Property Prices in Turkey: City-by-City Comparison (2026)
How property prices compare across Istanbul, Antalya, Muğla, İzmir, Ankara and other Turkish cities, with the latest TCMB and Endeksa data and what the averages really mean for buyers.
Property prices in Turkey differ more between cities than many buyers expect. Within the same budget, you might get a large family apartment in one city and only a small flat in another. This guide compares the main cities using two sources: the Central Bank of the Republic of Türkiye (TCMB) Residential Property Price Index for price trends, and Endeksa market data for average price levels. It also explains why an average price alone can be misleading.
Last updated: November 2026. Prices are shown in Turkish lira, as published by the sources. The foreign-currency equivalent depends on the exchange rate on the day you buy.
Average Property Prices by City
The table shows average asking prices per square metre and average home prices in selected provinces in July 2026.
| Province | Average price per m² (TL) | Average home price (TL) |
|---|---|---|
| Muğla (Bodrum, Fethiye, Marmaris) | 87,244 | 11,341,720 |
| Istanbul | 65,078 | 7,158,580 |
| Antalya | 55,495 | 6,104,450 |
| İzmir | 53,974 | 6,476,880 |
| Çanakkale | 53,387 | 6,192,892 |
| Ankara | 38,674 | 5,027,620 |
| Bursa | 36,083 | 4,690,790 |
| Turkey average | 41,703 | 5,212,875 |
Source: Emlakjet and Endeksa housing value report, July 2026.
Two things stand out. First, the coastal province of Muğla is now more expensive per square metre than Istanbul. Second, Ankara and Bursa, two of the country's largest cities, are below the national average.
How Fast Are Prices Rising?
The TCMB index measures price changes using the valuation reports prepared for mortgage loans. In September 2026, it showed the following annual increases:
| Area | Annual change | Monthly change |
|---|---|---|
| Turkey | +22.3% | +1.2% |
| Istanbul | +26.8% | +2.0% |
| Ankara | +22.0% | +0.1% |
| İzmir | +21.0% | +1.0% |
Source: TCMB Residential Property Price Index, September 2026 (published 16 October 2026).
These are nominal figures in lira. After adjusting for inflation, prices across Turkey fell by 5.7% in real terms over the same twelve months. Endeksa's August 2026 data shows a similar picture for the 30 provinces with the highest sales: nominal prices rose in all of them, led by Ankara (+28.2%), Kocaeli (+27.8%), Istanbul (+27.2%) and Antalya (+24.9%), but real prices fell in every one.
For a foreign buyer, the result in your own currency depends on how the lira moves against it. A rising lira price does not automatically mean a gain in dollars, euros or pounds. Our guide on why property prices are increasing in Turkey explains the main drivers behind the nominal rise.
City by City: What the Prices Mean
Istanbul
Istanbul is Turkey's largest property market and the first choice for foreign buyers, who bought 7,989 homes in the city in 2025 according to TÜİK. The citywide average hides very large differences between districts. A Bosphorus-view apartment in Beşiktaş or Sarıyer and a new-build flat in Esenyurt are effectively different markets. See our comparison of the European and Asian sides of Istanbul and the guide to comparing property prices in Istanbul.
Antalya
Antalya is the second most popular province for foreign buyers, with 7,118 purchases in 2025. Demand comes from holiday-home buyers, retirees and investors interested in seasonal rentals. Prices are above the national average but below Istanbul, and they vary strongly between central Antalya, Konyaaltı, Lara and resort areas such as Alanya.
Muğla: Bodrum, Fethiye and Marmaris
Muğla has the highest average price per square metre in Turkey. Strict building limits on the coast, a large share of villas and a strong domestic second-home market all push the average up. Many properties are used seasonally, which affects rental income outside the summer months.
İzmir
İzmir, on the Aegean coast, has prices close to Antalya per square metre. Demand is mainly domestic, driven by families, professionals and retirees moving from other cities, while foreign demand is lower than in Istanbul or Antalya.
Ankara
The capital is one of the more affordable large cities per square metre, but it recorded the strongest nominal growth among large provinces in Endeksa's August data. The market is driven by civil servants, students and families rather than international buyers.
Bursa and Kocaeli
These industrial cities near Istanbul have lower prices and a mostly local buyer base. They attract people working in manufacturing and logistics, and Kocaeli in particular benefits from its road and rail links to Istanbul.
Mersin
Mersin was the third most popular province for foreign buyers in 2025, with 1,800 purchases. It is not included in the price table above, but it has drawn buyers looking for a coastal city with a lower entry price than the Aegean and Mediterranean resorts.
For a closer look at where foreigners actually buy, see our data page on foreign home sales in Turkey by nationality and province.
Why Average Prices Can Mislead
- District mix: a city average combines expensive central areas with outer districts, so it rarely matches the price of the area you are considering.
- Property type: provinces with many villas, such as Muğla, show higher averages than cities dominated by apartments.
- New-build versus resale: new projects with facilities are usually priced above older buildings in the same street. Read our comparison of new-build and resale property in Turkey.
- Floor, view and orientation: even within one building, prices can vary widely. See why apartments in the same Istanbul building have different prices.
- Asking versus sale price: listing-based averages reflect asking prices, while the final price agreed can be lower.
Before you compare offers, check the building's occupancy permit, the title record and the official valuation report, and include purchase taxes and fees in your budget. Our guide to the total cost of buying property in Turkey lists every cost item.
Which City Fits Your Goal?
- Long-term rental demand and resale liquidity: Istanbul, especially districts close to metro lines, business centres and universities.
- Holiday home and seasonal rentals: Antalya and Muğla, with higher seasonality in rental income.
- Lower entry price: Ankara, Bursa, Kocaeli and Mersin, mostly with local tenant demand.
- Coastal lifestyle with a city base: İzmir and central Antalya.
For an overview of locations by buyer profile, read where to buy property in Turkey. If you are weighing the decision itself, see is buying property in Turkey a good investment?
Frequently Asked Questions
Which city in Turkey has the most expensive property?
By average price per square metre, Muğla (which includes Bodrum, Fethiye and Marmaris) was the most expensive province in July 2026, ahead of Istanbul and Antalya.
Are property prices in Turkey still rising?
Yes, in lira terms. The TCMB index rose by 22.3% in the year to September 2026. Adjusted for inflation, however, prices fell by 5.7% over the same period.
What is the average price per square metre in Istanbul?
Endeksa data put the Istanbul average at 65,078 TL per square metre in July 2026, but prices vary greatly by district and building type.
Where do foreigners buy the most property in Turkey?
Istanbul and Antalya together accounted for about 70% of foreign home purchases in 2025, followed by Mersin.
Compare Properties in Turkey
Start with our guide to Turkish real estate, browse current properties for sale in Turkey or explore property for sale in Istanbul. If you would like a price comparison for specific projects, contact our team.