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
If you're a foreigner thinking about buying a house in Turkey, figuring out real prices can feel confusing because most data mixes apartments and houses together.
We've done the work of pulling together official statistics, listing data, and local insights so you can get a clear picture of what houses actually cost across Turkey in 2026.
We constantly update this blog post to make sure you're seeing the freshest numbers available.
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.
How much do houses cost in Turkey as of 2026?
What's the median and average house price in Turkey as of 2026?
As of early 2026, the estimated median house price in Turkey is around 9.5 million Turkish lira (approximately $220,000 or €205,000), while the average house price sits higher at roughly 12.5 million lira ($290,000 or €270,000) because expensive villas in Istanbul and coastal areas pull the average up.
The typical price range that covers roughly 80% of house sales in Turkey falls between 4 million and 25 million lira ($90,000 to $575,000 or €85,000 to €535,000), which shows just how wide the market really is depending on location and size.
The gap between median and average prices in Turkey tells you that the market has a long tail of luxury properties, meaning a relatively small number of high-end villas in places like Bodrum, Bebek, and Antalya's prime coast are pushing the average well above what most buyers actually pay.
At the median price of around 9.5 million lira in Turkey, a buyer can typically expect a modest family house of about 120 to 150 square meters, often in a secondary city like Izmir's outer districts, Ankara suburbs, or inland Anatolian provinces, rather than in Istanbul's prime areas.
What's the cheapest livable house budget in Turkey as of 2026?
As of early 2026, the minimum budget for a livable house in Turkey is around 2.5 to 3.5 million lira (approximately $60,000 to $80,000 or €55,000 to €75,000), though this only applies to inland or smaller provinces rather than major cities.
At this entry-level price point in Turkey, "livable" typically means an older but structurally sound house with basic amenities like running water, electricity, and functional plumbing, though you should expect dated interiors, limited insulation, and possibly a smaller plot of land.
These cheapest livable houses in Turkey are usually found in inland Anatolian provinces like Konya, Kayseri, Sivas, or smaller towns in the Black Sea region, as well as outer districts of cities like Esenyurt and Sultanbeyli in Istanbul or Sincan in Ankara.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Turkey here.
How much do 2 and 3-bedroom houses cost in Turkey as of 2026?
As of early 2026, a typical 2-bedroom house in Turkey costs around 4.5 to 6 million lira ($105,000 to $140,000 or €100,000 to €130,000), while a 3-bedroom house generally ranges from 6.5 to 9 million lira ($150,000 to $210,000 or €140,000 to €195,000).
The realistic price range for a 2-bedroom house in Turkey spans from about 4 million lira ($90,000 or €85,000) in more affordable provinces to around 8.5 million lira ($195,000 or €180,000) in better-connected suburbs of major cities.
For a 3-bedroom house in Turkey, buyers should expect to pay anywhere from 6.5 million lira ($150,000 or €140,000) in secondary markets up to 12.5 million lira ($290,000 or €270,000) in desirable areas near Istanbul, Izmir, or the Mediterranean coast.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Turkey is around 40% to 50%, which reflects not just the extra room but often a larger plot and better finishes that come with bigger family homes.
How much do 4-bedroom houses cost in Turkey as of 2026?
As of early 2026, a typical 4-bedroom house in Turkey costs between 12 and 25 million lira ($275,000 to $575,000 or €255,000 to €535,000), with prices varying widely based on whether you're looking at inland cities or prime coastal and Istanbul locations.
The realistic price range for a 5-bedroom house in Turkey runs from around 18 million lira ($415,000 or €385,000) in mid-tier markets to 40 million lira ($925,000 or €860,000) or more in sought-after villa zones near the Aegean or Bosphorus.
For a 6-bedroom house in Turkey, buyers typically need at least 25 million lira ($575,000 or €535,000), with prices easily exceeding 60 million lira ($1.4 million or €1.3 million) in trophy markets like Bodrum's Yalikavak or Istanbul's Sariyer waterfront.
Please note that we give much more detailed data in our pack about the property market in Turkey.
How much do new-build houses cost in Turkey as of 2026?
As of early 2026, a typical new-build house in Turkey costs roughly 10% to 20% more than a comparable older house, meaning a new-build family home in a mid-tier area might run 11 to 15 million lira ($255,000 to $345,000 or €235,000 to €320,000) compared to 9.5 to 12.5 million lira for existing stock.
The typical percentage premium that new-build houses carry in Turkey reflects modern earthquake code compliance, better insulation, and often shared amenities like security and parking, which buyers value especially in seismically active regions and near major cities.
How much do houses with land cost in Turkey as of 2026?
As of early 2026, a house with meaningful land in Turkey typically costs 15% to 100% more than a similar house with minimal land, so a property that might be 10 million lira ($230,000 or €215,000) with a small garden could run 12 to 20 million lira ($275,000 to $460,000 or €255,000 to €430,000) with a larger plot.
In Turkey, a "house with land" usually means a plot of at least 500 to 1,000 square meters, with properties in coastal Aegean and Mediterranean areas or Bosphorus-adjacent Istanbul commanding the steepest premiums for development potential or views.
We cover everything there is to know about land prices in Turkey here.
Thinking of buying real estate in Turkey?
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Where are houses cheapest and most expensive in Turkey as of 2026?
Which neighborhoods have the lowest house prices in Turkey as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Turkey include Esenyurt, Sultangazi, and Sultanbeyli in Istanbul, Sincan and Kecioren in Ankara, Buca and parts of Menemen in Izmir, and Kepez in Antalya.
In these cheapest neighborhoods, house prices in Turkey typically range from 3 to 7 million lira ($70,000 to $160,000 or €65,000 to €150,000), depending on condition and proximity to transit.
The main reason these neighborhoods have the lowest house prices in Turkey is their distance from city centers and employment hubs, combined with less developed infrastructure and, in some cases, higher density developments that reduce the "premium feel" buyers pay for elsewhere.
Which neighborhoods have the highest house prices in Turkey as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Turkey are Bebek and Etiler in Istanbul's Besiktas district, Tarabya and Yenikoy in Sariyer, and Bodrum's Yalikavak and Turkbuku areas on the Aegean coast.
In these most expensive neighborhoods, house prices in Turkey typically range from 25 million to over 100 million lira ($575,000 to $2.3 million or €535,000 to €2.1 million), with waterfront villas often exceeding these figures.
The main reason these neighborhoods command the highest house prices in Turkey is their combination of extreme scarcity, Bosphorus or sea views, proximity to elite social infrastructure, and international buyer demand that keeps supply tight year-round.
The typical buyer in these premium Turkish neighborhoods is either a wealthy local business owner, a foreign investor seeking residency through property purchase, or a high-net-worth expat looking for a second home with both lifestyle appeal and capital preservation potential.
How much do houses cost near the city center in Turkey as of 2026?
As of early 2026, houses near city centers in Turkey's major metros cost roughly 20 to 100 million lira ($460,000 to $2.3 million or €430,000 to €2.1 million) in prime Istanbul areas like Besiktas and Kadikoy, 12 to 30 million lira ($275,000 to $690,000 or €255,000 to €645,000) in central Ankara's Cankaya, and 15 to 40 million lira ($345,000 to $925,000 or €320,000 to €860,000) in Izmir's Karsiyaka and Alsancak.
Houses near major transit hubs in Turkey, such as Metro and Marmaray stations in Istanbul or Metro lines in Ankara, typically carry a 5% to 15% premium, so a house that might be 10 million lira away from transit could be 11 to 11.5 million lira with easy station access.
Houses near top-rated schools in Turkey, such as Robert College in Arnavutkoy, Uskudar American Academy, or Istanbul International Community School in the Sariyer area, often command premiums of 10% to 25% because families compete for convenient commute distances.
Houses in expat-popular areas of Turkey, including Sariyer and Beykoz in Istanbul, Konyaalti and Lara in Antalya, Guzelbahce and Urla near Izmir, and Bodrum and Fethiye on the coast, typically run 15% to 40% above city-wide averages due to villa-style supply and international marketing.
We actually have an updated expat guide for Turkey here.
How much do houses cost in the suburbs in Turkey as of 2026?
As of early 2026, a typical house in the suburbs of Turkey's major cities costs between 6 and 15 million lira ($140,000 to $345,000 or €130,000 to €320,000), with newer villa developments near the coast or major metros running 12 to 30 million lira ($275,000 to $690,000 or €255,000 to €645,000).
The typical price difference between suburban houses and city-center houses in Turkey is around 30% to 50% lower in the suburbs, meaning a house that costs 20 million lira in central Cankaya might cost 10 to 14 million lira in Etimesgut on Ankara's outskirts.
The most popular suburbs for house buyers in Turkey include Cekmekoy, Sancaktepe, and Pendik in Istanbul, Etimesgut and Golbasi in Ankara, and Menemen and Torbali around Izmir, where buyers get more space for their money while still accessing city jobs.
What areas in Turkey are improving and still affordable as of 2026?
As of early 2026, the top areas in Turkey that are improving and still affordable for house buyers include Kagithane, Pendik, Tuzla, and Sancaktepe in Istanbul, Bayrakli and Menemen in Izmir, and Etimesgut and parts of Golbasi in Ankara.
The current typical house price in these improving yet affordable Turkish areas ranges from 5 to 12 million lira ($115,000 to $275,000 or €105,000 to €255,000), which is well below prime district pricing but above the cheapest outer zones.
The main sign of improvement driving buyer interest in these Turkish areas is active urban transformation projects, new metro line extensions, and upgraded road infrastructure that are shortening commute times and attracting younger families priced out of central neighborhoods.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Turkey right now?
What are typical buyer closing costs for houses in Turkey right now?
The estimated typical total closing cost for house buyers in Turkey is around 3% to 5% of the purchase price, which covers mandatory fees, taxes, and the various ancillary steps foreign buyers often face.
The main closing cost categories in Turkey include the title deed fee (commonly around 2% for the buyer, roughly 200,000 lira or $4,600 or €4,300 on a 10 million lira house), land registry service fees (a few thousand lira), notary and sworn translator fees (10,000 to 40,000 lira or $230 to $925 or €215 to €860), and appraisal reports often required for foreigners (10,000 to 25,000 lira or $230 to $575 or €215 to €535).
The single largest closing cost category for house buyers in Turkey is usually the title deed fee, which is calculated as a percentage of the declared transaction value and typically represents about half of all closing costs.
We cover all these costs and what are the strategies to minimize them in our property pack about Turkey.
How much are property taxes on houses in Turkey right now?
The estimated typical annual property tax on a house in Turkey is around 0.1% to 0.3% of the municipality-assessed value, which often translates to 10,000 to 30,000 lira per year ($230 to $690 or €215 to €645) for a mid-range family home, though your actual bill depends on your municipality classification.
Property tax in Turkey is calculated based on the official tax value assigned by your local municipality (which is often below market value), with metropolitan municipalities charging higher rates than smaller towns, so a house in Istanbul pays more in percentage terms than the same value house in a rural province.
If you want to go into more details, we also have a page with all the property taxes and fees in Turkey.
How much is home insurance for a house in Turkey right now?
The estimated typical annual home insurance cost for a house in Turkey is around 15,000 to 50,000 lira ($345 to $1,150 or €320 to €1,075), which includes mandatory earthquake insurance (DASK) plus optional coverage for contents and broader perils like fire and flooding.
The main factors that affect home insurance premiums for houses in Turkey are the seismic risk zone (Turkey has five risk groups), construction type (reinforced concrete versus masonry), the insured rebuild value, and for optional coverage, the property's location, age, and exposure to specific hazards like coastal storms.
What are typical utility costs for a house in Turkey right now?
The estimated typical total monthly utility cost for a house in Turkey is around 3,500 to 10,000 lira ($80 to $230 or €75 to €215) depending on the season, with winter months running much higher due to heating.
The breakdown of main utility categories for houses in Turkey includes electricity at 1,000 to 3,000 lira per month ($23 to $70 or €21 to €65), natural gas for heating at 1,500 to 6,000 lira per month in winter ($35 to $140 or €32 to €130), and water plus municipal services at a few hundred to 1,000 lira per month ($7 to $23 or €6 to €21).
What are common hidden costs when buying a house in Turkey right now?
The estimated total of common hidden costs that house buyers in Turkey often overlook is around 50,000 to 150,000 lira ($1,150 to $3,450 or €1,075 to €3,225), covering inspections, permit checks, site fees, and the inevitable renovation surprises that come with detached homes.
Typical inspection fees buyers should expect when purchasing a house in Turkey range from 15,000 to 60,000 lira ($345 to $1,400 or €320 to €1,290), depending on whether you get a basic walkthrough or a full structural and legal-planning review.
Other common hidden costs beyond inspections when buying a house in Turkey include site management fees (aidat) if it's inside a gated villa compound, translator and power-of-attorney costs if you can't attend every step in person, and furnishing plus white goods that are often underbudgeted.
The hidden cost that tends to surprise first-time house buyers the most in Turkey is the renovation reality, because detached houses often reveal expensive issues like waterproofing problems, outdated roofing, poor insulation, or heating system replacements that apartments simply don't expose you to.
You will find here the list of classic mistakes people make when buying a property in Turkey.
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What do locals and expats say about the market in Turkey as of 2026?
Do people think houses are overpriced in Turkey as of 2026?
As of early 2026, the general sentiment among locals and expats is that houses in Turkey feel expensive relative to incomes, even though real (inflation-adjusted) prices have been roughly flat, because nominal prices keep climbing in lira terms and wages haven't kept pace.
Houses in Turkey typically stay on the market for a few weeks to a couple of months before selling, with BETAM's data showing mixed signals across cities, where some areas saw listing times shorten while others lengthened, suggesting a market that's active but price-sensitive.
The main reason locals and expats give for feeling house prices are too high in Turkey is the gap between asking prices and what average salaries can support, especially as mortgage rates remain elevated and inflation erodes purchasing power faster than savings can grow.
Compared to one or two years ago, current sentiment on house prices in Turkey is more cautious, as buyers who remember 2023 and 2024's rapid nominal increases now question whether the same gains will continue or whether real value growth has essentially stalled.
You'll find our latest property market analysis about Turkey here.
Are prices still rising or cooling in Turkey as of 2026?
As of early 2026, house prices in Turkey are still rising in nominal lira terms but are roughly flat to slightly down in real (inflation-adjusted) terms, which means the market feels expensive without delivering strong actual value gains.
The estimated year-over-year house price change in Turkey is around 30% to 45% in nominal lira terms, but once you adjust for inflation running in a similar range, real price growth is close to zero or even slightly negative depending on the city and index you follow.
Experts and locals expect house prices in Turkey over the next 6 to 12 months to continue this pattern of nominal increases that roughly track inflation, meaning buyers shouldn't count on big real gains but also shouldn't expect a crash as long as demand from urbanization and limited quality supply persists.
Finally, please note that we have covered property price trends and forecasts for Turkey here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 |
|---|---|---|
| Turkish Statistical Institute (TURKSTAT) | Turkey's official statistics agency for transaction volumes and market activity. | We used it to ground market context, including sales volumes and foreign-buyer share. We used it to explain why prices move even when foreigners buy a small fraction of total homes. |
| Central Bank of Turkey (CBRT) | The official source for Turkey's house price inflation series. | We used it to describe overall price trends going into early 2026. We used it as a cross-check against private indexes. |
| BETAM (Bahcesehir University) + sahibinden.com | A university research center with transparent listing data and methods. | We used it for current asking-price levels per square meter and market tempo signals. We used those levels as the base to estimate typical house budgets. |
| REIDIN Residential Property Price Index | A long-running Turkish real estate data provider with published methodology. | We used it to triangulate price momentum against CBRT and BETAM. We also used its methodology notes to explain what the index measures. |
| DASK (Compulsory Earthquake Insurance) | The official earthquake insurance institution with authoritative tariff data. | We used it to estimate the mandatory earthquake insurance cost of owning a house. We used tariff minimums and risk-group logic for realistic budget ranges. |
| TKGM (Land Registry and Cadastre) | Runs Turkey's title deed system with official registry service fees. | We used it to budget registry-side fees for 2026. We used it to flag specific fee lines foreigners may face. |
| GIB (Revenue Administration) | Turkey's tax authority and official channel for title deed fee payments. | We used it as the authoritative anchor for title deed fee existence. We used other summaries to translate that into expected percentage costs. |
| EPDK (Energy Market Regulatory Authority) | The regulator with the most reliable reference for utility pricing. | We used it to estimate typical electricity bills for households in early 2026. We used it to explain why bills vary by consumption tiers. |
| BOTAS (State Natural Gas Company) | The state gas company and reference point for gas pricing announcements. | We used it to ground natural gas cost expectations for heating. We used it to explain seasonality in winter bills. |
| IMF World Economic Outlook | The go-to international dataset for inflation forecasts. | We used it to explain why buyers feel prices are rising even when real prices are flat. We used it to keep our 2026 discussion grounded in credible macro numbers. |
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