Turkish Real Estate Market: Prices, Sales and Rules (Nov 2026)

Turkish Real Estate Market: Prices, Sales and Rules (Nov 2026)

The Turkish real estate market recorded 142,390 home sales in September 2026, 9.3% fewer than in September 2025, while the Central Bank of the Republic of Türkiye (TCMB) housing price index stood 22.3% above its level a year earlier and 5.7% lower in real terms. This guide, checked on 5 November 2026, collects the latest official figures on prices, sales, foreign buyers, mortgages, new supply, urban transformation and the rules that apply or are scheduled to change, and it shows the arithmetic behind every comparison.

Price and sales data run to September 2026, building-permit data to June 2026, interest rates and consumer prices to October 2026 and exchange rates to 4 November 2026. The series come from the TCMB electronic data delivery system (EVDS), the Turkish Statistical Institute (TÜİK), the Banking Regulation and Supervision Agency (BDDK), the Official Gazette and ministry notices. Third-party projections appear only with the publisher, the date and the method, and this page contains no forecasts of its own. Province-level price and sales detail is covered in our guide to the cheapest and most expensive cities in Turkey.

The Turkish Real Estate Market in Numbers on 5 November 2026

The table below lists the latest value of each headline indicator with its period and publisher. Every figure is repeated, with its working, in the section that covers it.

Two features of the table frame the rest of the guide. Prices are rising by more than a fifth a year in lira terms while sales are 7.2% lower than in the same nine months of 2025, and annual consumer price inflation of 29.73% in September 2026 is higher than the price index change, which is why the real change is negative. Readers comparing this page with older material should note that TÜİK revised its housing-sales series from 2026: the 2025 full-year total is 1,760,292 in the revised database against 1,688,910 in the January 2026 bulletin, and the monthly figures here follow the revised database. Our Turkish real estate market statistics page and the Türkiye country page give the wider context.

House Prices: TCMB Index, Real Change and Unit Prices

The TCMB Housing Price Index is a quality-adjusted index set to 2023 = 100, published monthly. The table below gives the level, the change on the previous month and the change on the same month a year earlier for the thirteen months to September 2026, taken from the EVDS series and the September 2026 TCMB bulletin.

Annual growth in the index fell from 32.19% in September 2025 to 22.34% in September 2026, with small upticks in April and July 2026, and the monthly change was positive in every month shown. Working through the table: the index rose from 204.36 in December 2025 to 239.38 in September 2026, a cumulative 17.1% in nine months (239.38 / 204.36 – 1), and from 148.01 in September 2024 to 195.66 in September 2025, a 32.2% rise.

Nominal versus real change

Consumer prices (EVDS series TUKFIY2025, 2025 = 100) stood at 137.23 in September 2026 and 105.78 in September 2025, an annual rate of 29.73% (137.23 / 105.78 – 1). Deflating the index change by that rate gives 1.2234 / 1.2973 – 1 = -5.7%, the real change that the TCMB bulletin reports. The October index of 140.77 against 108.48 a year earlier gives 29.77% annual inflation by the same calculation, and 2.58% on the month (140.77 / 137.23 – 1); these two October figures are calculated from the index levels rather than quoted from a bulletin.

Existing and new dwellings, and regions

The TCMB new-dwelling index (YKFE) was 246.91 in September 2026, up 24.52% on a year earlier and 2.19% on August, while the existing-dwelling index (YOKFE) was 237.51, up 21.84% and 0.90%. In the bulletin, annual change by city was 26.8% in Istanbul (index 230.9), 22.0% in Ankara (265.2) and 21.0% in İzmir (231.4). Among the regions used in the bulletin, Istanbul had the largest annual increase at 26.8%, followed by the TR90 region (Trabzon, Ordu, Giresun, Rize, Artvin and Gümüşhane) at 26.2% and the TR63 region at 24.0%. The smallest annual increase was 15.3% in the Edirne, Kırklareli and Tekirdağ region (TR21), followed by TR33 and TR22 at 17.9% each.

Unit prices in lira and in dollars

The TCMB also publishes quarterly unit prices in lira per square metre by province. The table below sets the third quarter of 2026 against the third quarter of 2025 and converts both into dollars at the TCMB indicative USD buying rate on the last day of each quarter: TL 48.9303 on 30 September 2026 and TL 41.5068 on 30 September 2025 (TCMB exchange-rate files for 30 September 2026 and 30 September 2025). A quarter-end rate is a simplification, because prices are quarterly figures, but it keeps the conversion dated and repeatable.

The national figure of TL 53,886.9 per m² divides by 48.9303 to about USD 1,101, against TL 42,548.8 / 41.5068 = about USD 1,025 a year earlier, so the national price rose 26.6% in lira and 7.4% in dollars. For Istanbul the same steps give TL 90,843.5 / 48.9303 = about USD 1,857 against about USD 1,656, a 12.1% rise in dollars. Muğla is the only row where the dollar figure fell, by 2.1%, because its 15.4% lira increase was smaller than the 17.9% rise in the dollar rate (48.9303 / 41.5068 – 1). The national unit price was TL 33,892.0 per m² in the third quarter of 2024, so the two-year change is 59.0% in lira (53,886.9 / 33,892.0 – 1). Among provinces with a published figure, Ağrı had the lowest unit price in the third quarter of 2026, at TL 21,958 per m². The cheapest-cities guide on this site lists the full ranking, and the Istanbul city page covers the largest market.

Rents: The TCMB Rent Index and Unit Rents

Two TCMB series describe rents. The new tenant rent index (YKKE) was 342.91 in September 2026, up 26.61% on September 2025 (270.85) and 2.06% on August (335.99). With consumer prices up 29.73%, the real change was -2.4% (1.2661 / 1.2973 – 1), and the bulletin gives annual rent changes of 35.5% in Istanbul (index 336.5), 25.1% in Ankara (371.5) and 23.7% in İzmir (337.4), with the smallest regional change, 18.8%, in the Edirne, Kırklareli and Tekirdağ region. In its 30 October 2026 summary, the TCMB Monetary Policy Committee said that rent inflation continued to decline (press release 2026-47).

The table below shows the second series, unit rents in lira per square metre per month, for the third quarters of 2026 and 2025. Because one series is a quality-adjusted index of new leases and the other is a lira-per-square-metre figure, their annual changes differ, and neither is a measure of the rent that sitting tenants pay.

The steps are the same as for prices: Istanbul rose from TL 334.58 to TL 475.20, which is 475.20 / 334.58 – 1 = 42.0%. The legal rule that governs increases on existing leases is set out later in the calendar of rules; it ties renewal rents to a consumer-price measure, not to market unit rents.

Turkish Real Estate Market Sales: Monthly TÜİK Totals

TÜİK compiles home sales from the land registry (TKGM) and publishes them monthly; the same monthly series is available through the EVDS as total, mortgaged, first-hand and second-hand sales. The September 2026 bulletin is on the TÜİK data portal and was reported by DHA and QNB Invest. The table below shows each month of 2026 against the same month of 2025, with the mortgaged share.

September 2026 is calculated as 142,390 / 156,918 – 1 = -9.3%, and the nine-month total as 1,092,919 / 1,177,125 – 1 = -7.2%. Monthly changes swing widely: May 2026 was 31.2% below May 2025 and June 2026 was 15.8% above June 2025, so the two months together (223,312 against 247,860) are 9.9% lower and give a clearer picture than either month alone. The average over the nine months was about 121,400 sales a month in 2026 against about 130,800 in 2025.

Mortgaged, first-hand and second-hand sales

Mortgaged sales were 212,210 in the first nine months of 2026 against 170,209 a year earlier, which is 24.7% more, and the mortgaged share of all sales rose from 14.5% to 19.4% over the period. The share peaked at 22.9% in March 2026 and fell each month from June (20.0%) to 16.4% in September, while the TCMB average rate on new housing loans stayed between 41.46% and 41.99% from July to October (see the mortgage section). First-hand sales, those from developers and other first owners, were 359,913 in the nine months against 362,242 (-0.6%), and second-hand sales were 733,006 against 814,883 (-10.0%). First-hand sales were 36.2% of September 2026 sales (51,519 of 142,390), against 31.6% in September 2025 (49,608 of 156,918). Our guide to buying in instalments explains the developer payment plans that sit behind part of the first-hand figure.

Sales by Province: January to September 2026 Against 2025

The table below uses the same TÜİK province series. Istanbul, Ankara and İzmir together accounted for 355,116 of the 1,092,919 sales in January to September 2026, a share of 32.5%.

Two of the twelve provinces, Kocaeli (+1.0%) and Tekirdağ (+0.2%), recorded more sales in January to September 2026 than a year earlier. The largest declines were in Kayseri (-11.6%), Mersin and Bursa (-11.0% each). Among all 81 provinces, the lowest totals for the nine months were Hakkâri (515), Ardahan (555), Tunceli (803) and Gümüşhane (1,035). Istanbul’s 196,736 sales were 18.0% of the national total (196,736 / 1,092,919). The sales figure counts transactions, so it says nothing about price per square metre, which the unit-price series above covers.

Foreign Buyers in the Turkish Real Estate Market: Sales by Nationality and Province

TÜİK counts home sales to foreign nationals separately. In September 2026 the figure was 2,167, up 9.9% on September 2025 and 1.5% of all sales (2,167 / 142,390); in January to September 2026 it was 15,308, down 4.3%, or 1.4% of the 1,092,919 total. Working back from the 4.3% decline gives about 16,000 sales in January to September 2025. The September breakdown below comes from the TÜİK bulletin of 16 October 2026 as reproduced by DHA, QNB Invest and Homesoverseas; the 2025 full-year breakdown comes from the January 2026 bulletin as reported by Daily Sabah, citing Anadolu Agency, which reported 21,534 foreign purchases in 2025, 9.4% fewer than in 2024 and 1.3% of all sales. The 2022 peak was 67,490 (4.5% of sales), so 2025 was 68.1% below it (21,534 / 67,490 – 1).

The table below sets out the nationalities and provinces named in each source. The two columns are different periods and different bulletin vintages, because TÜİK revised its database in 2026, so the counts should not be added together or subtracted from each other.

Istanbul and Antalya together took 68.3% of the September 2026 foreign sales (817 + 664 = 1,481 of 2,167) and 70.2% of the 2025 total (7,989 + 7,118 = 15,107 of 21,534). The monthly extremes in 2025 were 2,541 in December and 1,440 in April. Iran appears in the 2025 annual ranking but not among the four nationalities named for September 2026; a single month and a full year are different measures, and the sources used here do not give the full September list. Our Turkish citizenship and immigration guide covers the routes through which foreign buyers qualify for a residence permit or citizenship.

Mortgages: Loan Rates, BDDK Loan-to-Value Limits and the Policy Rate

Housing finance in Türkiye is set by two bodies. The BDDK limits how much of a home’s value a bank may lend; the TCMB sets the policy rate and publishes the interest rates banks charge. On 29 January 2026 the BDDK issued Decision 11364, which sets the maximum loan as a share of the home’s value by value band and by energy performance class. In its statement of 30 January 2026 the agency said the earlier distinction between first-hand and second-hand homes no longer applies to the ratios. Decision 10656 of 24 August 2023 remains in place, and lower ratios continue for buyers who already own a home. The table below gives the ratios.

Reading the table: a home appraised at TL 4,000,000 falls in the first band, so a class A–B home allows a maximum loan of 90% (TL 3,600,000) and leaves TL 400,000 to be paid from other funds, while a class C home in the TL 7 million to 10 million band allows 60%, so TL 8,000,000 x 0.60 = TL 4,800,000. These are limits on the amount a bank may lend, not offers; the price a bank charges is covered next. For terms offered to non-resident buyers, see our guide to buying in instalments.

Loan rates and the policy rate

The TCMB weighted-average rate on new housing loans was 41.46% in July 2026, 41.99% in August, 41.91% in September and 41.63% in October (EVDS series TP.KTF12, monthly average). The rate on the stock of outstanding housing loans (TP.BKR.TRY.18) rose from 32.21% in June to 33.10% in September, because older loans are repriced as new ones are added. At the 22 October 2026 meeting the Monetary Policy Committee cut the one-week repo auction rate from 37% to 36%, with the overnight lending rate going from 40% to 39% and the overnight borrowing rate from 35.5% to 34.5% (press release 2026-45). In the follow-up summary of 30 October 2026 the Committee said housing loan rates had fallen 43 basis points to 41.5%, domestic demand was weak, and its Market Participants Survey expected year-end inflation of 29.6% for 2026 (press release 2026-47).

A simple comparison shows the size of the gap between the loan rate and inflation: 1.4163 / 1.2977 – 1 = 9.1%, the October 2026 housing-loan rate deflated by October inflation. That is an arithmetic comparison of two dated figures, not a statement about the cost of any particular loan. From July to September the mortgaged share of sales fell from 19.3% to 16.4% while the new-loan rate stayed between 41.46% and 41.99%; the data do not show a cause, and this page does not assign one.

Exchange Rates: Dated Arithmetic for Lira Prices

Lira prices of Turkish property and the dollar threshold for citizenship move in different currencies, so a dated exchange rate is needed for every conversion. The rates in the table below are TCMB indicative USD buying rates from its daily files (30 September 2025, 30 September 2026 and 4 November 2026), plus the 31 December 2024, 4 November 2024, 31 December 2025, 4 November 2025 and 30 June 2026 files.

Reading the third row: 48.9303 / 41.5068 – 1 = 17.9%, so the dollar cost 17.9% more lira on 30 September 2026 than a year earlier. The September house price index rose 22.3% in lira over the same period, so priced in dollars the index change is roughly 1.2234 / 1.1789 – 1 = 3.8%, a comparison that treats the end-of-month rate as representative of the month. The euro moved similarly: the TCMB euro rate was TL 48.3661 on 4 November 2025 and TL 55.8465 on 4 November 2026, an increase of 15.5% (EVDS).

Two examples show what a dated rate does. A home priced at TL 5,000,000 was worth about USD 120,460 on 30 September 2025 (5,000,000 / 41.5068) and about USD 102,190 on 30 September 2026 (5,000,000 / 48.9303), without any change in the lira price. In the other direction, the USD 400,000 citizenship threshold equals TL 19,572,120 at the 30 September 2026 rate (400,000 x 48.9303) and TL 19,974,400 at the 4 November 2026 rate (400,000 x 49.9360), against TL 16,602,720 at the 30 September 2025 rate (400,000 x 41.5068). At the Istanbul unit price of about USD 1,857 per m² in the third quarter of 2026, USD 400,000 corresponds to about 215 m² (400,000 / 1,857) of average-priced floor area, and at the national unit price of about USD 1,101 per m², to about 363 m².

Turkish Real Estate Market Rules: What Applies and What Is Scheduled

This section describes each rule with its legal basis and date. A calendar after the detail summarises each rule. Rules that depend on a buyer’s circumstances are set out as the official source states them.

Citizenship by investment: USD 400,000 and a three-year annotation

Article 20(2)(b) of the Turkish Citizenship Law Implementation Regulation, as described by the Your Key Türkiye government portal and the Konya Investment Support Office, provides for exceptional citizenship for a foreign national who acquires immovable property worth at least USD 400,000 and agrees to an annotation on the title deed that bars sale for three years. The USD 400,000 limit has applied since 13 June 2022; before that date it was USD 250,000. The regulation was amended on 12 January 2017, 19 September 2018, 7 December 2018, 6 January 2022, 13 June 2022 and 12 December 2023. The 12 December 2023 amendment removed agricultural land and land without a building from the qualifying options, and the 6 January 2022 amendment required the foreign currency to be converted through a bank to the Central Bank. The value is confirmed in an amount determination document that rests on a valuation report. The route is described further in our citizenship and immigration guide.

Residence permit by property ownership

According to the Presidency of Migration Management application document list on the e-ikamet portal, a short-term residence permit on the basis of owning property requires a value of at least USD 200,000 at the time of acquisition, and the property is to be the owner’s residence, not let out. Short-term permits are granted for periods of up to one year at a time.

Documents for foreign buyers: the foreign-exchange purchase certificate

A land registry (TKGM) announcement of 26 January 2022 states that foreign natural persons buying property must first sell foreign currency to the Central Bank through a bank and present the resulting foreign-exchange purchase certificate (DAB) at the land registry office. The requirement took effect on 24 January 2022. The lira value on the certificate is reflected in the deed as the value on which the fee is calculated, and for citizenship purchases a bank receipt for the transfer from buyer to seller is also requested. Payments made before the circular was published were generally accepted without a certificate, though a bank receipt for the transfer is still requested.

Title-deed fee and VAT

The title-deed fee is set by the tariff of the Fees Law, Law 492. Item 20(a) charges transferor and transferee separately on the declared transfer value, which may not be below the property-tax value; Law 7566 of 4 December 2025, article 8, reworded that base clause. The statutory rate is 1% (binde 10), the President may raise it up to double and reduce it to a tenth, and the rate applied has been 2% (binde 20) since a Council of Ministers decision of 20 September 2012 raised it from 1.65%. On a declared value of TL 10,000,000 that is TL 200,000 for each side, TL 400,000 in total. A 2018 amendment added first sales of new homes and workplaces to the categories for which the President may set a different rate.

For value-added tax, the Revenue Administration (GİB) consolidated rate list shows a general rate of 20% since 10 July 2023 (Presidential Decision 7346). Under list II item 35, added by Presidential Decision 5359 of 29 March 2022 and in force from 1 April 2022, deliveries of homes with a net area up to 150 m² are taxed at the lower list rate of 10%, and homes in urban-transformation projects under Law 6306 with a net area up to 150 m² are taxed at 1%; homes whose building permit pre-dates 1 April 2022 keep the earlier provisions (GİB VAT rate list). Our guide to instalment purchases sets out how the rates interact with developer payment plans.

Property tax and rent increases

Under article 8 of the Property Tax Law 1319, the building tax rate is 1 per thousand on dwellings and 2 per thousand on other buildings, increased by 100% inside the boundaries of metropolitan municipalities and adjoining areas defined by Law 5216, so a dwelling in a metropolitan municipality is taxed at 2 per thousand. The President may reduce the rates by up to half or raise them up to threefold. On an assessed tax value of TL 8,000,000 the 2 per thousand rate gives TL 16,000 a year. The tax value is set by the municipality, not by the sale price.

For rent, article 344 of the Turkish Code of Obligations (Law 6098) provides that a rent agreed for a renewed lease period is valid only if it does not exceed the change in the twelve-month average consumer price index over the previous lease year; for leases of five years or longer, a court determines the rent. TÜİK publishes the twelve-month average each month, and it is a different measure from the annual change quoted earlier on this page.

Short-term rental under Law 7464

Law 7464 on the tourism letting of homes was adopted on 25 October 2023 and published in the Official Gazette of 2 November 2023 (issue 32357), and it came into force on 1 January 2024 (Law text and Official Gazette). The implementing regulation appeared in the Gazette of 28 December 2023 (issue 32413). According to the Ministry of Culture and Tourism register, as recorded in our Airbnb law guide, there were 33,966 permit records covering 49,102 homes on 17 October 2026. The Constitutional Court’s decision of 25 December 2025 left the consent requirement for apartment buildings in place, and a bill on foreign digital accommodation platforms, submitted on 10 August 2026, has been approved in committee (Anadolu Agency). Hotel counts and the licensing context are in our hotels in Turkey guide.

The payment system for property sales

An amendment to the Ministry of Trade’s Real Estate Trade Regulation, published in the Official Gazette of 29 April 2026 (issue 33238), added Additional Article 1. It requires sale prices paid wholly or partly in cash, bank transfer, EFT or another method the Ministry specifies to go through a payment system that transfers title and price at the same time. A usage fee is deducted from the seller’s proceeds, amounts financed by a bank or finance company are excluded, and the Ministry may extend the start by up to three months. The Gazette of 1 October 2026 (issue 33387) moved the date in Provisional Article 1(10) from 1 July 2026 to 1 December 2026, and rewrote the paragraph on how exclusions, the pilot scope, the fee and its sharing are set, through an integrator authorised by the Ministry under a protocol with the Ministry of Environment, Urbanisation and Climate Change. As the provisional article is worded, sales completed up to 1 December 2026 are not required to use the system.

Law 7579 and valuation reports

Law 7579, published in the Official Gazette of 22 May 2026 (issue 33261), amended the Land Registry Law and several others. Article 1 requires housing-finance and capital-markets valuation reports to be sent electronically and free of charge to the land registry on the date of the report. Other articles exempt TOKİ social-housing tenders and contracts from stamp duty until 31 December 2027, set administrative fines of TL 500,000 for supplying ready-mixed concrete to unpermitted buildings, require soil and foundation surveys by licensed firms from 31 December 2026, and amend condominium and fire-protection provisions. The law contains no change to VAT and no provision specific to foreign buyers.

New Supply: Building Permits and Occupancy Permits

TÜİK publishes building permits (planned construction) and occupancy permits (completed buildings) monthly, and the series are available through the EVDS as groups bie_inyprh2 and bie_inypkl2. The latest month in the data used here is June 2026. The counts below are dwelling units (“daire”) in all buildings, residential and non-residential. A permit is not a completion: a unit permitted in one month is generally completed in a later period, so the two series are flows measured at different stages, not a pipeline that can be matched month by month.

Permit units in the first half of 2025 were 32.8% above the first half of 2024 (479,571 against 361,253), so the 7.3% rise in 2026 is on top of a larger increase the year before. For the full years, units in permits were 853,893 in 2024 and 1,191,457 in 2025, up 39.5%, while units in occupancy permits were 636,158 and 692,738, up 8.9%. In the first half of 2026, occupancy-permit units equalled 59.7% of permit units in the same months (307,440 / 514,813); that ratio compares two different sets of projects and is not a completion rate. The occupancy-permit floor area for the half-year was 60,573,612 m².

Monthly permit counts are uneven. Units in permits were 30.1% lower in May 2026 than in May 2025 (76,691 against 109,645) and 20.6% lower in June (107,818 against 135,779), but 92.0% higher in February (86,533 against 45,069), 48.6% higher in April (95,954 against 64,593), 22.2% higher in March and 14.5% higher in January. The first-half comparison therefore depends on the months chosen, and the six-month total is the more reliable figure. The Medium-Term Programme for 2027 to 2029 of the Strategy and Budget Presidency lists measures to expand social and rental social housing as well as to accelerate urban transformation, especially in Istanbul (OVP 2027–2029, 6 September 2026).

Urban Transformation and Earthquake Resilience

Two programmes dominate the official figures. The first is the Istanbul urban-transformation campaign known as “Yarısı Bizden” (“half from us”), started on 22 February 2024 under a Presidential Decree. Its end date was 31 December 2026 and was extended to 31 December 2027, as reported by Anadolu Agency on 20 October 2026. The support per dwelling is a TL 875,000 grant, a TL 875,000 loan and TL 125,000 for moving costs, TL 1,875,000 in total, of which the loan is repayable. The second is the reconstruction in the February 2023 earthquake zone, where the Ministry of Environment, Urbanisation and Climate Change reports delivered units by province.

The Istanbul figures imply 5,482 additional completed units between the two report dates (123,396 – 117,914) over 29 days, from 22 September to 21 October 2026. The Doğayı Dinle report, which cites Ministry data, also describes payment to the contractor in four stages, three of 30% and a final 10% after the occupancy permit, and a loan repayable from two years after the permit over up to ten years, at 0% in the first year and half the consumer-price rate afterwards. The earthquake-zone delivery figures in the CNN Türk report sum as stated: 367,995 + 65,672 + 21,690 = 455,357. The same report cites a direct loss from the earthquakes of USD 104 billion and a total economic cost of about USD 150 billion. These programme figures are state-reported and tell a reader about the volume of replacement housing, not about prices, which the TCMB series above measure.

Third-Party Projections: Source, Date and Method

The table lists macroeconomic projections that feed discussion of the Turkish real estate market. They measure growth and consumer prices, not house prices, and each is the publisher’s own estimate at the date shown. The IMF figures come from the October 2026 World Economic Outlook through its DataMapper interface; the government programme is the Medium-Term Programme 2027–2029; the survey result is quoted in the TCMB 30 October 2026 press release.

The gap between sources is visible in the 2026 year-end inflation row: the programme figure of 28.4% is 1.2 percentage points below the survey figure of 29.6% (29.6 – 28.4), and the IMF end-period figure of 29.9% is 0.2 points above the survey. Annual inflation was 29.73% in September 2026. For real house prices, the relevant arithmetic is the one shown earlier: a nominal index change measured against the inflation rate for the same twelve months. This page does not extend these macroeconomic projections to house prices or sales.

How to Read Turkish Real Estate Market Statistics

Most disagreements about the Turkish real estate market come from comparing figures that measure different things. Five distinctions cover most of them.

• Index versus unit price. The TCMB index tracks price changes for a quality-adjusted basket; the unit price is a lira-per-square-metre figure that moves with the mix of homes sold in the quarter, so the two can diverge, as Muğla’s unit price did against its dollar equivalent earlier on this page.
• Nominal versus real. A 22.3% nominal rise with 29.73% inflation is a 5.7% real fall. Both numbers are correct; they answer different questions.
• Sales versus value. TÜİK counts registered transactions, so a month with fewer, larger sales can show a lower count and a higher turnover. The sales series carries no value information.
• Vintage. TÜİK revised its housing-sales database in 2026, so a 2025 total can be 1,760,292 or 1,688,910 depending on the vintage. Foreign-sales breakdowns in this guide are labelled by bulletin date for that reason.
• Currency and date. A dollar figure needs a stated lira rate and date, as in the exchange-rate section; the same lira price converts to different dollar amounts a month apart.

Readers who want to check a figure can retrieve it directly: the housing price index is EVDS series TP.KFE.TR, monthly sales are in groups bie_akonutsat1 to bie_akonutsat4, the new-loan rate is TP.KTF12, the outstanding-loan rate is TP.BKR.TRY.18 and consumer prices are TUKFIY2025. The next TÜİK housing-sales release, for October 2026, is scheduled for 17 November 2026, as noted in our cities guide. For adjacent topics, our real estate insurance guide covers insurance on Turkish property, and the Dubai and Turkey comparison sets Turkish figures beside another market.

Frequently Asked Questions

How many homes were sold in Türkiye in September 2026?

TÜİK recorded 142,390 home sales in September 2026, 9.3% fewer than the 156,918 in September 2025. Of these, 23,397 were mortgaged (16.4%), 51,519 were first-hand and 90,871 were second-hand. January to September totalled 1,092,919 sales against 1,177,125 a year earlier, a 7.2% decline.

Are house prices in the Turkish real estate market rising in real terms?

No, on the TCMB index. In September 2026 the Housing Price Index was 239.4, up 22.3% on a year earlier, while consumer prices rose 29.73%, so the real change was -5.7% (1.2234 / 1.2973 – 1). The lira unit price rose 26.6% nationally in the third quarter of 2026 against the third quarter of 2025, which is below the 29.73% annual inflation rate of September 2026.

How many homes did foreign buyers purchase in 2026 so far?

TÜİK reported 15,308 home sales to foreign nationals in January to September 2026, down 4.3% on the same period of 2025, and 2,167 in September, up 9.9%. The September list was led by Russia (388), Iraq (166), Germany (162) and Ukraine (158), and by Istanbul (817) and Antalya (664) among provinces.

What property value does Turkish citizenship by investment require?

Article 20(2)(b) of the Citizenship Regulation requires property worth at least USD 400,000 with a three-year annotation on the title deed barring sale. The USD 400,000 limit has applied since 13 June 2022. At the 4 November 2026 TCMB rate of TL 49.9360, that is TL 19,974,400.

What are the current mortgage loan-to-value limits?

BDDK Decision 11364 of 29 January 2026 sets the maximum loan between 20% and 90% of the home’s value, depending on the value band and energy class. For a home worth up to TL 5 million the limits are 90%, 80% and 70% for energy class A–B, class C and other classes.

What was the average housing loan rate in October 2026?

The TCMB reported a weighted-average rate of 41.63% on new housing loans in October 2026, against 41.91% in September. The one-week repo auction rate was cut to 36% on 22 October 2026. Annual consumer price inflation was 29.73% in September and about 29.77% in October by the EVDS index.

When must property sales use the new payment system?

The Real Estate Trade Regulation’s Additional Article 1, added on 29 April 2026, requires sale prices paid in cash or by transfer to go through a payment system that moves title and price together. The Official Gazette of 1 October 2026 set the date in Provisional Article 1(10) to 1 December 2026, and the Ministry may extend the start by up to three months.

What fees and taxes apply to a purchase in the Turkish real estate market?

The title-deed fee applied is 2% of the declared value for each side, 4% in total, on a value that cannot be below the property-tax value. VAT is 20% in general and 10% for homes up to 150 m² under permits issued from 1 April 2022. Property tax is 1 per thousand on dwellings, doubled to 2 per thousand in metropolitan municipalities.

How much new housing is being built?

In the first half of 2026, permits covered 514,813 dwelling units, 7.3% more than in the first half of 2025, and occupancy permits covered 307,440 units, 10.4% more. For all of 2025, permits covered 1,191,457 units and occupancy permits 692,738 (TÜİK via EVDS).

Where do forecasts for the Turkish real estate market come from?

This page quotes macroeconomic projections only: the IMF (13 October 2026) expects real GDP growth of 2.7% in 2026, the Medium-Term Programme (6 September 2026) 3.3%, and the TCMB Market Participants Survey (October 2026) year-end inflation of 29.6%. These are the publishers’ estimates and not house-price forecasts.

Last checked: 5 November 2026. Sources: TCMB Housing Price Index bulletin, September 2026; TCMB EVDS; TÜİK housing sales statistics, September 2026; DHA; QNB Invest; Daily Sabah; BDDK Decision 11364; BDDK statement of 30 January 2026; TCMB press release 2026-45; TCMB press release 2026-47; TCMB exchange rates; Your Key Türkiye; Konya Investment Support Office; TKGM announcement; Law 492; Law 1319; Law 6098; GİB VAT list; Official Gazette 33238; Official Gazette 33387; Official Gazette 33261; Law 7464; Anadolu Agency; Doğayı Dinle; CNN Türk; IMF DataMapper; Medium-Term Programme 2027–2029.