Most Expensive Housing City in Turkey Leaves Istanbul Behind
The city with the most expensive real estate in Turkey has been identified. The city, where the average house price exceeds 11 million TL, has significantly outpaced Istanbul. On the other hand, according to 2026 data, the city with the highest price per square meter was recorded as Muğla, with a staggering 87,244 TL.
The average housing sale price in Turkey reached 5 million 212 thousand 875 TL.
The 'July 2026 Housing Value Report' has been published. According to data from Endeksa, provided by Emlakjet, the average housing sale price across Turkey has reached a level of 5 million 212 thousand 875 TL. The average price per square meter was recorded as 41 thousand 703 TL. It was observed that the value of housing per square meter across Turkey has increased nominally by 23.3% over the last year. However, the annual change adjusted for inflation during the same period was negative 6.6%.
On the monthly charts, a limited recovery was observed. In July, the price per square meter increased by 1.9% on a nominal basis and 0.5% on a real basis compared to the previous month. The transition of the monthly real change, which was negative 0.2% in June, to the positive side was evaluated as a positive movement for the market.
The city where buying a house is the most expensive has been revealed.
When considering the top 30 cities where most residential sales occur, Ordu saw the greatest annual increase in square meter prices with a rise of 32.4%. The cities that followed Ordu in terms of annual price increase rate were:
Ankara: 28.7%
Kocaeli: 28.5%
Denizli: 27.1%
Elazığ: 26.9%
Ordu also stood out positively in terms of real change performance adjusted for inflation. In June, all 30 cities analyzed experienced negative real change. However, Ordu was the only city to enter the positive zone in July, achieving a 0.4% real increase. The cities where the real value loss was most limited were Ankara with a negative 2.5% and Kocaeli with a negative 2.6%.
Housing prices across provinces: Muğla tops the list as the most expensive province per square meter.
One of the most striking data from the report is that Turkey's most expensive housing market is in Muğla. According to July 2026 data, Muğla recorded the highest square meter sales price, with 87,244 TL. With an average sales price per house reaching 11,341,720 TL, Muğla maintained its clear leadership.
The other cities that stand out in terms of square meter and average house prices were listed as follows:
Istanbul: Square meter price 65,078 TL | Average house price 7,158,580 TL
Antalya: Square meter price 55,495 TL | Average house price 6,104,450 TL
Izmir: Square meter price 53,974 TL | Average house price 6,476,880 TL
Çanakkale: Square meter price 53,387 TL | Average house price 6,192,892 TL
Aydın: Average house price 6,894,720 TL
The annual difference in Istanbul reached 1.3 million lira.
In a study conducted among metropolitan cities, the price increase in Istanbul stood out. The average housing price in Istanbul, which was 5 million 864 thousand 958 TL in July 2025, rose to 7 million 158 thousand 580 TL in July 2026. This data reveals that the value of an average house in the megacity increased nominally by 1.3 million TL in 12 months.
When it comes to the annual price increase on a scale of five major cities, Ankara led the way with 28.7 percent; followed by Istanbul with 26.5 percent, Antalya with 25.8 percent, Bursa with 21.7 percent, and Izmir with a 21 percent increase.
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