Turkey’s Property Market in 2026: What the Latest Sales Data Shows
Turkish house sales fell 17 per cent year on year in July. In the same month, mortgage-financed purchases rose almost 24 per cent and foreign buying edged up. The headline and the detail point in opposite directions — here is how to read them.
A softer market on the surface, a changing one underneath
Turkish housing data arrives monthly and is almost always reported as a single number. In July 2026 that number was 123,603 homes sold, down 17 per cent on July 2025, according to the house sales statistics published by the Turkish Statistical Institute (TurkStat, or TÜİK) on 13 August 2026. Read alone, it suggests a market in retreat.
Read alongside the rest of the release, it suggests something more specific. In the same month, mortgage-financed sales rose 23.7 per cent to 23,888, and across January to July they were up 30.9 per cent. New-build sales fell 8.6 per cent while second-hand sales fell 20.8 per cent. Sales to foreign buyers rose 1.9 per cent. A market in general retreat does not usually produce that combination.
What it looks like instead is a rotation: the discretionary, cash-funded, quickly-transacted end of the market has gone quiet, while financed purchases — typically owner-occupiers, typically slower and more deliberate — have grown. For a foreign buyer, that rotation matters more than the headline, because it changes who you are competing with and how much time you have.
This guide walks through what the current data actually says, how to read a Turkish market month without being misled by the headline, and which parts of the picture are relevant to an international buyer as opposed to a domestic one. For long-run context on pricing, see our guide to house prices in Turkey; for the legal ground rules, whether and how foreigners can buy property in Turkey.
Türkiye Housing Market — July 2026
Official transaction data, at a glance
How to read a Turkish market month in six steps
The monthly release is genuinely informative if you read past the first line. This is the order we go through it in.
Start with the headline, then set it aside
The monthly total is the number that travels, and it is the least informative part of the release. It compares one month against the same month a year earlier, so it carries whatever was unusual about that earlier month. Use it to know roughly which direction things moved, then go straight to the composition.
Split new-build from resale
These are two different markets with different sellers and different pressures. In July 2026 new-build sales fell 8.6 per cent while second-hand sales fell 20.8 per cent — more than twice as fast. When the gap is that wide, a single national figure is averaging two things that are not behaving alike, and the average describes neither.
Follow the mortgage line
Mortgaged sales are the clearest read on domestic affordability and credit conditions. They rose 23.7 per cent year on year in July 2026 and 30.9 per cent across January to July. Rising financed volumes alongside falling total volumes point to a compositional shift rather than a demand collapse.
Separate nominal prices from real prices
In an economy with high inflation these diverge sharply and can carry opposite signs. REIDIN put residential sales prices up 23.31 per cent nominally and down 6.66 per cent in real terms in the year to June 2026. Both are true. Which one is relevant depends on whether you hold liras or something else.
Treat foreign demand as a separate market
Foreign buyers accounted for 1.7 per cent of July 2026 sales. That share is small enough that foreign demand can move independently of the national trend — and in July it did, rising 1.9 per cent while the overall market fell 17 per cent. If you are a foreign buyer, the national trend is context, not your market.
Then localise everything
National data has almost no predictive value for a specific building in a specific district. TurkStat's provincial breakdowns and the regional price indices vary widely across the country. Use the national release to understand conditions and sentiment; use local comparable evidence and an independent valuation to price an actual property.
Six things the current data actually tells you
Drawn from the July 2026 TurkStat release and the June 2026 REIDIN price indices — not from forecasts.
The fall is concentrated in resale
Second-hand sales fell 20.8 per cent in July 2026 against 8.6 per cent for new builds. The softness is in the existing-stock market, not in new construction — which affects where negotiating room is likely to be found.
Credit is doing the heavy lifting
Mortgaged purchases rose 23.7 per cent in July and 30.9 per cent over January to July. Financed buyers are a growing share of the market, and they behave differently from cash buyers: slower, more conditional, more sensitive to rates.
Nominal up, real down
Residential sales prices rose 23.31 per cent nominally in the year to June 2026 and fell 6.66 per cent in real terms, per REIDIN. Anyone quoting Turkish price growth without saying which measure they mean is not telling you enough.
Foreign demand has decoupled
Foreign purchases rose 1.9 per cent in the month the wider market fell 17 per cent. At 1.7 per cent of transactions, foreign buying is small enough to follow its own drivers — currency, visas and geopolitics rather than Turkish credit conditions.
Rents are climbing faster than prices
REIDIN put rents up 25.55 per cent nominally in the year to June 2026, ahead of the 23.31 per cent for sale prices. If you are buying to let, that relationship is the one to track — see our guide to renting out property in Turkey.
The national average hides wide dispersion
Türkiye is not one market. Istanbul, the Mediterranean coast and the Aegean each have their own supply pipelines, buyer mixes and price trajectories. Treat the national number as weather, not as a forecast for one address.
July 2026 against a year earlier
Every figure below is from the TurkStat house sales release of 13 August 2026. Green marks a year-on-year rise, red a fall.
| Measure | July 2026 | Vs July 2025 | What it signals |
|---|---|---|---|
| Total house sales | 123,603 | −17.0% | Fewer transactions overall; more time and room to negotiate. |
| New-build sales | 42,529 | −8.6% | Holding up far better than resale; developer stock still moving. |
| Second-hand sales | 81,074 | −20.8% | Where the decline is concentrated. Private sellers under least pressure to move. |
| Mortgaged sales | 23,888 | +23.7% | Credit-financed demand growing strongly against the trend. |
| Sales to foreigners | 2,120 | +1.9% | Foreign demand stable while domestic demand fell. |
| Jan–Jul total | 823,119 | −5.5% | Year to date softer, but far less so than the single month. |
| Jan–Jul mortgaged | 166,682 | +30.9% | The clearest structural shift in the 2026 data so far. |
| Jan–Jul foreign | 11,203 | −7.3% | Cumulative foreign buying still below last year despite July's uptick. |
Prices: two answers to the same question
Transaction counts tell you about activity. They say nothing about value. For that, the price indices are the reference — and they are where the largest misunderstandings arise, because Türkiye’s inflation means nominal and real measures diverge sharply.
REIDIN’s residential price indices for June 2026, published on 21 July 2026, put residential sales prices up 23.31 per cent year on year in nominal terms and down 6.66 per cent in real terms. On a monthly basis, sales prices rose 1.40 per cent nominally and 0.41 per cent in real terms. Rents moved further in both directions: up 25.55 per cent nominally over the year and down 4.96 per cent in real terms, with a monthly rise of 3.47 per cent nominal and 2.46 per cent real.
Both sets of numbers describe the same market. A Turkish seller who bought three years ago sees a lira price well above what they paid. A buyer holding euros, dollars or sterling is looking at a different question entirely, because what matters to them is the exchange rate at purchase and at sale, not the lira path in between. Neither party is wrong; they are measuring in different units.
The practical consequence for an international buyer is that currency exposure is not a footnote to a Turkish property investment — it is often the largest single variable in the outcome. Model the purchase in the currency you actually hold, over the period you actually intend to hold it, and treat lira price growth as one input rather than as the return.
Want the local picture rather than the national one?
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Türkiye’s housing market — frequently asked questions
The questions international buyers ask most often about the state of the Turkish market.
Where to go next
From national data down to a specific property, in the order most buyers work through it.
- House prices in Turkey — how pricing works by region and property type.
- Can foreigners buy property in Turkey? — the ownership rules and the restricted zones.
- Buying property in Turkey: seven pitfalls — the due diligence that protects a purchase.
- Property taxes in Turkey — the tax structure around buying, holding and selling.
- Renting out property in Turkey — turning a purchase into rental income.
- Istanbul apartments for sale — the country’s largest and most liquid market.
- Antalya property for sale — the leading coastal market for foreign buyers.
- All Turkey property guides — the full library for international buyers.
Get the numbers for your market, not the country
National statistics set the context. Pricing a real purchase needs local comparable evidence, current asking-to-achieved spreads and an independent valuation. Tell us where you are looking and we will put that together for you.
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