Definitions · dates · limitations
Sources and Methodology for Türkiye Property Market Data
Every material figure should be traceable to a publisher, observation period and retrieval date. This page explains what the principal series measure—and what they do not.
Executive summary
Primary Turkish official sources take priority. TURKSTAT supplies completed transaction and CPI observations; CBRT supplies residential-price and new-tenant-rent indexes; TKGM, AFAD, DASK, ministries and municipalities support property, hazard, insurance and local context. International institutions are used only for clearly dated macroeconomic assumptions, and RealCapital pages support claims about its own seller service.
Observation date, publication date and retrieval date are not interchangeable. National, regional and property-level measures are kept distinct. Nominal and inflation-adjusted values are labelled, asking prices are not treated as completed sales, and official revisions remain possible.
Core quantitative datasets
| Publisher and report | Observation / publication / retrieval | Unit and base | Nominal or real | Revision status and limitation |
|---|---|---|---|---|
| TURKSTAT House Sales Statistics, December 2025 | Calendar 2025 and December 2025; released after the observation period; retrieved 25 Aug 2026 | Registered completed home sales; count and percentage share/change | Transaction volume, not a price measure | Official series may be revised. Does not report asking prices, quality or profit. |
| TURKSTAT House and Commercial Property Sales, June 2026 | Jan–Jun 2026; June release; retrieved 25 Aug 2026 | Completed transactions; total, first, resale, mortgaged, other and foreign-buyer counts | Volume, not nominal or real price | Year-to-date comparisons are not full-year forecasts. Revisions may occur. |
| CBRT RPPI and New Tenant Rent Index, July 2026 | July 2026; July release; retrieved 25 Aug 2026 | RPPI index, 2023=100; annual percentage changes; appraised new-tenant rents | Nominal and real annual changes are separately labelled | Appraisal-based indexes are not asking prices or every completed transaction. Series may be revised. |
| TURKSTAT Consumer Price Index, July 2026 | July 2026; July release; retrieved 25 Aug 2026 | CPI annual percentage change | Inflation measure used to contextualise real change | National consumer basket, not a property-specific cost index. Revisions and methodology changes must be tracked. |
Legal, hazard, insurance and service sources
| Publisher and source | Use | Retrieval date | Known limitation |
|---|---|---|---|
| Invest in Türkiye Acquiring Property and Citizenship | Official starting facts on title transfer, restrictions and the dated citizenship route | 25 Aug 2026 | General guide; law, eligibility and procedure require current case-specific confirmation. |
| AFAD Türkiye Earthquake Hazard Map and 2018 map explanation | Point-level earthquake hazard context and correct interpretation | 25 Aug 2026 | Hazard map, not building risk, engineering assessment or safety certificate. |
| İzmir Metropolitan Municipality Building-inventory update | Local public-programme context | 25 Aug 2026 | Inventory or rapid screening must not be described as building-specific engineering certification. |
| DASK Guarantees and coverage | Compulsory earthquake insurance scope and exclusions | 25 Aug 2026 | Limits and terms can change; a policy does not certify structural safety. |
| RealCapital Seller Terms | Eligible sellers, manual profile review, listing review and marketplace role | 25 Aug 2026 | Third-party service terms can change and do not replace buyer or seller due diligence. |
| RealCapital Seller pricing | Plan names, advertised allowances and prices | 25 Aug 2026 | Plans, billing, features, taxes and prices may change. Live page is authoritative. |
| IMF 2025 Article IV Consultation with Türkiye | Dated external macroeconomic context for scenario monitoring | 25 Aug 2026; published 13 Feb 2026 | Forecast vintage and assumptions differ from CBRT and OECD; not a property-price forecast. |
Source hierarchy
- Turkish official statistical and regulatory sources for facts within their mandate.
- Central Bank of the Republic of Türkiye for residential-price, rent and monetary context.
- TURKSTAT for transaction, inflation and construction series.
- TKGM, AFAD, DASK, ministries and official municipalities for land, acquisition, hazard, insurance and local programme information.
- IMF, World Bank and OECD for explicitly dated macroeconomic context and alternative assumptions.
- RealCapital’s own pages only for claims about its service, terms, verification and pricing.
- Reputable secondary research only when primary data cannot answer the question, clearly labelled as secondary.
Publisher authority is topic-specific. A marketplace page is not a source for national sales; a national statistical release is not evidence of one property’s title or condition.
Reproducible research design
Protocol for the 2016–2026 review
The rolling review begins in January 2016. Annual comparisons use the ten complete calendar years 2016–2025. Observations from 2026 are shown separately as year to date or by the stated month; they are compared only with the same elapsed period in 2025 and are never annualised or presented as a completed year.
- Freeze the editorial cut-off. Record the observation period, publication date and retrieval date for every input. A later release does not silently change what was knowable at the stated cut-off.
- Build the source record. Store the claim, exact value and unit, geography, dataset title, publisher, direct URL, nominal/real status, revision note and every page and language where the figure appears.
- Keep metric families separate. Create distinct series for completed sales counts, first and resale transactions, mortgaged and other sales, foreign-buyer sales, appraisal-based price indexes, CPI, appraised new-tenant rents and construction or supply indicators. Do not splice listing data into an official transaction or appraisal series.
- Align comparison periods. Compare full year with full year, the same months year to date with one another, and annual percentage changes with matching twelve-month windows. Label mixed-frequency panels rather than implying that June sales and July prices describe the same observation date.
- Preserve geography. Türkiye totals are national; İzmir or another CBRT region is regional; a district or property is local. Do not allocate a national change to a city, infer a district result from a regional index or use an aggregate index as a unit valuation.
- Separate nominal, real and foreign-currency views. Report the publisher’s nominal and real measures where available. Any editorial inflation adjustment or currency conversion must use the formulas and date rules below and must be labelled as a calculation.
- Review composition, not only totals. For each annual or year-to-date sales observation, inspect new versus resale, mortgaged versus other and domestic versus foreign-buyer activity. A higher total does not establish that every segment, region or property type strengthened.
- Publish the vintage and limitations. Retain source precision during calculation, round only for display, cite the release near the result and state breaks, missing observations, revisions and non-comparable periods.
| Series | Use in the review | Do not infer |
|---|---|---|
| TURKSTAT registered sales | Completed transaction volume and published composition for a defined period and geography | Asking price, achieved value, quality, exposure, profit or future demand |
| CBRT RPPI | Appraisal-based residential-price direction at the published national or regional level, with nominal and real changes where supplied | A transaction-price series, a district result or a valuation for one property |
| Marketplace listings | Current asking price, stated availability and listing characteristics when their collection method is documented | A completed sale, market-clearing price, unique inventory count or seller return |
| TURKSTAT CPI | National consumer-inflation context and a documented deflator when periods are compatible | A property-specific cost, local inflation rate or investment return |
| CBRT New Tenant Rent Index | Direction of appraised rents for new tenants under the published method | A guaranteed asking rent, contracted rent, occupancy, net yield or landlord result |
Completed sales, asking prices and appraisals
Completed transaction counts show registered sales during a period. They do not state the advertised price, achieved value, property quality or seller return.
Listing or asking prices are seller requests. They may be changed, withdrawn, duplicated or never result in a transaction. Asking-price data must not be spliced into a completed-sale series without an explicit methodological break.
RPPI values are appraisal-based indicators produced under CBRT’s published method. They measure market direction at defined national or regional levels; they are not a valuation for a specific home.
Rent measures
The CBRT New Tenant Rent Index is based on appraised rents for new tenants under the published method. It does not guarantee an asking rent, signed contract rent, occupancy rate or yield. A landlord’s result also depends on vacancy, collection, tax, maintenance, management, insurance and regulation.
National rent movement must not be labelled as an İzmir or district result unless the same official release supports that geography. Property-specific rental advice requires local comparables and current legal review.
Nominal and real values
A nominal change is reported in current lira without an inflation adjustment. A real change removes inflation according to the publisher’s method or an explicitly documented calculation. When CBRT publishes a compatible real rate directly, that published rate is preferred.
If an editorial calculation is necessary, the nominal property change and CPI must cover the same observation window. With rates expressed as decimals, the calculation is real change = ((1 + nominal change) / (1 + CPI change)) − 1; multiply the result by 100 for a percentage. Preserve full precision until final display rounding, identify the result as an editorial calculation and do not label nominal TRY appreciation as investment profit.
Currency conversion method
No EUR or USD perspective is shown unless an authoritative exchange-rate series is selected and the method is documented. A valid conversion records the source, currency pair, observation frequency, exact dates, treatment of weekends, fees and whether the comparison uses an index or a representative property value.
When the exchange rate is quoted as TRY per unit of foreign currency, the point conversion is foreign-currency value at date t = TRY value at date t / exchange rate at date t. Convert both endpoints independently, then calculate foreign-currency change = (ending converted value / starting converted value) − 1. Use the same date at each endpoint or a documented closest-business-day rule; never convert the full historical series at today’s exchange rate.
The converted result is a currency perspective, not a realised investment return. A realised return would additionally require the actual acquisition and disposal values, exact timing, taxes, fees, financing, maintenance and other costs.
Rounding and derived figures
Published source values are retained at their stated precision. Calculated shares identify the numerator and denominator, use the same period and geography, and are labelled as calculations. For example, İzmir’s approximate 2025 share uses 96,998 divided by the Türkiye total of 1,688,910 and is displayed as about 5.7%.
Known limitations
Different calendars
Sales may be year to date while price and inflation releases refer to a later month. The page reports each period rather than pretending they are synchronous.
National averaging
Türkiye indicators can hide city, district, property-type, building-age and condition differences. Regional evidence does not determine a unit value.
Revision and delay
Official data can be delayed or revised. Retrieval dates are stored, and material changes should update all affected language editions.
Forecast vintages
CBRT, OECD and IMF forecasts may have different dates and assumptions. Older values should not be silently replaced or compared as if identical.
Corrections and maintenance
Editorial contact pending approval. Once approved, a correction request should include the page, disputed claim, observation period and supporting primary source. The editorial owner will check the source record, correct confirmed material errors in English, German and Turkish, and update the reviewed date when the change is substantive.
- TURKSTAT sales, CBRT prices and rents: review monthly.
- Current-market page: update at least quarterly and after material data changes.
- Outlook: review after major inflation reports or macroeconomic changes.
- Pricing: check monthly and immediately before launch.
- Seller terms: check quarterly; acquisition and risk claims at least every six months and after regulatory change.
Trace the data before using the conclusion
Return to the current snapshot for the latest dated synthesis or the risk guide for property-level checks.