Turkish households buy property to protect savings from inflation, and foreigners buy for sun, citizenship and cheap square metres. The Turkey real estate market 2026 is therefore driven as much by the lira as by housing fundamentals; stock is on the Turkey property page.
Dollar prices and what they hide
Survey data (2022) put central prices at about $1,237 per m² and outside-centre prices at about $741 per m². These observations pre-date more recent lira weakness and local price rises, so treat them as a floor for current dollar prices in the main cities, and use live listings for current asking prices. The price-to-income ratio was 12.5 in 2024 and the price-to-rent ratio 16.3.
Average net pay was about $588 a month in 2023. The lira's depreciation means dollar series for incomes, rents and prices all move at once, so ratios are the more reliable gauge. Compare your options on the Turkey listings page, starting with cheap property in Turkey or homes under $100k.
Yield
Gross yield was 6.1% in 2024, which is high for a Mediterranean market but low against Turkish interest rates: the policy rate was 50% in 2024 and 20-year mortgages averaged 27.62% in 2023. In lira terms, inflation of 34.88% in 2025 is the benchmark owners must beat. Rent increases are capped by law for sitting tenants in many cases, which has damaged landlord returns and cut the supply of long lets.
| Indicator | Value | Year |
|---|---|---|
| Inflation | 34.88% | 2025 |
| Policy interest rate | 50% | 2024 |
| Mortgage rate (20 years) | 27.62% | 2023 |
| GDP growth | 3.6% | 2025 |
| Unemployment | 8.52% | 2025 |
| Corporate tax | 25% | 2026 |
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Economy
GDP was about $1.6 trillion in 2025, growing 3.6%, with output per person near $18,599. Unemployment was 8.52%, public debt a low 23.6% of GDP (2024), and the population about 85.9 million. The state's low debt contrasts with an external-financing need and a currency that has lost value repeatedly. Domestic mortgages are priced so high that most purchases are paid in cash or through developer instalments.
Foreign buyers
Most foreigners can buy, with exceptions around military zones and with reciprocity checks for some nationalities. A property purchase above a set threshold can support a citizenship application; the amount and the conditions change, so ask a licensed lawyer. A title deed (tapu) fee is paid at transfer, and valuation reports are required for foreign purchasers. Our Turkey buying guide and financing page provide an overview.
Risks and outlook
- Lira volatility: returns in dollars can differ widely from lira returns.
- Regulation: rental caps, residence-permit rules and taxes change regularly.
- Earthquake exposure: older stock in seismic zones is a serious concern; check the building's certification.
- Overbuilding: some resort areas are oversupplied.
For investors, the case rests on buying at a realistic dollar price, holding for use or citizenship purposes, and not counting on headline yields. Use the property valuation tool to cross-check offers.
Last updated 8 October 2026