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Country: Turkey
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Summer Homes publishes property for sale in Turkey in Antalya, Istanbul and Mersin, with each city quoted in the currency its own sellers price in. Asking prices in Antalya open at €48,000, with a median of €185,000 for 70 m² at €2,702 per m².
So the first decision is which currency the purchase lives in. Antalya and Mersin are quoted in euros, Istanbul in dollars. A euro price and a dollar price do not read against each other, because comparing them measures the exchange rate rather than the market.
A villa in these listings is a detached house standing on its own plot. Houses and villas across the country are priced on villas for sale in Turkey, and apartments on apartments for sale in Turkey. Tell us which of the pair you are weighing and we will price it.
The published list is a window, not the edge of the Turkish real estate we can reach. Tell us the ceiling, the city and the bedroom count you need. The search then also covers property that never reaches the site: a seller can keep a sale off the market, and some developments are placed before they are advertised.
What comes back is either a short list with the metre rate for each home, or a straight no. That is also why the figures here describe prices, floor areas and metre rates rather than how long the list happens to be on a given day.
Asking prices from the listings we had live on 26 October 2026, not completed sale prices — how we measure.
Asking prices are set in euros for 52 per cent of what we publish in Turkey and in dollars for 36 per cent. Lira, dirham and dinar prices follow.
| Currency the asking price is set in | Share of what we publish |
|---|---|
| Euro | 52 per cent |
| US dollar | 36 per cent |
| Turkish lira | 5 per cent |
| UAE dirham | 3 per cent |
| Jordanian dinar | 3 per cent |
Turkey has no single median price in our figures, and the reason sits in the market rather than in the measurement. Sellers price in more than a single currency, so a blended country median would move with the exchange rate while every seller stood still.
It would also hand a euro buyer and a dollar buyer the same number, when the decision in front of them is a different decision. A euro budget is priced on the Antalya coast and in Mersin. A dollar budget is priced in Istanbul.
Where an asking price is set in lira, dirham or dinar, the contract names that currency as well. Ask which currency binds the balance, and at which rate a payment in another currency counts, before a deposit moves. Sterling and rouble prices turn up too, each of them a sliver of the list.
Of the cities we price in euros, Antalya holds the lowest entry at €48,000; across all the cities we price, Mersin has the roomiest median home at 112 m².
| City | Asking prices set in | From | Median starting price | Median size | Per m² |
|---|---|---|---|---|---|
| Property for sale in Antalya | Euros | €48,000 | €185,000 | 70 m² | €2,702 |
| Property in Mersin | Euros | €58,000 | €257,500 | 112 m² | €1,818 |
| Property in Istanbul | US dollars | — | — | 88 m² | — |
Antalya is the coast and the way in. That euro entry belongs to the province, and the province carries the bulk of the euro side of the list. Its budget bands, its district table and its developer-or-resale split are measured on Property for sale in Antalya, and the plan-by-plan ladder on apartments for sale in Antalya.
Inside the province the list concentrates on the Alanya coast, which has its own figures on property in Alanya and its neighbourhood level on apartments in Mahmutlar. The lower end of the whole country is worked through on cheap property in Turkey.
Mersin is where the money buys room. Its median home measures 112 m² against 70 m² in Antalya, at €1,818 per m² against €2,702 — both euro markets, so those figures read against each other. What we publish there is a small set, so ask us to price a specific home instead of working from its midpoint.
Istanbul is the city, and we publish no euro figure for it: the sellers there set their prices in dollars, so a euro number for the city would be a rate rather than a price. In dollars the median stands at $340,000 for 88 m², at $3,783 per m². The district table and the bedroom ladder are on Property in Istanbul.
A shared pool arrives with the complex rather than as a paid extra, and it is recorded on 74 per cent of what we publish in Turkey.
| Feature in the record | Share of what we publish in Turkey |
|---|---|
| Shared pool | 74 per cent |
| Sea view | 24 per cent |
| Private pool | 11 per cent |
| Recorded short-term rental permit | 3 per cent |
That makes the monthly charge the thing to ask about: what it pays for, who sets it and what it came to last year. A pool kept for the house alone is the rarer arrangement and brings a plot with it, so put it in the brief from the start if the garden matters.
A sea view is a minority record rather than the default, which makes it worth asking what the view faces and what stands between the building and the water. Distance to the sea is a separate property of a home, and it is not recorded across the whole list. Ask for it in metres on the specific address, and ask about the climb back up.
A recorded permit for short-term rental is scarce in what we publish. If hosting guests for a few nights is part of the plan, ask whether that particular home holds the permit, and ask the building management what the house rules say about it. The view side of the country is set out on sea view property in Turkey.
Buying real estate in Turkey ends in a title deed held in the name of the buyer, and that is the normal route rather than an exception. Nationality still decides part of it: some nationalities are restricted, and the land registry runs its own check on the individual property. The answer can therefore differ between neighbouring homes in the same city.
A valuation report is required where the purchase is made to qualify for citizenship, and the value it states is what the application is measured against. For a purchase with no citizenship application behind it, the rule moved in June 2024; have it confirmed for your own transfer rather than assumed.
None of this is legal advice. Summer Homes can carry the legal work, or work alongside a lawyer you appoint yourself — say which you prefer. Either way the property, the seller and the deed details reach you in writing.
Whoever does it, the reading happens before a deposit moves: the deed itself, any charge registered against the land, and the planning permission for what is being built. The order of the steps is laid out in the property buying guide.
As they stand on 26 October 2026, the property levels are $400,000 for Turkish citizenship by investment and $200,000 for a residence permit in Turkey. Each route runs through a property purchase with a minimum value.
The citizenship level sits above the median Istanbul home we publish, so that route starts above the middle of the city rather than at the entry to it. Say which route you are on and we will cut the search to it.
Those levels are set by administrative decision rather than written into the law, and they have been changed more than once, upwards and downwards. What counts is the level in force on the day the application is filed. Ask us for the level that applies now, and have the lawyer who will file the application confirm it in writing.
What the level is measured against matters as much as the level itself. The official valuation decides whether a purchase clears it, not the price written on the contract, so a home agreed above the line can still fall below it on paper.
The residence route carries a second condition: registration is closed in some neighbourhoods, and the closures move, which can rule out an address that was open last season. Neither route is something we can promise; both are questions we put to a lawyer with the property in front of us.
Every figure here comes from the listings Summer Homes publishes, measured on 26 October 2026. They are asking prices rather than completed sale prices, and medians of our own published set rather than a real estate index for the country.
Where we say house prices, we mean what sellers are asking for the houses and apartments we publish, city by city.
Each scope is quoted in the currency its own sellers price in, and we do not restate a market in another market’s currency. Where a scope is split between currencies, we publish no price for it and say in words why.
The columns rest on different bases, and that is worth knowing before you read across a row. Where a listing covers several units, the figure follows the unit with the lowest price in it. A starting price is therefore the opening of that listing, and a median starting price is the midpoint of those openings.
A bedroom row is measured on units rather than on listings, which is why it is labelled a median unit price. A development can offer several plans under a single reference, and counting adverts would hide the smaller plans.
The metre rate is built differently again: it is the median of every unit’s own price-to-area ratio, the larger units included and not only the unit a listing opens at.
So dividing a median starting price by a median floor area does not land on the metre rate, and is not meant to. Where a row shows an entry price as well, that is the lowest opening in the group rather than a midpoint.
We can cut asking price, floor area and metre rate by city, by type, by bedroom count and by budget band. We cannot measure expected rental returns, projected growth in value or any guaranteed buy-back: our listings do not contain them, and a number nobody can verify does more harm than a gap does.
Service charges, deed details, build progress and the walk down to the water belong to a single address, not to a country-wide table. Give us the address and we put the question to the seller, then pass the answer back with the name of whoever gave it.
Before you fly to Turkey, settle the currency the contract names, the monthly charge that follows the deed, and whether a valuation report is part of your transfer.
Which currency binds you. Ask which currency the contract names, how the balance is converted if you pay in another, and who carries the exchange risk between the deposit and the deed. Get the answer into the contract rather than into an email.
The monthly charge, and who sets it. This is the bill that follows ownership rather than purchase: it funds the pool, the landscaping and the common lighting, and a committee decides what it will be next year. Ask for the current amount on paper and ask who sits on that committee once the developer has moved on.
Whether a valuation report is part of your transfer. Where a report is prepared, ask for the report itself rather than a summary of it. Compare the value it states with the price you are agreeing, and ask what the gap between them means for the deed and for any permit application resting on it.
A few lines from you and the search narrows fast. Tell us the ceiling and the currency you think in, and which of these markets you are drawn to. Say what the home is for as well — living in, renting out or holidays.
The reply names the districts worth your time, what a square metre costs in each, and the plans available inside that budget. When the published list has nothing that fits, that is what we say, and then we go looking off it. If Turkey is being weighed against the other side of the Mediterranean, property in Northern Cyprus is measured the same way and quoted in the currency it is sold in.
There is no single figure for the country, because it is sold in more than a single currency and a blended midpoint would drift with the exchange rate. In Antalya, quoted in euros, the midpoint of what we publish is €185,000 and the entry is €48,000. Mersin, also in euros, sits at €257,500. Istanbul is quoted in dollars, where the midpoint is $340,000. All of them are what sellers ask rather than what buyers paid.
Antalya and Mersin are quoted in euros and Istanbul in dollars, because those are the currencies the sellers in each city set their prices in. The practical consequence is for you to check before any money moves: ask which currency the contract itself names, who carries the exchange risk between deposit and deed, and at which rate a payment in another currency will be counted.
Because the country sells in several currencies at once: a home on the Antalya coast is priced in euros, a home in the city in dollars, and some are set in lira, dirham or dinar. A midpoint across all of that would move whenever the rate moved, even with every seller standing still. City medians in their own currency hold up, which is why those are the figures we publish. If you want a euro home weighed against a dollar home, ask and we will run it at that day rate and show the arithmetic.
Of the cities priced in euros, Antalya: asking prices there open at €48,000, against €58,000 in Mersin. For Istanbul we publish no euro entry at all, because the city prices in dollars and a euro figure for it would be arithmetic on a rate. Tell us the ceiling you have in mind and we will say what it reaches in each of them.
A shared pool is part of 74 per cent of the Turkish records, which makes it standard equipment instead of an upgrade, and the real question is what the monthly charge covers. Private water is the exception: 11 per cent of the Turkish records carry a pool belonging to the house alone, and it arrives with a plot. Ask who sets the charge, what it funds and what it was last year.
A sea view is recorded on 24 per cent of what we publish across the country, so it is a minority of the list rather than the default. A view, a short walk down and nothing built between the building and the water are separate things, and the walk is not recorded consistently enough for us to put a share on it. Ask for the distance in metres for the address you like.
For most nationalities, yes, with the deed registered to the buyer rather than to a company. Some nationalities are restricted, and the land registry checks the individual property as well, which is why clearance for a nearby address does not settle the matter for the home you want. A valuation report belongs to the citizenship route; outside it the rule moved in June 2024, so ask what your own transfer needs. Have the deed read before a deposit leaves your account, by our legal team or by a lawyer you appoint.
There are routes to both and each has a minimum property value, with the citizenship level well above the residence level. Those levels come from administrative decisions rather than from the law itself and they have changed more than once, so ask for the level in force on the week you sign and get it in writing. The official valuation decides whether a purchase clears a level, not the figure on the contract. Registration for the residence route is also closed in some neighbourhoods, and those closures move.
We do not publish rates for the deed fee, the tax or the commission, because they change and the sources contradict each other, and a rate that is wrong is worse than a rate you went and confirmed. Ask for a written cost sheet naming each line, who collects it and when it falls due, then have your lawyer check it against what is in force that month. Leave room in the budget for translation and notary work.
Those are separate questions and we answer them per property rather than per country. Antalya is the market where the seller side splits cleanly enough to price, and that breakdown sits on our Antalya page. How far a building has progressed is absent from our listing data, so we put the question to the seller instead of estimating it, and send you the answer with the delivery date the contract names.
Yes, and it is the better way to use us. Give us the ceiling, the city and the bedroom count, and the search runs past what is published, because an owner can keep a sale quiet and projects change hands before they ever reach an advert. What comes back is a shortlist with the metre rate for each home, or a clear no, which is cheaper to hear now than after a flight.
On 26 October 2026, from the Summer Homes list as it stood that day, each city in the currency it is sold in. The metre rate is not a median price divided by a median area: it is the midpoint of the price-to-area ratio of each home taken on its own, and the distance between the methods can be wide enough to change a decision. For a home you are serious about, ask us for the live figure.
See your dream home with Summer Homes; accommodation, airfare, and transfer expenses are on us!
