Turkey is a country with huge investment potential, which also covers the real estate market.
Today, thousands of foreigners are thinking about buying an apartment or house in Turkey.
Let’s try to navigate through the Turkish housing prices and see what you can buy with a budget up to 3.37 million lira (€60,000, about 70,000 $). Converted at 56.2 TL per euro and 48.33 TL per dollar for September 2026. The lira has lost a great deal of value over the past few years, so every figure in this article has been recalculated.
Content:
- Property prices in Turkey
- How many square meters a €60,000 budget buys
- Pros and cons of buying property in Turkey
- What Turkish property websites offer
- What people actually buy with this budget
- Costs on top of the price
- Popular questions
Property prices in Turkey
Let’s take the most popular cities among foreign buyers: Antalya, Istanbul, Izmir, Bodrum, Mersin, Ankara, Alanya and Marmaris. Below are the average price per square meter and the average price of an apartment as of summer 2026.
| City | Price per sq m | Average apartment price |
|---|---|---|
| Mersin | 35,387 TL (€630) | 4.6 m TL (€82,000) |
| Ankara | 38,674 TL (€688) | Below the national average |
| Izmir | 53,974 TL (€960) | Above the national average |
| Antalya | 55,495 TL (€988) | Above the national average |
| Alanya | 58,717 TL (€1,045) | 6.4 m TL (€114,000) |
| Istanbul | 65,078 TL (€1,158) | Above the national average |
| Marmaris | 92,432 TL (€1,645) | One of the most expensive markets |
| Bodrum | 125,163 TL (€2,227) | 16.5 m TL (€294,000) |
| Turkey on average | 41,703 TL (€742) | 5.2 m TL (€93,000) |
For comparison, the earlier version of this article quoted average prices for an apartment of about 100 sq m in a range from 166,000 to 646,000 lira. Since then the lira has fallen and prices in lira have risen roughly tenfold, so the old figures no longer mean anything.
How many square meters a €60,000 budget buys
The most honest way to answer the question in the title is to divide the budget by the price of a square meter.
| City | What 3.37 m TL buys |
|---|---|
| Mersin | About 95 sq m |
| Ankara | About 87 sq m |
| Izmir | About 62 sq m |
| Antalya | About 61 sq m |
| Alanya | About 57 sq m |
| Istanbul | About 52 sq m |
| Marmaris | About 36 sq m |
| Bodrum | About 27 sq m |
The calculation uses the citywide average price per square meter. In central and seafront districts the meter costs more than the average and in outlying ones less, so the real floor area for the same money can differ either way.
The main conclusion: €60,000 is roughly two thirds of the average apartment price in Turkey. It buys a studio or a one-bedroom, more often on the resale market and not on the front line of the sea. The 100 sq m the earlier version of this article started from is realistic today only in Mersin and in the outer districts of Ankara.
Pros and cons of buying property in Turkey
- The transaction is quick: the title is transferred at the land registry in a single day, and a mortgage is not required;
- a foreigner receives full freehold ownership rather than a lease, and can sell it, gift it or leave it by will;
- housing from 200,000 $ gives the right to a residence permit and from 400,000 $ to citizenship;
- the first drawback: prices in lira rise with inflation, so the same foreign-currency budget buys a different number of meters each year;
- the second: an apartment costs money to keep even when the owner is not there, as the aidat is charged regardless;
- the third: short-term letting requires a separate license, so quick rental income cannot be counted on without one.
What Turkish property websites offer
Here are examples of property listings posted on Turkish real estate websites. The districts and formats are the same as in the earlier selection, but the sums have been recalculated at the average price per square meter for summer 2026. These are guidelines rather than actual listings: the price of a real unit depends on the floor, the view, the age of the building and the amenities of the complex.
- A 3+1 apartment in Antalya (120 sq m) in the quiet, prestigious district of Uncalı, but at some distance from the sea. A development with a swimming pool and fitness room. Guideline: about 6.7 m TL (€118,000).
- A 2+1 apartment in Antalya (90 sq m) in Liman (close to the sea). A development with a wide set of amenities (a swimming pool, car park, children’s and sports grounds). Guideline: about 5 m TL (€89,000).
- A 3+1 apartment in Istanbul (125 sq m) in Eyüpsultan. An ordinary Turkish apartment building with no additional amenities. Guideline: about 8.1 m TL (€145,000).
- A 3+1 apartment in Izmir (135 sq m) in Karşıyaka. An ordinary Turkish apartment building with no additional amenities. Guideline: about 7.3 m TL (€130,000).
- A 1+1 apartment in Bodrum (50 sq m) in Bitez, a development with a swimming pool. Guideline: about 6.3 m TL (€111,000).
- A 2+1 apartment in Bodrum (75 sq m). An ordinary Turkish apartment building with no additional amenities. Guideline: about 9.4 m TL (€167,000).
- A 1+1 apartment in Marmaris (58 sq m) after renovation. An ordinary Turkish apartment building with no additional amenities, not far from a public hospital. Guideline: about 5.4 m TL (€95,000).
- A 4+1 apartment in Ankara (155 sq m) in one of the most comfortable, quiet districts, Çankaya. An apartment building with a common adjoining territory, an elevator and a parking lot. Guideline: from 6 m TL (€107,000) upward, as Çankaya is well above the Ankara average.
- A 2+1 apartment in Alanya (125 sq m) in the popular district of Cikcilli, behind the Alanium shopping center, 850 m from the beach and promenade. A development with a wide set of amenities. Guideline: about 7.3 m TL (€131,000).
None of these options fits a €60,000 budget any more: they are all 120 to 155 sq m or in expensive resort locations. That is precisely why it makes sense to work from the table above rather than from the floor areas in older selections.
What people actually buy with this budget
- A studio or a one-bedroom in Mersin and Antalya, usually on the resale market and two to four kilometers from the sea;
- a one-bedroom in Alanya in a complex with a pool, but in districts such as Mahmutlar and Oba rather than the center;
- a two-bedroom in Ankara or in the residential districts of Izmir, where the purchase is for long-term letting rather than for a holiday home;
- a share in an off-plan project with a developer’s installment plan — a way into the market with a smaller sum, but with construction risk.
What the different formats of housing are and what 1+1 and 2+1 mean is explained in our article on the types of real estate in Turkey.
Costs on top of the price
The budget is not the price in the listing: another 5 to 7% goes on associated costs.
- The title transfer tax, 4% of the registered value. By law it is split between the parties, but in practice the buyer usually pays it;
- the land registry fee, a valuation by a licensed expert, a sworn translation and notary services;
- DASK insurance, connecting the utility meters and obtaining a tax number;
- the agency commission, if the deal goes through an intermediary.
What is checked in the title deed and which fees are paid on transfer is set out in our article on the TAPU, and the owner’s recurring payments in the piece on the cost of maintaining property.
“Buyers arrive with a budget in their own currency and expect the floor areas quoted in articles three years old. The first thing to explain is that what changed was not the price in euros but the lira exchange rate and the level of prices in it,” a specialist in transaction support in Turkey says.
The highest real estate prices in Turkey (in relation to the living space of an apartment) are observed on the Aegean coast. The Aegean region is most popular with Europeans (especially British residents). As for Turkey’s biggest cities, the cost of real estate there directly depends on the districts: their transport accessibility and how developed the urban infrastructure is. For example, in Istanbul, the difference in the value of real estate from one district to another can vary within 30 percent!
Popular questions
How much is €60,000 in Turkish lira?
About 3.37 million lira, or roughly 70,000 $, at the September 2026 rate. The rate moves, so the conversion is worth redoing on the date of the deal.
Where does this budget buy the most space?
In Mersin, about 95 sq m at the average price per meter, and in Ankara about 87 sq m. The least is in Bodrum, around 27 sq m.
Is this enough for a residence permit?
No. A residence permit requires a property worth from 200,000 $, and citizenship from 400,000 $.
How much should be added for costs?
Between 5 and 7% on top of the price: the transfer tax, registry fees, valuation, translations and insurance.
Can it be bought in installments?
Developers commonly offer installment plans on off-plan property, usually with a first payment of 30 to 50%. The terms depend on the project.