The average Turkish home costs about 5.3 million lira, roughly €98,000, and prices rose 23.5% in lira in the year to August 2026 but fell about 6% after inflation. Here are the prices by city and the full cost of buying.
In August 2026 the average home in Turkey sold for about 5.3 million lira, roughly €98,000 at about 54 lira to the euro, or about 42,500 lira per square metre. Prices rose about 23.5% in lira over twelve months, but after inflation they fell about 6.2%. This guide shows what property costs by city, how the trend looks in real terms, what buying adds on top of the price, and the rules that apply to foreigners. Figures are indicative as of October 2026. For what the same property earns, see Turkey rental yield and investment.
Prices by city
Endeksa and Emlakjet publish the most widely quoted averages. For August 2026 the average sale price was about:
- Istanbul: 7.4 million lira, roughly €137,000, up about 27% in lira
- Izmir: 6.6 million lira, roughly €122,000
- Antalya: 6.1 million lira, roughly €113,000, up about 25%
- Ankara: 5.1 million lira, roughly €94,000, up about 28%
- Turkey on average: 5.3 million lira, roughly €98,000
Per square metre, the latest city figures we could confirm are Endeksa's for January 2026: about 60,400 lira in Istanbul, roughly €1,100 to €1,200, about 49,600 in Izmir and about 35,300 in Ankara. Listings in Alanya averaged about 60,700 lira per square metre in August 2026, roughly €1,100. These are citywide averages across all ages and districts, so they sit well below central Istanbul or new projects marketed to foreigners. Our article on best areas to buy in Turkey quotes higher dollar figures for central districts, a different base from the citywide average here.
The coast: prime is a different market
Prime resort areas cost several times the city averages. A June 2026 valuation report by EVA put Bodrum at about 250,000 to 300,000 lira per square metre, roughly €4,600 to €5,600, Çeşme-Alaçatı above 200,000, Urla about 100,000 to 120,000 and Kuşadası about 60,000 to 100,000, with annual rises of 20% to 25%. These are valuations for the prime coast, not averages for the whole town. The same report said the pandemic-era "balloon" prices had begun to deflate. Ask for recent sold prices, not asking prices, before you compare.
Nominal rise, real fall
In July 2026 the central bank reported house prices up about 25% in lira but down about 5.1% after inflation, the eighth month in a row of a real fall, with annual inflation at about 31.75%. Endeksa's August figures show the same picture city by city: real prices down about 3.4% in Istanbul, about 2.6% in Ankara and about 5.1% in Antalya. The lira also weakened, from about 48.7 to the euro at the end of October 2025 to about 53.8 in mid-July 2026, so the rise looks much smaller in euros.
Demand from abroad is steady rather than booming. TurkStat figures reported in our August 2026 sales note show 1,938 homes sold to foreigners in August, level with a year earlier, and 13,141 in the first eight months, down 6.3%, against a total market down 14.7% in August.
What buying costs on top of the price
- Title-deed tax: 4% of the declared value. By law it is split between buyer and seller, but in practice the buyer often pays all of it
- Valuation report: foreigners need a report from a licensed valuer, valid for three months, which also sets a floor for the declared value
- Earthquake insurance (DASK): compulsory for the title registration and utilities
- Interpreter, sworn translations and notary for a power of attorney, if you buy remotely
- Agent and lawyer fees: agree them in writing; we have not found a reliable official figure
- VAT on new build: reported at 1%, 10% or 20% depending on size and location, with larger flats usually at 20%, so confirm whether the price includes it. See new build versus resale in Turkey
As a rule of thumb, plan on the 4% deed tax plus smaller fixed fees, and add agent commission if you use one. Get a written breakdown before you pay a deposit.
Annual costs
Property tax (emlak vergisi) is low: 0.1% of the tax value for homes outside metropolitan municipalities and 0.2% inside them, paid in two instalments a year. The tax value is set by the municipality and is usually well below market value. You also pay building fees, insurance and, if you let the property, income tax on the rent, covered in our yield article. When you sell, capital gains rules apply, see Turkey capital gains tax on sale.
Rules for foreign buyers
- Foreign individuals may own up to 30 hectares nationwide and no more than 10% of the privately owned land in any one district
- Foreigners cannot buy in military or security zones, and the land registry checks with the military before a sale, which can delay a purchase
- A foreigner needs a foreigner identity number or tax number and the paperwork for the title-deed office, or a notarised power of attorney for a representative
- Buying does not automatically give a residence permit, and neighbourhoods where foreigners reach about 20% of residents can be closed to new registrations. There were reports in 2026 of easing in parts of Istanbul and Alanya, but we could not confirm an official change, so check the current list for the exact address
- The citizenship-by-investment threshold is separate, see Turkey citizenship and golden visa
Read the risks before you commit: Turkey property investment risks, the resale checklist and mortgages for foreigners in Turkey.
Budget examples
- €100,000 flat: about €4,000 title-deed tax if you pay all of it, plus valuation, insurance, translation and notary fees, so roughly €105,000 to €106,000 all in before any agent commission
- €200,000 flat or small house: about €8,000 deed tax, same fixed fees, roughly €209,000 or more
- An average Istanbul flat at 7.4 million lira: about 296,000 lira deed tax, roughly €5,500
These are illustrations on our assumptions. The declared value must be at least the valuation figure, and fixed fees vary by office and provider.
FAQ
How much does property cost in Turkey? The August 2026 average was about 5.3 million lira, roughly €98,000, with Istanbul about 7.4 million and Antalya about 6.1 million. What is the price per m² in Istanbul? About 60,000 lira in January 2026 on Endeksa's citywide average, roughly €1,100 to €1,200, and more in central districts. Are prices rising? In lira yes, about 23.5% in a year, but after inflation they fell about 6%. How much tax do I pay when buying? A 4% title-deed tax, plus VAT if you buy new. Can foreigners buy anywhere? Not in military or security zones, and with limits of 30 hectares per person and 10% per district.
How we help
We shortlist Turkish property in your 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 or the Turkey rental yield guide.
This material is informational only and is not legal, tax or investment advice. Prices and rules are indicative, come from market and professional sources and change over time; confirm current figures with a Turkish lawyer before you buy.