Turkey Real Estate Market and Prices in 2026

Despite the difficult epidemiological situation around the world and restrictions on international travel, the Turkish property market showed moderate growth from 2019 to 2021. Since then, the market has gone through a period of high inflation: in 2025, a record 1,688,910 homes were sold in Turkey, and prices in lira rose by 23% in the year to August 2026.

What is behind the success of Turkish property? Should you buy property in Turkey now or wait? What are prices in the country at the moment? We look at all of this, as well as forecasts for 2026, in this article.

Contents:

• Turkey and its potential
• A brief overview of property prices in Turkey in 2025–2026
• Current property prices in Turkey
• Will property in Turkey become more expensive in 2026?
• Who should not rush to buy right now
• Frequently asked questions
• Expert help

Turkey and its potential

Turkey's geographical position has important strategic influence, which among other things increases demand for property. As a result, most investors buy property in Turkey for purposes such as:

• commercial investment or opening a branch of their company;
• living in the property themselves;
• obtaining Turkish citizenship.

Turkish citizenship obtained through investment gives its holders many advantages: it makes travel between countries easier and simplifies business negotiations inside and outside the country. The threshold for citizenship through property is $400,000, and the property cannot be sold for 3 years.

The Turkish real estate sector is also one of the fastest-growing in the world. Thanks to its transparent economy and legislation, the country has a significant advantage over others. This also provides a safe environment for investors, who can buy and sell property here with confidence.

A foreign investor who wants to buy property in Turkey can find a range of options, from studio apartments to luxury villas, on the new-build, resale or off-plan market.

The Turkish daily newspaper Habertürk cites several facts that show the current situation on the Turkish housing market:

• Price growth is noticeable in major cities such as Istanbul, Antalya, Bursa and Izmir, as well as the capital, Ankara. These cities are developing dynamically.
• Property prices vary from city to city and depend on the type of property.
• All Turkish cities also see annual property price growth, which varies by city.
• The same applies to rents. They can differ depending on the neighborhood, the property's technical characteristics and its size.

Price growth in lira does not always mean property is becoming more expensive for a buyer paying in foreign currency. We have prepared a separate analysis of whether to buy when prices rise and how to calculate the benefit in your own currency.

The Central Bank of Turkey reports steady growth in house prices across the country. The house price index in Turkey rose to 236.8 points in August 2026: up 0.9% month on month and 23% year on year.

A brief overview of property prices in Turkey in 2025–2026

Today's prices took shape against the backdrop of growth that began back in 2021. At that time, prices were driven by the following factors:

• After the crisis caused by the pandemic, an imbalance formed between supply and demand because projects started before COVID-19 were halted.
• The Turkish government allowed property to be bought online. Remote transactions pushed prices up, as demand held its share while supply fell.
• Many foreigners wanted to obtain Turkish citizenship by buying property in Turkey.
• New infrastructure projects were announced, such as the Istanbul Canal; such projects affect the property sector and play an important role in raising prices for homes nearby.
• Tourists returned, and Istanbul ranked first by number of visitors in 2021.

In 2025–2026, prices are influenced by other factors:

• Inflation and construction costs. Annual inflation is falling, but in September 2026 it was still 29.73%. House prices in lira are rising more slowly than inflation, so in real terms they have been falling for nine months in a row.
• Domestic demand. In 2025, a record 1,688,910 homes were sold, 14.3% more than the year before. The market is driven by buyers from Turkey.
• Foreign demand. In 2025, 21,534 homes (1.3% of sales) were sold to foreigners, 9.4% fewer than the year before. In January–August 2026, sales to foreigners fell by a further 6.3%.
• Mortgages. In January 2026, the banking regulator BDDK eased the rules, and in February the share of mortgage-financed sales exceeded 20% for the first time in 33 months. Rates remain high, however: the Central Bank policy rate is 37%.
• Tourism. In 2025, Turkey welcomed 63.94 million visitors, and tourism revenue reached a record $65.2 billion. This supports demand for housing in resort regions.

What factors further drive price growth?

No. 1. The city where the property is located

Property prices vary depending on the city. For example, a property on the outskirts will cost less than an apartment in the center.

No. 2. Distance to city amenities

The closer a property is to shops, hospitals, shopping centers, schools and so on, the higher its price.

No. 3. The individual features of the property

A property's advantages include the view, size, number of rooms, floor, year of construction, modern interior design, and the quality and freshness of the finish. Since 2026, a home's energy efficiency class has also affected the mortgage amount: for energy-efficient homes, a bank can lend a larger share of the price.

House price index

To compare price growth over time, here are the figures published by the Central Bank of the Republic of Turkey. Data for 2026:

Source: Central Bank of the Republic of Turkey. A dash means the figure was not given in the sources used.

Despite steady price growth, property in Turkey remains affordable in resorts and even in large cities. The lowest prices are on the resale market, especially for buildings more than twenty years old. Such properties can be found, for example, in Antalya and Alanya, where the average price per square meter is about €1,000 (according to Endeksa for July 2026, TRY 55,495 per m² in Antalya and TRY 58,717 per m² in Alanya), and older buildings cost less than the average.

Apartments in newer housing cost more: in new complexes, the price per square meter is noticeably above average. For example, at Yekta Blue V Residence in Mahmutlar, prices start at €139,000 for apartments from 45.4 m². Here, the price reflects the quality. Housing in large cities such as Istanbul costs more than in resort towns.

When looking for a property, it is important to assess your budget realistically. Keep in mind that you will not find an apartment or house for a family in Alanya for less than €95,000: that is what a two-bedroom (2+1) apartment of about 90 m² costs at the average price per square meter. A spacious villa will cost from €1,650,000: that is the starting price of four-bedroom (4+1) villas from 496.9 m² at Yekta Kingdom Premium Villas in Mahmutlar.

Current property prices in Turkey

Property prices in Turkey are considered reasonable compared with European countries.

Property investment provides a certain financial return in the long term and is one of the safest types of investment. What is more, property prices in Turkey keep rising every year, which is why Turkish property attracts many foreign investors. We have collected the main arguments on why it is worth investing in Turkish property in a separate article.

Investing in Turkish property also offers many other advantages, such as the opportunity for a foreign investor who owns property in Turkey to apply for a residence permit together with their family (for this, the property must be worth at least $200,000 at the TAPU price). After living in Turkey for 5 years, you can obtain Turkish citizenship and enjoy all the benefits of a citizen, such as a Turkish passport, the right to vote and so on.

Property prices in Turkey

Current apartment prices by city (Endeksa, July 2026):

In July 2026, the average apartment in Turkey cost about TRY 5.2 million (about €94,200), in Alanya TRY 6.4 million (about €116,000) and in Bodrum TRY 16.5 million (about €299,000). There are no nationwide summary figures for houses, land and commercial property: their prices depend heavily on the area, so they are assessed for each specific property. Euro amounts are converted at the Central Bank of Turkey exchange rate on October 6, 2026: €1 = TRY 55.19.

Will property in Turkey become more expensive in 2026?

According to the Knight Frank Global House Price Index, house prices in Turkey rose by 25.7% in the second quarter of 2020, by 27.3% in the third quarter and by 30.3% in the fourth quarter.

The first quarter of 2021 showed growth of 32%, and the second quarter 29.2%. According to Knight Frank analysts, this trend continued into the first quarter of 2022.

In 2026, growth in lira is continuing but slowing along with inflation: from January to August, the Central Bank index rose by 0.9% to 3.7% a month, and prices were 23% higher in August than a year earlier. Adjusted for inflation, prices have been falling for nine months in a row, so for a buyer paying in euros or dollars, entering the market now costs less than a year ago.

Apart from demand fueled by the pandemic, rising property prices in Turkey are linked to a jump in the cost of building materials. The most active sales are in resort regions, mainly in the south of the country, which attract foreign buyers who want to enjoy the seaside.

The highest price growth was recorded in these provinces (2021 data):

• Muğla – 51%;
• Antalya – 40.2%.

The picture is different in 2026. In the year to August, prices rose by 26.3% in Istanbul, 24.8% in Ankara and 23.3% in Izmir. The fastest growth, 27%, was in a group of eastern provinces (Bingöl, Elazığ, Malatya and others), and the slowest, 13%, in Edirne, Kırklareli and Tekirdağ.

"In 2026, people come to us more often with the question not 'will it get more expensive' but 'won't it get cheaper'. We show them the Central Bank figures: in lira, prices are rising; in euros, they are flat or falling. For a buyer with foreign currency, this is more of a window of opportunity than a reason to wait," says a sales manager at Yekta Homes.

Who should not rush to buy right now

• Those counting on fast growth in euros. In real terms, prices have been falling for nine months in a row, and the market does not currently promise a quick resale at a profit in foreign currency.
• Those buying with a lira mortgage while earning in foreign currency. With a policy rate of 37%, borrowing is expensive, and the benefit depends on the exchange rate.
• Those buying for citizenship who may need to sell. The property cannot be sold for 3 years, and the tax on a sale within 5 years reduces the return.

Each of these situations is clear in advance. If you are buying a home to live in or as a long-term investment in foreign currency, the current market is, if anything, favorable.

Frequently asked questions

Are property prices in Turkey rising in 2026?

In lira, yes: prices rose by 23% in the year to August 2026. Adjusted for inflation, no: in real terms, prices fell by 6.5%.

How much does a square meter cost in Alanya?

According to Endeksa for July 2026, TRY 58,717, about €1,064.

How much housing do foreigners buy in Turkey?

In 2025, 21,534 homes, or 1.3% of all sales. In January–August 2026, 13,141 homes.

Where are prices rising fastest?

In the year to August 2026, in the eastern provinces (27%) and in Istanbul (26.3%).

Expert help

Looking for property from a developer in Turkey? Many properties are presented on the Yekta Homes website. Here you will find the best offers from one of the largest developers in the Antalya region. If needed, you can get a detailed consultation from professionals in the Turkish housing market. A manager will select a suitable home based on your budget and needs. If you are choosing when to travel, read about the benefits of buying property in winter.