Property Prices in Turkiye

The price increases in Turkish properties during the last five years, as reported by press and on the internet, are generally mis-leading. 

This is generally because:

1. There is no official registry or data source of property transactions in Turkiye.
2. The data that does exist generally is for prices shown on sales listings and not factual tranaction prices.
3. The reporting provided by press usually relies on property price indexes, with methodological and statistical defects including::

• a).The data is not accurately  ‘cleaned ‘ and adjusted for Turkish Lira currency devaluation, which drives inflation, but instead is inflation adjusted, which leads to significant material inaccuracies over a five year period.
• b).The use of price averaging from which the idiocies are derived, does not provide an accurate reflection of pricing generally, because it is not weighted for volume, nor weighted for a variety of other qualitative factors that is necessary for accurate analysis, including age, finishing standards,  location, permitting compliance, etc

Regrettably, the appraisal/valuation experts in Turkiye are neither trained nor qualified in the disciplines required to analyse and assess such issues, which generally requires additional multi-disciplinary knowledge, usually at a higher level, such as post graduate and PhD degrees in data science, statistics and price discovery analytics of econometrics.

For the reason of these inaccuracies, the valuation experts that do apply a multi-diciplinary approach at MyTapu Associates, are heppy  to share an occasional look at property price data that derives from their work as International Expert Witnesses for international courts.

As at the specified date of June 2019, the market value price of properties in the 2+1 format, and 90 m2 size, was established as Eur 134,000 with the variance of properties in the range having a high Eur 147,000 of and a low of Eur 113,000. Coincidentally, the market value established independently by proprietary techniques and not statistical benchmarks, was very close to both statistical mean and median.

Notable among the data points of factual transacton prices, was the 23-25% discount to sales listing prices that the properties were transacted at. This corresponds to price studies at the time in the 2017 –2020 period, that showed property prices declining significantly after the 2017 peak, despite sellers' expectations of prices maintaining upward momentum. Such lagging expectations  is a common feature, as a  psychological characteristic of residential real estate pricing dynamics.

A simpler, un-verified, general and fast survey of present day sales listing prices, for similar property assets as at November 2025, revealed a high of Eur 203,000 and low of Eur 158,000. This is a simple approximate estimate from a Survey – an Expert Witness Report provides very specific results using proprietary data sourcing, collating, analytical, and valuation techniques, to ascertain true market value of existing supply and demand, not averaging, indexing, nor other  statistical conveniences that produce misleading results. This is especially an important factor for properties that are uniquely advantaged, 

Discounts of 15%-25% reported, are somewhat more compressed than 2019.

Thus by rough general observation, Eur prices for property example, appear to have increased by approximately 18% - 21% in Eur terms during the six year and five month period June 2019 to November 2025. No other  adjustments, for qualitative factors, nor for seasonality nor other non-recurring supply demand factors were applied.

Relying on a linear average annual appreciation rate of 3% is mis-leading, due to the continued decline of prices through 2020 to 2022, followed by a surge in prices there-after in periodic waves, reflecting periodic increases in demand from domestic Turkish life-cycle and metropolitan urban exodus trends, and foreign buying due to geo-political instability in other regions, notably in other countries to the north and east of Turkiye.  It would be inaccurate to conclude the Alanya experience is representative of wider Turkish property prices in general, for example in Istanbul, because Alanya is a location that has likely experienced above-average impact of these trends.

Choosing the right type of valuation reprt in Turkiye depends on what the reports use will be, Learning more about the various uses, and the best type of report for each use can be learned here…. 

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