Endeksa, which uses artificial intelligence to calculate real estate values and helps ensure that buying and selling transactions are carried out with confidence, has released its January 2026 Housing Value Report. According to the data, across Türkiye, for-sale home prices rose 29.8% year-on-year and 3.5% month-on-month in January. When the impact of inflation is taken into account, prices fell by 0.7% in real terms over one year, while rising 0.6% in real terms on a monthly basis. The average sale price per square metre was TRY 39,120, while the average home price reached TRY 4.8 million. The payback period for housing investment was calculated at 14 years.
Looking at transaction volumes, 111,480 homes were sold in January. With this figure, total sales decreased by 4.7% compared to January of last year. Within total home sales, the share of first-hand (new) home sales was 30.6%, while second-hand home sales accounted for 69.4%.
Across Türkiye, mortgaged home sales increased by 15.7% year-on-year in January, reaching 20,263. Other home sales decreased by 8.3% year-on-year to 91,217. Within total sales, the share of mortgaged transactions was 18.2%, while other sales accounted for 81.8%.
Endeksa’s General Manager and Co-Founder, Görkem Öğüt, commented on the report:
“Although nominal price growth continued in January, when we factor in inflation we see that home prices remained broadly flat in real terms. Despite the decline in overall home sales, the increase in mortgaged transactions signals that access to credit is beginning to regain momentum. In the coming period, with further declines in interest rates and banks’ loan campaigns, it is possible to see both an increase in sales volumes and a more pronounced rise in real prices.”
Provinces With the Highest Value Growth: Samsun, Diyarbakır and Elazığ
According to Endeksa data, when evaluating the top 30 provinces by the number of home sales in January, the cities that delivered the highest returns for investors were, respectively, Samsun, Diyarbakır and Elazığ. In Samsun, housing prices rose 41.2% over the past year; when adjusted for inflation, the increase was calculated at 7.9%. In the province, the average sale price per square metre was TRY 34,137, and the average home price was TRY 3.9 million.
In Diyarbakır, nominal price growth in home sale prices was 40.8%, while real price growth stood at 7.7%. The average sale price per square metre reached TRY 32,399, and the average home price was TRY 4.9 million.
In Elazığ, home sale prices rose 37.6% in nominal terms, while real growth was 5.3%. The average sale price per square metre was TRY 23,854, and the average home price was TRY 3.8 million.
Among the same top 30 provinces by transaction volume, the provinces where for-sale home prices increased the least over the past year were, respectively, Hatay, Gaziantep and Muğla. In Hatay, for-sale home prices rose 14.9% year-on-year, but adjusted for inflation, prices declined 12.1% in real terms. The province’s average sale price per square metre was TRY 25,932, and the average home price was TRY 3.9 million.
In Gaziantep, sale prices increased 22.2% in nominal terms, but fell 6.6% in real terms. The average sale price per square metre was TRY 26,672, and the average home price was TRY 4.2 million.
In Muğla, which has the highest real estate prices in Türkiye overall, the average sale price per square metre was TRY 78,991, and the average home price was TRY 10 million. For-sale home prices rose 21.9% year-on-year, while adjusted for inflation, prices declined 6.8% in real terms.
Among the Four Largest Cities, Ankara Ranks First in Price Growth
Among Türkiye’s four largest provinces, Ankara recorded the biggest year-on-year increase in for-sale home prices. In the capital, nominal price growth was 36.1%, while prices increased 4.0% in real terms. The price per square metre rose to TRY 35,288, and the average home price reached TRY 4.5 million.
In Istanbul, prices rose 31.1% in nominal terms, but when adjusted for inflation, prices remained flat. The price per square metre was TRY 60,391, and the average home price was TRY 6.8 million.
In İzmir, for-sale home prices increased 26.7% year-on-year in nominal terms, while declining 3.1% in real terms. The average sale price per square metre was recorded at TRY 49,622, and the average home price was TRY 6.1 million.
In Bursa, the annual nominal change was 26.5%, while prices fell 3.2% in real terms. The average price per square metre was TRY 32,866, and the average home price was TRY 4.4 million.
Rents Rose 25.3% Across Türkiye
According to Endeksa’s latest data, across Türkiye rental home prices increased 25.3% year-on-year and 2.3% month-on-month. When adjusted for inflation, rents fell 4.2% in real terms over one year and declined 0.5% in real terms compared to the previous month. Across Türkiye, the average rent per square metre was TRY 234, and the average monthly rent stood at TRY 25,973.