Endeksa, which uses artificial intelligence to calculate real estate values and thus enables secure purchase and sale transactions, has released its Housing Value Report for November 2025. According to the data, sale prices for homes across Türkiye increased by 28.4% year on year and 2.7% month on month in November. Adjusted for inflation, prices fell by 2.7% over the year and by 1.0% compared to the previous month. The average sale price per square meter was 37,202 TL, while the average home price was 4.7 million TL. The payback period for a housing investment was calculated at 14 years.
Looking at the number of home sales, 141,100 units were sold in November. This figure represents a 7.8% decrease compared to November of last year. In the January–November 2025 period, however, total home sales increased by 13.3% year on year to 1,434,133 units.
Across Türkiye, mortgaged home sales in November decreased by 1.4% compared to the same month of the previous year, totaling 21,499. Mortgaged sales accounted for 15.2% of total home sales. In the January–November period, mortgaged home sales rose by 53.5% year on year to 207,519.
Endeksa CEO and Co-founder Görkem Öğüt commented on the report:
“Endeksa’s data show that although prices continue to rise nominally on both the sales and rental sides, there is an ongoing real decline when adjusted for inflation. This picture indicates that the pace of price increases in the housing market is slowing and a more balanced structure is emerging. While home sales in November showed a limited slowdown compared to the same month last year, total sales in January–November increased by 13.3%. In particular, the 53.5% increase in mortgaged home sales in the same period shows that the credit channel is back in play. With the expected decline in mortgage rates in the coming period, we anticipate even greater activity in the market.”
Provinces with the Highest Value Increases: Diyarbakır, Samsun and Çanakkale
According to Endeksa, among the top 30 provinces by number of home sales, the cities that yielded the highest returns for investors in November were Diyarbakır, Samsun and Çanakkale, respectively. In Diyarbakır, home prices rose 48.7% over the past year; adjusted for inflation, the increase was 12.6%. The average sale price per square meter in the province was 31,143 TL, and the average home price was 4.8 million TL. In Samsun, the nominal increase in home sale prices was 41.3%, while the real increase was 7.1%. Samsun’s average sale price per square meter was 32,995 TL, and the average home price was 3.8 million TL.
In Çanakkale, the nominal increase in home sale prices was 39.2% and the real increase 5.5%. The average sale price per square meter in the province was 49,093 TL, and the average home price was 5.8 million TL.
Among the top 30 provinces with the highest number of sales, those with the lowest annual increase in asking prices were Hatay, Muğla and Aydın, respectively. In Hatay, sale prices rose 14.9% year on year, while inflation-adjusted data indicate a real decline of 12.9%. The average sale price per square meter in Hatay was 25,076 TL, and the average home price was 3.8 million TL. In Muğla, sale prices increased 22.1% nominally but fell 7.5% in real terms. Muğla, which has the highest real estate prices in Türkiye, recorded an average sale price per square meter of 77,107 TL and an average home price of 9.8 million TL. In Aydın, sale prices rose 22.9% nominally but declined 6.9% in real terms. The average sale price per square meter there was 49,224 TL, and the average home price was 6.6 million TL.
Among the Four Largest Cities, Ankara Leads in Price Growth
Among Türkiye’s four largest provinces, Ankara recorded the highest annual increase in home sale prices. The nominal increase in Ankara was 35.6%, with a 2.8% rise in real terms. The capital’s per-square-meter price climbed to 33,399 TL, and the average home price rose to 4.3 million TL. In İstanbul, prices increased 30.2% nominally, while inflation-adjusted figures show a 1.3% decline. İstanbul’s per-square-meter price was 56,978 TL, and the average home price was 6.5 million TL. In İzmir, sale prices rose 26.0% nominally year on year but fell 4.6% in real terms. İzmir’s average per-square-meter price was 47,543 TL, and the average home price was 5.9 million TL. In Bursa, the annual nominal change was 27.1%, while the real change was a 3.7% decline. The province’s average per-square-meter price was 31,906 TL, and the average sale price was 4.2 million TL.
Rents Up 27.5% Nationwide
According to Endeksa’s latest data, asking rents for residential properties across Türkiye rose 27.5% year on year in November, while remaining flat month on month. Adjusted for inflation, rents declined 3.4% over the year and 1.8% compared to the previous month. Nationwide, the average rent per square meter was 228 TL, and the average monthly rent was 24,898 TL.