Turkish Housing Prices in March 2026: Average Passes 40,000 TL per m²
The national average reached 40,380 TL per m² in March 2026. Here is what the data say about real prices, Antalya's place among the top provinces, rents and yields.
Contents
Key points
- In March 2026 the average price of residential property in Turkey passed 40,000 TL per square metre for the first time, reaching 40,380 TL.
- On that basis, an average 100 m² home now costs more than 4 million TL.
- Prices keep climbing in lira terms, yet in February they fell by about 3.9% in real terms.
- Antalya ranks among the three most expensive provinces, alongside Muğla and Istanbul – each above 50,000 TL per m².
- Average monthly rent reached 26,000 TL, with an annual gross rental yield of 7.25%.
As of 8 April 2026. Price trends are based on data from the Central Bank of the Republic of Turkey (TCMB); all figures are in Turkish lira and are national or provincial averages.
The 40,000 TL threshold has fallen
March 2026 brought a milestone for the Turkish housing market: the national average crossed 40,000 TL per square metre and settled at 40,380 TL. For a standard 100 m² apartment that translates into an average price above 4 million TL, a level now seen in many parts of the country.
Three forces are usually cited behind the rise: higher construction costs, more expensive land and a limited supply of homes. As long as this cost pressure persists, market observers do not expect prices to drop in the short term.
Rising in lira, slipping after inflation
Look at the lira figures alone and the story is one of growth. The central bank's February data show:
- a month-on-month increase of about 1.8%,
- a year-on-year increase of more than 26%,
- and at the same time a real decline of around 3.9% once inflation is taken into account.
For March, an annual increase of over 30% has been reported. In other words, nominal growth and a real-terms cooling continue side by side. Buyers who think in euros or pounds should keep this in mind: a jump in the lira price does not necessarily mean the property has become equally more expensive in their own currency.
The most expensive provinces – Antalya among them
The gap between Turkey's priciest and most affordable areas widened noticeably by March 2026. Big cities and coastal regions sit at the top of the scale, while Central Anatolia and smaller cities remain comparatively affordable. Demand has been shifting towards cheaper locations, while prices in high-income areas keep rising.
Three provinces lead the ranking, each with an average of more than 50,000 TL per square metre:
- Muğla
- Istanbul
- Antalya
Çanakkale, İzmir and Aydın also belong to the high-price group, and Bartın stands out as a surprise entry. Ankara, by contrast, misses the top ten with an average of 36,561 TL per m².
What does that mean locally? Side lies in the Manavgat district of Antalya province – so our area belongs to one of the three most expensive provinces in Turkey. A provincial average, however, hides big differences between individual towns. Location, age of the building and amenities vary widely between Side, Manavgat and the surrounding villages, and so do prices. The statistics do not break the figures down to town level, so comparing real listings remains the only reliable yardstick.
Sales up, mortgages up sharply
Transactions are picking up as well. In February 2026 more than 124,000 homes changed hands nationwide, 5.9% more than a year earlier. Mortgage-financed sales grew by more than 40%, which experts attribute to interest rates that have eased, if only slightly.
Smaller apartments in demand
Another trend concerns size. Demand for 1+1 and 2+1 apartments is rising and their share of total sales keeps growing. Two motives drive this: tighter budgets, and investors looking for units that are quick to rent out.
On the Riviera, where many buyers look for a holiday apartment that can also be let, this pattern fits well. You can browse current apartments and villas on our properties for sale page.
Rents and yield at national level
In March 2026 the average monthly rent in Turkey stood at 26,000 TL. That corresponds to an annual gross rental yield of 7.25% and an estimated payback period of roughly 14 years. Both are national averages; for a specific holiday home the return depends heavily on season, location and the type of letting.
What lies ahead
Overall the market looks more balanced in 2026, but the underlying direction has not changed:
- prices continue to rise in nominal terms,
- real prices are easing slightly,
- demand adjusts to economic conditions.
Experts consider it possible that further interest rate cuts could give the market an extra boost in the second half of 2026.
Wondering how these figures translate into a concrete apartment in Side or Manavgat? Our office in Side will compare real listings with you – just contact us.
Source of market data: Central Bank of the Republic of Turkey (TCMB) and published market analyses, as of 8 April 2026.
