Last Updated on oktober 23, 2026 by Ideal Editor
Turkey Property Market September 2026 Insights Report by Abdurahman Kaya
Title: Turkey Property Market September 2026 Insights
Author: Abdurahman Kaya
Founder / General Manager / Sales & Marketing, Ideal Estates
Head of International Sales & Marketing
Real Estate Professional Since 2004
The Turkey Property Market September 2026 Insights report reveals a market undergoing an important transition. With inflation easing, interest rates remaining elevated and foreign property purchases recovering on a monthly basis, international buyers have several factors to consider when evaluating Turkish real estate.
For buyers and investors, the opportunity lies in understanding the differences between headline market statistics and the performance of individual properties. Location, construction quality, rental demand, legal security and currency exposure can all influence the outcome of a purchase.
At Ideal Estates, our approach is grounded in helping clients evaluate these factors against their individual objectives. As Founder and General Manager, I believe informed property decisions begin with reliable market information, realistic financial expectations and a clear understanding of the risks involved.
In this September 2026 analysis, I examine the latest housing figures, economic conditions, foreign-buyer activity and regional opportunities to help prospective purchasers make more confident decisions.
Turkey Property Market September 2026: Essential Insights
September’s housing statistics present a mixed picture. Total residential sales declined compared with September 2025, while new-build transactions and monthly foreign purchases increased.
The distinction is important. A national sales slowdown does not necessarily mean that every region or property category is underperforming.
The principal market indicators for September 2026 are:
- 142,390 residential properties sold nationwide, down 9.3% year-on-year.
- 51,519 new-build homes sold, representing an annual increase of 3.9%.
- 2,167 homes purchased by foreign buyers, up approximately 9.9% compared with September 2025.
- 15,308 foreign purchases recorded during the first nine months of 2026, down 4.3% year-on-year.
- 29.8% annual inflation, compared with 31.5% in August.
- 37% central bank policy rate, unchanged during September.
- Positive annual US dollar property price movements in Istanbul, Ankara and Izmir.
These figures indicate a market where careful selection is becoming increasingly important.
For international buyers, the central question is not simply whether Turkish property prices are rising. It is whether a specific property offers appropriate value, sustainable ownership costs and a realistic prospect of meeting the buyer’s long-term objectives.
Turkey’s Economic Outlook and Its Impact on Property
Inflation: Progress, but affordability remains important
Annual consumer inflation declined to approximately 29.8% in September, reaching its lowest level in five years according to the reported market figures.
This represents progress towards greater price stability. Nevertheless, inflation remains significant and continues to influence household purchasing power, construction costs, maintenance expenses and rental affordability.
For property investors, it is essential to distinguish between nominal price appreciation and real returns.
A property may increase in Turkish lira terms without delivering equivalent growth after inflation. International purchasers must also account for exchange-rate movements when measuring returns in pounds, euros or US dollars.
My recommendation: Evaluate a property using its complete financial profile rather than relying on headline price increases. Include acquisition costs, ongoing expenses, rental income and potential resale proceeds.
Interest rates and mortgage affordability
The Central Bank of the Republic of Türkiye maintained its policy rate at 37% throughout September.
Elevated borrowing costs can restrict mortgage affordability, particularly for domestic purchasers who depend on financing. They can also affect developers’ funding expenses and the pace of new residential projects.
However, the central bank policy rate is not the same as the mortgage rate offered to an individual buyer. Actual borrowing costs depend on the lender, currency, repayment period and the buyer’s financial circumstances.
Lower rates in the future could improve affordability and support demand, but buyers should not base a purchase on the assumption that reductions will occur on a particular timetable.
For overseas purchasers with available capital, cash transactions may offer greater flexibility. Even so, a cash purchase should never replace independent legal due diligence or careful negotiation.
Currency movements: Understanding your real investment cost
The Turkish lira weakened against the US dollar during September. The reported exchange rate moved from approximately TRY 48.28 per US dollar at the beginning of the month to TRY 49.03 at the end.
Currency depreciation can make Turkish property appear more accessible to buyers holding stronger foreign currencies. However, the same movement can reduce the value of future sale proceeds when converted back into the buyer’s home currency.
Before committing, calculate:
- The purchase price in Turkish lira.
- The total acquisition cost in your preferred currency.
- Expected annual ownership and management expenses.
- Potential rental income after operating costs.
- Estimated resale proceeds under different exchange-rate scenarios.
This framework provides a more realistic basis for comparing properties and investment opportunities.
Residential Sales: New-Build and Resale Market Trends
Turkey recorded 142,390 residential transactions in September 2026, compared with 156,918 in September 2025.
Despite the annual decline, the market produced a notable difference between new-build and existing-home transactions.
New-build sales demonstrate resilience
New-build sales increased by 3.9% year-on-year to 51,519 units. Existing-home sales declined by 15.3% to 90,871 units.
This divergence is relevant to buyers deciding between newly constructed developments and established residential properties.
New-build homes may offer modern layouts, contemporary facilities and lower immediate refurbishment requirements. However, buyers should investigate the developer’s track record, construction quality, completion timetable and title-deed arrangements.
Existing properties provide a different advantage: the buyer can inspect the finished home, assess the neighbourhood and investigate comparable rental properties before completing the purchase.
Neither category is automatically superior. The right choice depends on price, location, legal status, maintenance requirements and the intended holding period.
Mortgage-backed and cash purchases
Mortgage-backed residential transactions increased by 5.1% year-on-year to 23,397 homes.
The September report also indicated that cash purchases accounted for approximately 85.5% of residential sales.
These figures suggest that cash-funded transactions remain an important feature of the market, although the exact classification of sales categories should be checked before making direct comparisons.
For international buyers, having funds available can strengthen negotiating flexibility and reduce dependence on domestic mortgage conditions. Nevertheless, payment arrangements, source-of-funds requirements and secure transfer procedures should be agreed with appropriate professional guidance.
Foreign Property Buyers in Turkey: September 2026
Foreign buyers purchased 2,167 residential properties in September, compared with 1,972 during the same month in 2025.
This represents an increase of approximately 9.9% year-on-year.
However, the cumulative position is more restrained. Between January and September, foreign buyers acquired 15,308 properties, down from 15,992 during the equivalent period of 2025.
Foreign purchasers accounted for approximately 1.5% of all residential transactions in September.
The figures therefore suggest a monthly improvement rather than definitive evidence of a sustained recovery in international demand.
Which nationalities are buying property in Turkey?
Russian citizens recorded the highest number of foreign residential purchases in September, with 388 transactions. Iraqi citizens followed with 166, while German buyers recorded 162.
These figures demonstrate the diversity of Turkey’s international property market.
Nevertheless, nationality statistics should be interpreted carefully. They do not establish the future direction of prices in individual locations, nor do they indicate that every property type will attract equal demand.
For prospective buyers, the more useful questions concern location, property suitability, rental prospects, resale liquidity and the legal requirements applicable to their circumstances.
Where Are Foreign Buyers Purchasing Property?
Istanbul, Antalya and Mersin were the leading Turkish cities for foreign residential purchases in September.
Each market has distinct characteristics and should be assessed according to the buyer’s intended use.
Istanbul: A diverse metropolitan property market
Istanbul recorded 817 purchases by foreign buyers during September.
Its extensive employment base, transport infrastructure, universities, commercial districts and varied residential neighbourhoods support demand from domestic and international purchasers.
Potential opportunities include established residential apartments, properties near transport connections and selected new developments with strong fundamentals.
However, Istanbul is not one uniform property market. Prices, rental demand and resale liquidity can vary considerably between districts.
Buyers should investigate the exact location, building condition, earthquake resilience, management arrangements and access to everyday amenities. A well-positioned property with verified documentation may be more attractive than a cheaper alternative with weaker resale prospects.
Antalya: Mediterranean living and rental potential
Antalya recorded 664 foreign residential purchases in September.
Its Mediterranean climate, tourism infrastructure and established international community make it attractive to buyers seeking permanent residences, second homes and rental-oriented properties.
However, holiday-home investment requires realistic financial modelling.
Rental occupancy can vary by season, while management, furnishing, maintenance and regulatory compliance can affect profitability. Buyers considering short-term letting should confirm the applicable permissions and licensing requirements before completing a purchase.
Properties should be assessed on their individual merits rather than on projected holiday income alone.
Mersin: An alternative coastal market
Mersin recorded 155 foreign residential purchases during September.
The city offers an alternative to Istanbul’s metropolitan market and Antalya’s established tourism economy. Buyers may investigate Mersin for coastal living, residential developments and a range of property budgets.
Nevertheless, an attractive purchase price does not automatically translate into a strong investment.
Examine the neighbourhood’s infrastructure, building quality, title-deed status, access to services and likely resale demand. If rental income is a priority, compare achievable rents and occupancy with the complete cost of ownership.
At Ideal Estates, we believe location-specific analysis is particularly important when comparing coastal developments that may appear similar in promotional material but differ substantially in their long-term suitability.
Turkish Property Prices: Annual and Monthly Movements
The reported property price figures, measured in US dollars, show substantial differences between Turkey’s major metropolitan markets.
Nationally, prices increased by 1.67% year-on-year but declined by 0.56% during September.
Istanbul and Ankara recorded stronger annual movements, while Izmir experienced the largest monthly increase among the three cities.
These figures provide a useful market overview, but they should not be confused with the return available from an individual property.
A property’s actual performance depends on its purchase price, condition, rental income, transaction expenses and the currency used to measure the investment.
For this reason, I encourage buyers to assess comparable properties within the same neighbourhood rather than relying exclusively on national or citywide averages.
Is Turkish Property a Good Investment in 2026?
Turkey offers a diverse range of property markets, from major metropolitan centres to coastal destinations popular with international residents.
Whether a purchase represents a sound investment depends on the buyer’s objectives and the quality of the individual opportunity.
Potential advantages include:
- A broad selection of locations, property types and price points.
- Opportunities to acquire homes for personal use or long-term rental.
- Established international demand in selected cities.
- The potential to negotiate on properties that are appropriately priced.
- Opportunities to build a long-term property portfolio through selective acquisitions.
Important risks include:
- Inflation affecting maintenance and operating expenses.
- Exchange-rate movements reducing foreign-currency returns.
- High borrowing costs restricting some buyers’ purchasing power.
- Weak resale liquidity in less desirable locations.
- Construction, title-deed or building-management issues.
- Rental income falling short of optimistic projections.
My preferred approach is to prioritise property fundamentals over short-term speculation.
A property should make sense at the agreed purchase price, with realistic assumptions about costs, demand and resale prospects. Any anticipated appreciation should be treated as an uncertain potential benefit rather than a guaranteed outcome.
How to Buy Property in Turkey with Greater Confidence
A structured acquisition process helps international purchasers make informed decisions and reduce avoidable risks.
1: Define your objective
Decide whether the property is intended for permanent residence, holidays, long-term rental, short-term letting or capital appreciation.
2: Establish a complete budget
Allow for the purchase price, applicable title-deed charges, legal services, taxes, furnishing, maintenance and ongoing management expenses.
3: Compare locations and completed properties
Examine comparable sales, neighbourhood amenities, transport connections, rental demand and future resale considerations.
4: Complete independent legal checks
Verify ownership, title-deed details, registered encumbrances, planning compliance and any restrictions affecting the property or purchaser.
For off-plan developments, investigate the developer’s history, contractual obligations, construction progress and delivery arrangements.
5: Calculate realistic investment returns
Estimate rental income after vacancy, management, maintenance, taxes and other applicable expenses. Consider how changing exchange rates could affect the outcome.
6: Plan your exit strategy
Consider who might buy the property in the future, how liquid the local market is and what costs could apply when selling.
A carefully planned acquisition should balance financial considerations with the buyer’s practical needs and long-term priorities.
September 2026 Outlook: What Should Buyers Watch Next?
September’s figures reveal a market in transition rather than one moving uniformly in either direction.
Lower annual inflation, stronger new-build transactions and a monthly increase in foreign purchases provide encouraging signals. However, total residential sales remained below their year-earlier level, foreign purchases were lower across the first nine months, and the central bank policy rate remained at 37%.
Over the coming months, buyers should monitor:
- Inflation: Whether disinflation continues and improves household purchasing power.
- Interest rates: Whether borrowing conditions change enough to influence housing demand.
- Foreign-buyer activity: Whether September’s improvement continues over subsequent months.
- Property prices: How nominal and foreign-currency price movements differ by location.
- Rental fundamentals: Whether achievable rents justify the purchase price and operating costs.
- Construction and regulation: Whether changes affect property delivery, ownership requirements or rental permissions.
For international buyers, the most reliable strategy is to combine national market analysis with detailed due diligence on individual properties.
At Ideal Estates, our aim is to help clients understand not only what the market is doing, but also how those changes relate to their personal objectives.
Conclusion: Making Informed Property Decisions in Turkey
The September 2026 data presents a nuanced picture of Turkish real estate. Monthly foreign purchases increased, new-build sales demonstrated resilience and property price movements varied significantly across major cities.
At the same time, the decline in total transactions and year-to-date foreign purchases underlines the importance of a selective approach.
I believe the strongest property decisions are built on transparent advice, realistic financial expectations and a clear understanding of local market conditions.
Whether you are considering a home in Istanbul, a Mediterranean property in Antalya or an investment opportunity in Mersin, careful research and independent verification remain essential.
Abdurahman Kaya
Founder / General Manager / Sales & Marketing, Ideal Estates
Head of International Sales & Marketing
My commitment is to help buyers navigate the Turkish property market with greater clarity, confidence and a strategy aligned with their individual goals.
📊 Turkey Property Market Statistics — September 2026
| Indicator | September 2026 | Year-on-year change |
|---|---|---|
| Total residential sales | 142,390 | -9.3% |
| New-build sales | 51,519 | +3.9% |
| Existing-home sales | 90,871 | -15.3% |
| Mortgage-backed sales | 23,397 | +5.1% |
| Foreign-buyer purchases | 2,167 | +9.9% |
| Foreign purchases, January–September | 15,308 | -4.3% |
| Annual inflation | 29.8% | Down from 31.5% in August |
| Central bank policy rate | 37% | Unchanged in September |
📈 Property Price Movements by City
Percentage change in property prices measured in US dollars.
| Location | Annual change | Monthly change |
|---|---|---|
| Turkey | +1.67% | -0.56% |
| Istanbul | +5.30% | +0.42% |
| Ankara | +7.83% | +0.03% |
| Izmir | +0.15% | +1.21% |
🌍 Foreign-Buyer Activity by City
| City | Foreign purchases | Share of local sales |
|---|---|---|
| Istanbul | 817 | 3.67% |
| Antalya | 664 | 9.90% |
| Mersin | 155 | 3.50% |
Market Signals: A Quick Visual Breakdown
September 2026 key indicators
Year-on-year changes, unless otherwise indicated.
| Market Indicator | Change | Trend |
|---|---|---|
| New-build sales | +3.9% | 📈 Increased |
| Foreign purchases in September | +9.9% | 📈 Increased |
| Total residential sales | −9.3% | 📉 Decreased |
| Existing-home sales | −15.3% | 📉 Decreased |
| Foreign purchases, January–September | −4.3% | 📉 Decreased |
Key takeaway: New-build transactions and monthly foreign purchases strengthened in September 2026. However, total residential sales, existing-home transactions and cumulative foreign purchases remained below their corresponding 2025 levels. This points to a mixed market in which performance varies by property segment and buyer category.
Frequently Asked Questions
1. Is 2026 a good time to buy property in Turkey? September’s figures indicate opportunities in selected locations, but results depend on the property’s price, condition, legal status and demand. Buyers should evaluate complete ownership costs rather than assume that market-wide price increases guarantee returns.
2. Are Turkish property prices rising in September 2026? Property prices measured in US dollars increased by 1.67% nationally year-on-year, while monthly prices declined by 0.56%. Istanbul and Ankara recorded stronger annual growth, illustrating the importance of location.
3. Which Turkish cities are best for foreign property buyers? Istanbul offers a diverse metropolitan market, Antalya appeals to lifestyle and holiday-home buyers, and Mersin offers an alternative coastal market. The right choice depends on budget, intended use, rental prospects and resale considerations.
4. Are foreign buyers investing more in Turkish property in 2026? Foreign purchases increased by approximately 9.9% in September compared with the previous year. However, purchases across January–September fell by 4.3%, so the monthly increase does not yet establish a sustained recovery.
5. What should international buyers check before purchasing property in Turkey? Buyers should verify title deeds, ownership, registered encumbrances, planning compliance and applicable restrictions. They should also assess taxes, transaction expenses, maintenance costs, rental regulations and currency exposure before committing.
Discover Your Ideal Property in Turkey with Abdurahman Kaya
The Turkish property market offers a wide range of opportunities, but making the right decision requires more than following headline prices. Understanding local market conditions, assessing legal security and establishing realistic financial expectations are essential steps towards a successful purchase.
As Founder and General Manager of Ideal Estates, I am committed to helping international buyers navigate the market with professional guidance, transparent communication and a strategy tailored to their individual objectives.
Whether you are searching for a permanent home, a Mediterranean holiday property or a carefully selected real estate investment, Ideal Estates can help you explore suitable opportunities in Istanbul, Antalya, Mersin and other sought-after Turkish destinations.
Contact Abdurahman Kaya and Ideal Estates today to discuss your requirements and take the next step towards finding your ideal property in Turkey.
Abdurahman Kaya — Founder / General Manager / Sales & Marketing, Ideal Estates | Head of International Sales & Marketing | Real estate professional since 2004.
