increased roughly 1,800% in nominal terms, but only about 70% in real terms after adjusting for the country's high inflation.
What is the average housing price in Turkey in 2026?
The median housing price is more useful than the average in Turkey because a small number of expensive properties in Istanbul's prime districts pulls the average up, making it less representative of what most buyers actually pay.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including the Central Bank of Turkey and Endeksa, which we manually verified.
The median home price in Turkey in 2026 is approximately 4 million TRY (about $94,000 or 79,000 euros). The average home price in Turkey in 2026 is higher at around 4.75 million TRY (about $111,000 or 94,000 euros).
In Turkey in 2026, about 80% of residential properties on the market fall within a price range of 2.5 million to 7 million TRY (roughly $59,000 to $164,000).
A realistic entry-level price range in Turkey in 2026 is 2 million to 3 million TRY ($47,000 to $70,000 or 40,000 to 60,000 euros), which typically gets you an existing 2+1 apartment of 75 to 95 square meters in areas like Esenyurt in Istanbul.
Luxury properties in Turkey in 2026 typically range from 20 million to 60 million TRY ($468,000 to $1.4 million or 397,000 to 1.2 million euros), such as a renovated 3+1 or 4+1 apartment of 160 to 220 square meters in prime Istanbul neighborhoods like Etiler in Besiktas.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Turkey.
Are Turkey property listing prices close to the actual sale price in 2026?
In Turkey in 2026, closed sale prices average about 8% below the initial listing price.
This gap exists because negotiation is culturally expected in Turkish real estate, so sellers typically set asking prices higher to leave room for bargaining. The difference tends to be larger during periods of high inflation and currency volatility, when sellers anchor prices high as a hedge while buyers push back based on financing constraints.
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What is the price per sq m or per sq ft for properties in Turkey in 2026?
As of early 2026, the median housing price per square meter in Turkey is approximately 33,000 TRY ($772 or 655 euros), while the average is around 38,000 TRY per square meter ($890 or 755 euros). Per square foot, the median is about 3,066 TRY ($72 or 61 euros) and the average is around 3,530 TRY ($83 or 70 euros).
In Turkey in 2026, the highest prices per square meter are found in prime central neighborhoods with land scarcity and amenities like Bosphorus views, while the lowest prices are in outer districts with longer commutes and older building stock.
In Turkey in 2026, the highest prices per square meter are in Istanbul's Besiktas district (90,000 to 200,000+ TRY per square meter) and Sariyer's premium pockets (75,000 to 160,000 TRY), while the lowest are in Esenyurt and Esenler (25,000 to 37,000 TRY per square meter).
How have property prices evolved in Turkey?
Compared to one year ago (January 2025), Turkey housing prices have increased about 30% in nominal terms, but real price growth is close to zero when adjusted for the country's roughly 31% inflation rate. This means Turkish home values have essentially kept pace with inflation but haven't gained much in actual purchasing power.
Over the past ten years (2016 to 2026), Turkey housing prices have risen approximately 1,800% in nominal Turkish lira terms, which sounds dramatic but translates to only about 70% in real terms after adjusting for cumulative inflation. The main drivers were the long-term currency depreciation and urban demand outpacing supply in major cities.
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 Turkey.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Turkey in 2026?
In Turkey in 2026, about 75% of the market consists of standard apartments (mid-rise and high-rise), 12% are gated-site residence-style apartments, 8% are detached or semi-detached houses, 3% are villas, and 2% are low-rise boutique or historic buildings, reflecting that Turkish cities are heavily apartment-dominant.
Average prices by property type in Turkey as of the first half of 2026: standard apartments cost around 4.3 million TRY ($101,000 or 85,000 euros), gated-site apartments around 6.8 million TRY ($159,000 or 135,000 euros), townhouses or duplexes around 8.5 million TRY ($199,000 or 169,000 euros), detached houses around 9.5 million TRY ($222,000 or 189,000 euros), non-prime villas around 14 million TRY ($328,000 or 278,000 euros), and prime luxury villas start at 40 million TRY ($936,000 or 795,000 euros) and go much higher.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Turkey in 2026?
In Turkey in 2026, new construction typically costs about 15% more than comparable existing homes in the same area.
This premium exists because newer buildings must meet stricter earthquake safety codes, and they usually include modern amenities like parking, security systems, and better insulation that older stock lacks.
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How do property prices vary by neighborhood in Turkey in 2026?
In Besiktas (including Etiler and Levent), you find high-end apartments and renovated properties ranging from 12 million to over 40 million TRY ($281,000 to $936,000+). This area commands premium prices because of its central location, proximity to international schools, and prestige among executives and international buyers.
In Kadikoy on the Asian side, prices range from 10 million to 25 million TRY ($234,000 to $585,000) for quality apartments and renovated homes. This neighborhood attracts buyers willing to pay more for its vibrant street life, walkability, and strong local community feel.
In Esenyurt, one of Istanbul's most affordable districts, prices range from 2 million to 4.5 million TRY ($47,000 to $105,000) for existing apartments. Prices stay low because of the long commute to central business areas and the prevalence of older mid-rise building stock.
You will find a much more detailed analysis by areas in our property pack about Turkey. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (TRY / $) | Avg per sqm (TRY / $) | Avg per sqft (TRY / $) |
|---|---|---|---|---|
| Esenyurt | Budget / Value | 2M - 4.5M TRY ($47k - $105k) | 25k - 35k TRY ($585 - $819) | 2.3k - 3.3k TRY ($54 - $77) |
| Esenler | Budget / Commute | 2.2M - 4.8M TRY ($52k - $112k) | 27k - 37k TRY ($632 - $866) | 2.5k - 3.4k TRY ($59 - $81) |
| Fatih | Central / Historic | 3M - 7M TRY ($70k - $164k) | 35k - 55k TRY ($819 - $1,287) | 3.3k - 5.1k TRY ($77 - $120) |
| Beyoglu | Central / Lifestyle | 3.5M - 9M TRY ($82k - $211k) | 40k - 70k TRY ($936 - $1,638) | 3.7k - 6.5k TRY ($86 - $153) |
| Bahcelievler | Family / Mid-market | 3M - 7.5M TRY ($70k - $176k) | 38k - 58k TRY ($890 - $1,358) | 3.5k - 5.4k TRY ($82 - $126) |
| Zeytinburnu | Commute / Sea Access | 3.2M - 8M TRY ($75k - $187k) | 40k - 65k TRY ($936 - $1,521) | 3.7k - 6k TRY ($86 - $141) |
| Uskudar | Family / Bosphorus Side | 4.5M - 12M TRY ($105k - $281k) | 50k - 80k TRY ($1,170 - $1,872) | 4.6k - 7.4k TRY ($108 - $174) |
| Atasehir | Business / Newer Stock | 5M - 13M TRY ($117k - $304k) | 55k - 85k TRY ($1,287 - $1,989) | 5.1k - 7.9k TRY ($120 - $185) |
| Sisli | CBD / Lifestyle | 5M - 14M TRY ($117k - $328k) | 55k - 95k TRY ($1,287 - $2,224) | 5.1k - 8.8k TRY ($120 - $207) |
| Kadikoy | Premium / Lifestyle | 10M - 25M TRY ($234k - $585k) | 80k - 140k TRY ($1,872 - $3,277) | 7.4k - 13k TRY ($174 - $305) |
| Sariyer | Premium / Low Supply | 9M - 28M TRY ($211k - $655k) | 75k - 160k TRY ($1,755 - $3,745) | 7k - 14.9k TRY ($163 - $350) |
| Besiktas | Prime / Prestige | 12M - 40M+ TRY ($281k - $936k+) | 90k - 200k+ TRY ($2,106 - $4,681+) | 8.4k - 18.6k+ TRY ($196 - $435+) |
How much more do you pay for properties in Turkey when you include renovation work, taxes, and fees?
In Turkey in 2026, you should plan for an additional 8% to 15% on top of the purchase price to cover taxes, fees, and potential renovation costs.
If you buy a property around $200,000 (about 8.5 million TRY) in Turkey, expect to pay roughly 850,000 TRY to 1.3 million TRY ($20,000 to $30,000) extra for title deed fees, agent commission, and minor updates. This brings your total cost to approximately 9.4 to 9.8 million TRY ($220,000 to $230,000).
For a $500,000 property (about 21.4 million TRY) in Turkey, additional costs typically range from 1.7 million to 2.6 million TRY ($40,000 to $60,000), bringing your total to around 23 to 24 million TRY ($540,000 to $560,000).
For a $1,000,000 property (about 42.7 million TRY) in Turkey, additional costs range from 3.4 million to 4.3 million TRY ($80,000 to $100,000), though luxury buyers often negotiate lower agent fees, bringing the total to approximately 46 to 47 million TRY ($1,080,000 to $1,100,000).
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 Turkey
| Expense | Category | Estimated Cost Range (TRY / $) |
|---|---|---|
| Title deed / Registry charges | Mandatory fees | Approximately 2% to 4% of the purchase price. This covers the official transfer at the land registry office. The split between buyer and seller is often negotiated. |
| Real estate agent commission | Negotiable fees | Typically 2% to 4% of the purchase price. Some agents split this between buyer and seller. In competitive markets, buyers may pay less or nothing. |
| Property appraisal / Valuation | Administrative fees | Around 10,000 to 30,000 TRY ($230 to $700). Required by banks for mortgage financing. Foreign buyers often need certified valuations. |
| Translation and notary services | Administrative fees | Around 5,000 to 30,000 TRY ($120 to $700). Foreign buyers need certified translations of documents. Costs vary by document complexity. |
| Light renovation (cosmetic) | Optional renovation | 150,000 to 600,000 TRY ($3,500 to $14,000). Covers painting, flooring updates, and basic kitchen refresh. Most existing apartments need at least minor work. |
| Medium renovation | Optional renovation | 600,000 to 1.8 million TRY ($14,000 to $42,000). Covers full kitchen and bathroom remodels. Common for older apartments in established neighborhoods. |
| Heavy renovation | Optional renovation | 1.8 million to 5 million+ TRY ($42,000 to $117,000+). Includes electrical, plumbing, and layout changes. Necessary for older buildings not updated in decades. |
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 Turkey in 2026 with different budgets?
With $100,000 (about 4.27 million TRY) in Turkey in January 2026, you can buy an existing 2+1 apartment of around 90 square meters in Esenyurt, an existing 2+1 apartment of about 85 square meters in Esenler, or a smaller existing 1+1 apartment of 55 to 65 square meters in the Fatih historic district.
With $200,000 (about 8.5 million TRY) in Turkey in January 2026, you can buy an existing 3+1 apartment of around 120 square meters in Bahcelievler, a newer 2+1 apartment of about 100 square meters in a gated site in Kartal, or an existing 2+1 apartment of 95 square meters in Uskudar outside the prime micro-locations.
With $300,000 (about 12.8 million TRY) in Turkey in January 2026, you can buy an existing 3+1 apartment of around 140 square meters in a good transit pocket of Uskudar, an existing 2+1 apartment of about 110 square meters in Sisli (older building but very central), or an entry-level 2+1 apartment of 115 square meters in Kadikoy outside the premium streets.
With $500,000 (about 21.4 million TRY) in Turkey in January 2026, you can buy a renovated 3+1 apartment of around 150 square meters in Kadikoy, a good existing 3+1 apartment of about 140 square meters in Besiktas (outside Etiler prime), or a newer 3+1 apartment of 160 square meters in Sariyer away from the Bosphorus waterfront.
With $1,000,000 (about 42.7 million TRY) in Turkey in January 2026, you can buy a renovated 4+1 apartment of around 200 square meters in Besiktas Etiler in a prime building, a luxury 4+1 apartment of about 220 square meters in Sariyer with views, or a high-end 3+1 apartment of 180 square meters in a premium pocket of Beykoz with green surroundings.
With $2,000,000 (about 85.4 million TRY) in Turkey in January 2026, the market is thin but you can find a prime villa of 300 to 450 square meters in select areas of Sariyer, a trophy apartment of 250 to 350 square meters along the Bebek or Arnavutkoy waterfront in Besiktas, or a premium renovated villa of about 350 square meters in Beykoz's top neighborhoods.
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 Turkey, 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 (TCMB) - RPPI | Turkey's central bank publishes the official quality-adjusted house price index for the country. | We used it to anchor recent price momentum, both monthly and yearly changes. We also used it to verify the nominal versus real price split. |
| Central Bank of Turkey - Consumer Prices | The central bank reproduces official inflation data used for real price comparisons. | We used it to inflation-correct one-year and ten-year price comparisons. We also used it to explain why nominal TRY growth looks large while real growth is flat. |
| REIDIN Property Indices | REIDIN is a long-running Turkish property index provider with consistent methodology. | We used it as an independent cross-check on recent price movements. We also used it to verify our January 2026 extrapolation from late 2025 data. |
| Endeksa - Turkey Dashboard | Endeksa is a large Turkish housing analytics platform with transparent pricing metrics. | We used it to get TRY per square meter and total price levels that official indices don't provide. We also used it to build neighborhood-level price ranges. |
| Endeksa - Istanbul Dashboard | The same established dataset broken down specifically for Istanbul's diverse districts. | We used it to anchor lowest versus highest district pricing in Istanbul. We also used it to calibrate our neighborhood comparison table. |
| Endeksa - Besiktas | District-level data for one of Istanbul's most premium residential areas. | We used it to anchor pricing for luxury and prime segments. We verified average total prices and unit prices for Besiktas specifically. |
| Endeksa - Etiler | Neighborhood-level data for Etiler, one of Istanbul's most expensive micro-locations. | We used it to set the upper bound of luxury pricing in Istanbul. We also used it to provide specific examples for high-budget buyers. |
| Endeksa - Kadikoy | District-level data for Kadikoy, a premium lifestyle district on the Asian side. | We used it to anchor premium pricing on the Asian side of Istanbul. We verified that Kadikoy's price levels are explicitly high in the data. |
| Endeksa - Sisli | District-level data for Sisli, a central business and lifestyle district in Istanbul. | We used it to verify pricing in the CBD corridor of Istanbul. We also used it to provide mid-to-high range price examples. |
| Turkish Ministry of Trade | The regulator explains listing and advertising rules aimed at curbing unjustified price hikes. | We used it to explain why asking prices can diverge from closed prices. We also used it to support our listing-versus-sale discount estimate. |
| BIS Data Portal - Property Prices | The Bank for International Settlements standardizes cross-country housing price framing. | We used it to contextualize that house price measures differ by country. We used it as a methodological backstop for readers comparing markets. |
| Endeksa Blog - November 2025 | Endeksa's own analysis of November 2025 price movements in the Turkish market. | We used it to verify the latest available price level data. We also used it to support our roll-forward methodology to January 2026. |
| Turkish Statistical Institute (TURKSTAT) | Turkey's official national statistics agency providing demographic and economic data. | We used it for background on population distribution and urbanization trends. We cross-referenced housing stock data with market observations. |
| Capital Markets Board of Turkey (SPK) | Turkey's financial regulator overseeing real estate investment trusts and market transparency. | We used it to understand regulatory context for property transactions. We referenced it for background on market structure. |
| General Directorate of Land Registry | The official authority managing property registration and title deed transfers in Turkey. | We used it to verify title deed fee structures and transfer processes. We referenced it for transaction cost estimates. |
| Turkish Revenue Administration | The tax authority providing official information on property-related taxes. | We used it to understand the tax components of transaction costs. We verified current rates for our cost breakdown table. |
| Emlakjet | One of Turkey's largest property listing portals with extensive market coverage. | We used it to cross-check listing price ranges across districts. We verified that our price bands matched active market listings. |
| Sahibinden | Turkey's most visited classifieds platform including extensive real estate listings. | We used it to verify asking prices and property availability across price segments. We cross-referenced entry-level and luxury listings. |
| Hepsiemlak | A major Turkish real estate portal with detailed property and neighborhood data. | We used it to verify neighborhood-level pricing and property characteristics. We checked listing distributions across Istanbul districts. |
| Numbeo | A crowd-sourced database providing cost of living and property price comparisons globally. | We used it for international price context and affordability comparisons. We cross-checked price-per-meter estimates against their data. |
| International Monetary Fund | An international organization providing macroeconomic data and analysis on Turkey. | We used it for background on Turkey's inflation and currency dynamics. We referenced it to explain real versus nominal price movements. |
| World Bank | An international institution providing economic development data on Turkey. | We used it for urbanization and housing market development context. We referenced it for long-term structural trends in the market. |
| OECD | An international organization tracking housing markets across member countries including Turkey. | We used it to contextualize Turkey's housing price trends against global benchmarks. We referenced their housing affordability metrics. |
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