Apartments for sale in Ankara

The cost of apartments in Ankara is one of the lowest among Turkey's big cities, while rents are high enough to give owners some of the best yields in the country. In September 2026 a flat averaged 125 m² and cost from 4.9 million lira, or from €85,000, with the square metre from 39,000 lira, or from €710.

Ankara, the capital, has 5.9 million residents, parliament and the ministries, more than 130 embassies and more than 20 universities. Most people live in flats, and apartments make up about 95% of all homes for sale in the province, around 94,000 listings.

The city is spread over large districts with very different price levels: from 32,000 lira per m² in Mamak to 73,000 lira in Golbasi. New complexes are concentrated in the western and southern suburbs, from Etimesgut and Yasamkent to Incek, while the old centre is being renewed block by block.

Over the year flat prices rose by 27.6% in lira, about 12% in euros, and by 76% over two years. Houses and all other homes in the capital are listed under properties for sale in Ankara.

Types of apartments and flats in Ankara

Three-bedroom flats make up more than half of supply:

The 3+1 of about 130 m² is the standard Ankara family flat. Two-bedroom flats cost slightly less in total than one-bedroom ones, because small units carry a much higher price per metre.

A one-bedroom flat costs from 73,000 lira per m², almost twice the provincial average. These units are collected under one-bedroom apartments in Ankara.

Flats in complexes with a swimming pool are less common than in coastal resorts and are filtered under apartments with a pool in Ankara.

Finished sites with parking and security are compared under residential complexes in Ankara, and projects still being built under off-plan projects in Ankara.

Popular locations in Ankara for buying an apartment

The cost of flats in Ankara depends mainly on the district:

• Cankaya. The administrative and diplomatic centre, with parliament, embassies and the main university campuses. Flats from 65,000 lira per m², average from €150,000, +32% over the year.
• Golbasi. The southern district with Incek and the Mogan and Eymir lakes, from 73,000 lira per m² and from €130,000, with a yield of 7.09%.
• Yenimahalle. A large western district on the first metro line, popular with families, from 52,000 lira per m² and from €125,000, +31%.
• Etimesgut. A western district with many new projects in Baglica and Eryaman, from 47,000 lira per m² and from €105,000, +34.5%.
• Pursaklar. A northern district of 169,000 people, from 39,000 lira per m² and from €90,000.
• Kecioren. One of the most populous districts in Turkey, from 36,000 lira per m² and from €85,000, with a yield of 7.80%.
• Sincan. The western end of the metro, with one of the fastest population increases, from 34,000 lira per m² and from €75,000.
• Mamak. An eastern district under large-scale urban renewal, from 32,000 lira per m², from €70,000 and the best flat yield, 8.13%.

Within Cankaya, the best-known residential quarters are Gaziosmanpasa, Kavaklidere, Oran, Cukurambar and Cayyolu, and Cayyolu is served by the metro line to Koru.

Apartment prices in Ankara

Flat prices by building age in September 2026, converted at 55.5 lira to the euro:

• Up to 4 years old, 125 m² — from 49,000 lira per m², from 6.2 million lira, or from €110,000. 30% of supply.
• 5–10 years old — from 37,000 lira per m², from 5.1 million lira, or from €90,000.
• 11–15 years old — from 33,000 lira per m², from 4.3 million lira, or from €75,000.
• Older than 16 years — from 34,000 lira per m², from 4 million lira, or from €70,000. 36% of supply.

The cost of an apartment in Ankara jumps for new buildings: a flat up to 4 years old costs almost 50% more per square metre than a 16-year-old one. Buyers pay this premium for current earthquake codes, parking, insulation and lifts.

Listings range from 25,000 to 80,000 lira per m². A flat in Cankaya costs about 65% more per square metre than the provincial average, and one in Mamak about 18% less.

Apartments in Ankara for investment and rental income

Rental returns on flats in the capital:

The tenant base is broad: university students, civil servants, embassy staff and the doctors and nurses of the big city hospitals. Demand does not depend on tourists, so a flat can be let all year.

Small units near campuses rent well: in Bahcelievler, next to two state universities, a one-bedroom flat is let from 40,000 lira a month. In Cankaya as a whole the average rent is from 43,000 lira a month.

Trends and price forecast for apartments in Ankara

The flat market in the year to September 2026:

• Flat prices went up by 27.6% in lira, roughly 12% in euros.
• Over two years flats gained 76%, ahead of most large cities.
• Valuation models forecast +21.6% in lira over the next twelve months.
• Etimesgut (+34.5%) led the districts, ahead of Cankaya (+32%) and Yenimahalle (+31%).
• In August 2026 Ankara recorded 10,851 home sales, 8.5% of the national total, second only to Istanbul. Over the whole of 2025 the province registered 152,534 sales.
• The official house price index for Ankara rose by 22% in the year to September 2026.

New rail lines support prices around future stations: work is under way on the light rail extension to Natoyolu, the Koru line is planned to reach Yasamkent and Baglica, and a metro to Esenboga Airport was scheduled for tender in 2026.

We will help you buy an apartment in Ankara for relocation and living

The capital at a glance:

The path to buy apartment in Ankara for foreigners is the same as elsewhere in Turkey: a tax number, a bank account, a valuation report and the deed at the district land registry. In 2022 two dozen quarters in eight districts were closed to new residence permits, but Gaziosmanpasa, Kavaklidere, Oran, Cukurambar, Cayyolu, Incek and Etimesgut are not among them.

Families relocating for work usually buy flat in Ankara close to a metro line, the office or the children's school.

Those who buy apartment in Ankara as an investment can compare yields with other cities under apartments and flats for sale in Turkey.

Every region and city is presented under property for sale in Turkey.

Find your flat in the capital now: set the district, number of rooms and price range, then write to the owner or agent.

Why choose Turk.Estate to buy an apartment in Ankara?

Flats in Cankaya, Golbasi, Yenimahalle, Etimesgut and other districts are posted by developers, agencies and owners. Every price comes in three currencies, and you can sort flats by district, number of rooms and year of completion.

How many apartments for sale in Ankara are available to buy?

Turk.Estate currently shows more than 110 flats in the capital, from one-bedroom units near universities to family flats in new complexes. The wider market of the province has about 94,000 flats for sale.

How to choose the right apartment in Ankara to buy?

An investor usually looks for a 1+1 or 2+1 within walking distance of a campus or metro station, a family for a 3+1 with parking and a playground. Either way, ask for the earthquake report, see how the flat is heated, compare the aidat and confirm the iskan.

Where are the best places to buy an apartment in Ankara?

Central Cankaya suits buyers who want embassies and campuses nearby. Incek in Golbasi offers modern sites, Etimesgut and Yenimahalle are family districts, and Mamak and Kecioren give the most affordable prices with the strongest yields.

Can foreigners buy an apartment in Ankara?

Yes. A foreign national has the same ownership rights as a Turkish buyer, the title deed carries the buyer's own name, and a residence permit is not a condition of purchase.

How much does an apartment in Ankara cost?

A one-bedroom flat costs from €70,000, a two-bedroom from €65,000, a three-bedroom from €80,000 and a four-bedroom from €160,000. In Cankaya an average flat is from €150,000.

How have apartment prices in Ankara changed over the past year?

In lira the gain was 27.6%, equal to roughly 12% in euros, and the two-year rise reached 76%.

Is investing in apartments in Ankara worthwhile?

Yes, for buyers who want rental income: a gross yield of 9%, payback in about 11 years and tenants all year. A flat held for five years can be sold free of capital gains tax.

What rental yield does an apartment in Ankara deliver?

Flats return 8.99% gross a year on average, with Mamak and Kecioren above 7.8%. Net of tax, maintenance and short gaps between tenants, owners usually keep 1.5–2 points less.

Can you get a residence permit by buying an apartment in Ankara?

It is possible when the purchase price is from $200,000 on the day of the deal and the quarter accepts new registrations. An average flat costs from $100,000, so this usually means a large new flat in Cankaya or Golbasi.

Can you buy an apartment in Ankara remotely and sign the TAPU by power of attorney?

Yes. Your representative can sign the deed at the district registry with a power of attorney certified by a notary and apostilled, or drawn up at a Turkish consulate.

How long does it take to buy an apartment in Ankara?

Once the valuer's report is in, a finished flat can be registered within one to two weeks. A flat bought off plan is delivered after the complex obtains its iskan.

What taxes and fees apply when buying an apartment in Ankara?

Budget for 4% of the price as the deed fee, plus the valuation report, the compulsory earthquake policy and small registry costs. The owner then pays an annual tax of 0.2% of the assessed value.

How much do aidat and utility bills cost for an apartment in Ankara?

Monthly fees grow with the services: guards, a gym and a shared boiler all add to them. Electricity, gas, water and rubbish collection for an 85 m² flat begin from 4,600 lira a month, with the peak in January.

Is it better to buy a new build or a resale apartment in Ankara?

A flat built in the last four years costs from 49,000 lira per m², one over 16 years old from 34,000 lira. The newer building gives seismic safety and parking, the older one more space for the money.

Can you buy an apartment in Ankara in installments from the developer?

Yes. Off-plan sites in the western and southern suburbs are often sold with a down payment and monthly instalments. See a building the same company has delivered and ask for the licence before you commit.

What amenities do residential complexes in Ankara usually have?

Most new complexes offer parking, often underground, round-the-clock security, a playground and landscaped areas. Larger sites add a gym, a sauna and sometimes an indoor or outdoor pool, which is less common than on the coast.

How are apartments in Ankara heated in winter?

Almost all flats use natural gas, with an individual combi boiler in the flat or a central boiler for the whole building. With January nights below zero, heating is the largest utility cost in winter.

What are the risks of buying an apartment in Ankara?

Ageing blocks built before the current seismic rules, quarters closed to residence registration, costly heating in poorly insulated buildings and a possible slowdown after two years of fast growth. A lawyer should confirm the deed, the occupancy permit and the structural report first.