A typical 80 m² flat costs about $98,000 in Muratpaşa, $140,000 in Konyaaltı and $300,000 or more in Beşiktaş or Kadıköy. Prices per m² by district, converted to dollars and euros, with what we could not confirm.
Most Turkish price reports give a citywide average, which tells you little: a flat in Beşiktaş costs about three times as much as one in Antalya's Muratpaşa. This guide goes one level down, to districts, and turns lira per square metre into what a typical 80 m² flat costs in dollars and euros. It complements our citywide piece on property prices in Turkey 2026. Figures are asking prices from portals as of mid-2026 and indicative as of October 2026. Conversion: about 46 lira to the dollar and 54 to the euro.
How the numbers were built
The prices below are listing (asking) prices per square metre from Endeksa and Emlakjet data, not registered sale prices, and the months differ by district. The "typical flat" column is simply 80 m² times the price per m², our own assumption of a two-bedroom flat. Real flats vary in size and age, so use it to compare districts, not to value a unit. Lira prices rose 20% to 35% in a year, but after inflation they fell, see the citywide article.
Istanbul
Endeksa's July 2026 figures, as quoted in the Turkish press, give an average of about 63,900 lira per m² for flats citywide, roughly $1,390 per m². The most expensive districts are far above that:
- Beşiktaş: about 177,300 lira per m², roughly $3,850. An 80 m² flat: about $308,000, or €262,000
- Kadıköy: about 169,100 lira, roughly $3,670. An 80 m² flat: about $294,000, or €250,000
- Sarıyer: about 155,000 lira, roughly $3,360. An 80 m² flat: about $269,000, or €229,000
- Istanbul average: about 63,900 lira, roughly $1,390. An 80 m² flat: about $111,000, or €95,000
We found no reliable 2026 sale-price figure for Esenyurt, Başakşehir or Beylikdüzü. What the sources agree on is the gap: top districts cost two to four times as much per m² as Esenyurt, Beylikdüzü or Pendik, so outer districts sit well below the citywide average. Rents there are low too, about 230 to 360 lira per m² per month. This is a single-source set of district prices, so confirm it on Endeksa before relying on it.
Antalya and the coast
Emlakjet pages built on Endeksa data show these asking prices (June to July 2026):
- Konyaaltı: about 80,700 lira per m², roughly $1,750, up about 26% in a year. An 80 m² flat: about $140,000, or €119,000
- Alanya: about 58,900 lira, roughly $1,280, up about 21%. An 80 m² flat: about $102,000, or €87,000
- Kepez: about 58,900 lira, roughly $1,280, up about 20%. An 80 m² flat: about $102,000, or €87,000
- Muratpaşa: about 56,600 lira, roughly $1,230, up about 35%. An 80 m² flat: about $98,000, or €84,000
- Whole Antalya province: about 54,000 lira, roughly $1,170, up about 28%
Konyaaltı, with its beach and mountain views, is the priciest of the four. Muratpaşa includes the old centre and Lara, so averages hide a wide spread between older blocks and new seafront projects. Alanya's Mahmutlar remains one of the most liquid markets for foreign buyers, but we found no separate per-m² figure for it.
Bodrum: prime is a different market
A May 2026 survey of holiday-home areas put several Bodrum neighbourhoods near the top of Turkey: Bitez about 161,600 lira per m², Yalıkavak about 160,800, Yahşi about 159,900 and Gündoğan about 152,800. That is roughly $3,300 to $3,500 per m², or about $280,000 for 80 m². These are prime neighbourhoods, not a Bodrum average, and many homes there are villas and holiday houses rather than flats.
Mersin
We found no reliable 2026 price per m² for Mersin or its Mezitli district, so we do not quote one. Ask a local agent for recent sold prices before comparing it with Antalya.
New build or resale
New-build projects aimed at foreigners usually list well above the district average, often in resort complexes with pools and services, and the price usually includes or excludes VAT depending on the flat, see new build versus resale in Turkey. Resale flats are cheaper per m² but may need renovation and a careful title check. In every district the asking price is the start of a negotiation.
What to add to the price
- Title-deed tax of 4% of the declared value, which in practice is often paid by the buyer
- A valuation report from a licensed valuer, which also sets a floor for the declared value
- Earthquake insurance (DASK), translation and notary fees
- Agent and lawyer fees, which you should agree in writing
One agency blog puts the all-in extras for a foreigner at 7% to 10%, so a $100,000 flat costs about $107,000 to $110,000 before furniture. Full breakdown: prices and buying costs in Turkey.
Citizenship by investment
The real-estate route to Turkish citizenship requires property worth at least $400,000, and the threshold has been $400,000 since June 2022 according to law-firm guides. The flat must be held for three years, and the contract price, the valuation and the declared value on the title must all reach the threshold. Only a few central districts, like Beşiktaş or Kadıköy, offer a flat at that price without much space. One guide reports that payments will have to go through state escrow from 1 October 2026; we found this in one source only, so check it with a lawyer. Details: Turkey citizenship and golden visa.
How to use these prices
- Pick two or three districts and compare sold prices from an agent, not only asking prices
- Check the district's rental demand before you buy to let: see rental yield in Turkey
- Read the risks of investing in Turkey and mortgages for foreigners
FAQ
How much does a flat in Turkey cost in 2026? It depends on the district: about $98,000 for an 80 m² flat in Muratpaşa or Alanya, $140,000 in Konyaaltı, and about $300,000 in Beşiktaş or Kadıköy.
How much is a square metre in Istanbul? About 64,000 lira, roughly $1,400, on the citywide average, and about $3,400 to $3,900 in Beşiktaş, Kadıköy or Sarıyer.
Where is it cheapest to buy? Outer Istanbul districts and Antalya's Kepez and Muratpaşa, but we could not confirm exact 2026 figures for the outer Istanbul districts.
Can foreigners get citizenship through a flat? Yes, with property worth at least $400,000 held for three years, but verify the current rules with a lawyer.
How we help
We shortlist flats by district and budget, compare asking prices with recent sold prices, work out the full cost including deed tax and fees and coordinate local lawyers. Start with the Turkey page.
This material is informational only and is not legal, tax or investment advice. Prices are asking prices from market sources, change quickly and are converted at approximate rates; confirm current figures with a Turkish lawyer or agent before you buy.