Muğla Province, home to the popular resorts of Bodrum, Marmaris, and Fethiye, remains Turkey’s most expensive region for buying a home. As of June 2026, the average price per square meter there reached 85,182 thousand Turkish lira, or approximately $1,850.
The average price of a residential property in Muğla was 11.074 million lira, which is equivalent to approximately $240,000, according to the June report by Emlakjet and Endeksa.
Istanbul took second place in terms of price per square meter, with an average of 63,788 thousand lira. The average property in Turkey’s largest city is valued at approximately 7.017 million lira.
Antalya ranks third, where a square meter costs an average of 55,264 thousand lira, and a property costs about 6.079 million lira. Next are Izmir, with 52,677 thousand lira per square meter, and Çanakkale, with 52,634 thousand lira.
Aydın also made the list of regions with the highest average property prices. The average housing price in the province, which includes the resort towns of Kuşadası and Didim, reached 6.782 million lira, with a price per square meter of 50,238 thousand lira.
High prices in coastal regions are driven by the concentration of resort real estate, limited land supply in the most sought-after locations, the development of premium projects, and demand from buyers in other regions of Turkey and abroad.
Nationwide, the average price per square meter of housing at the end of June was 40,944 thousand lira, while a standard property with an area of approximately 125 square meters cost 5.118 million lira, or roughly $111 thousand. Over the past year, prices in the national currency rose by 22.3%.
However, when adjusted for inflation, Turkish housing became 7.6% cheaper over the year. A real decline was recorded in all 30 of the country’s largest provinces. In Istanbul, inflation-adjusted prices fell by 5.5%; in Antalya, by 4.1%; in Ankara, by 3.5%; and in Izmir, by 9.5%.
The average payback period for rental investments in Turkey is estimated at 13 years. In Muğla, it reaches 18 years; in Antalya, 16 years; in Istanbul, 12 years; and in Ankara, 11 years. The longer payback period for resort properties is due to the high purchase price relative to long-term rental income.
In June 2026, 129,979 residential properties were sold in Turkey, which is 15.8% more than a year earlier. The number of mortgage transactions increased by 72.1% to 25,993.
