Construction cost calculator
Free construction cost calculator using Turkey’s 2026 official building unit costs (OG 03.02.2026/33157) × gross m². Land and VAT excluded by default.
Espada products for shell formwork
Open prop, table, facade and connection products — or request a quote.
How is the official approximate building cost calculated?
Early feasibility usually multiplies gross floor area by a building-class unit cost. In Turkey the official reference is the Ministry’s annual Yapı Yaklaşık Birim Maliyetleri notice. It supports architectural/engineering fee and supervision bases — it is not a turnkey contractor quote.
Steps
Pick a building class (housing shortcuts or full list).
Enter total gross floor area (m²).
Optionally edit the unit cost or enable the TÜİK adjustment.
Optionally enable VAT, supervision fee or extras.
Read approximate building cost, effective m² and share breakdown.
How it is calculated
Multiply the gross floor area (m²) by the unit cost (TRY/m²) for the selected building class; that product is the approximate building cost. You can optionally add the building-supervision fee under Law 4708 article 5: 1.75%, 1.50% or 1.25% of that amount by area band (up to 1,000 m², 1,001–50,000 m², and above 50,000 m²). The grand total is the building cost plus any extras you opened and VAT if you checked that box.
What is the tebliğ for?
It sets a common official base for professional fees and related statutory calculations. Market build cost still depends on materials, labour, region and quality.
2026 housing / villa unit costs
Most searched housing classes. VAT excluded; 15% overhead and 10% contractor profit included.
| Class | Scope | 2026 TRY/m² |
|---|---|---|
| III-A | Apartment housing up to 3 storeys | 19,800 |
| III-B | Housing under 21.50 m; detached/duplex under 200 m² | 21,050 |
| III-C | 21.50–30.50 m housing; detached/duplex 200–500 m² | 23,400 |
| IV-A | 30.50–51.50 m housing; higher-spec / villa band | 26,450 |
| IV-B | Housing over 51.50 m; detached/duplex 500 m²+ | 33,900 |
100 / 150 / 200 m² examples
Using III-B (21,050 TRY/m²). Land, permits and VAT excluded.
100 m²
2,105,000 ₺
Incl. 20% VAT: 2,526,000 ₺
150 m²
3,157,500 ₺
Incl. 20% VAT: 3,789,000 ₺
200 m²
4,210,000 ₺
Incl. 20% VAT: 5,052,000 ₺
2025 → 2026 unit cost change
Yearly change for housing classes.
| Class | 2025 | 2026 | Change |
|---|---|---|---|
| III-A | 17,100 | 19,800 | +15.8% |
| III-B | 18,200 | 21,050 | +15.7% |
| III-C | 19,150 | 23,400 | +22.2% |
| IV-A | 21,500 | 26,450 | +23.0% |
| IV-B | 27,500 | 33,900 | +23.3% |
2026 building unit costs — full list
OG 03.02.2026/33157. Typical building examples summarised from the notice.
| Class | TRY/m² | Typical buildings |
|---|---|---|
| I-A | 2.600 | Simple farm buildings, gazebos, garden walls, plastic greenhouses |
| I-B | 3.900 | Pens, rigid greenhouses, ancillary buildings |
| I-C | 4.200 | Water tanks, barns, EV chargers, retaining walls |
| I-D | 4.800 | Solar plants (GES) |
| II-A | 8.100 | Marine piers, general warehouses, agro-industry |
| II-B | 12.500 | Hangars, covered markets, sports pitches |
| II-C | 15.100 | Rural houses (<200 m²), bungalows, light industry |
| III-A | 19.800 | Apartments up to 3 storeys, nurseries, parking |
| III-B | 21.050 | Housing under 21.50 m, detached <200 m², primary schools |
| III-C | 23.400 | 21.50–30.50 m housing, detached 200–500 m², dorms |
| IV-A | 26.450 | 30.50–51.50 m housing, small malls, 1–2★ hotels |
| IV-B | 33.900 | Housing over 51.50 m, detached 500 m²+, banks |
| IV-C | 40.500 | Large malls, 3★ hotels, smaller hospitals |
| V-A | 42.350 | Campuses, stadiums, mixed-use complexes |
| V-B | 43.850 | 4★ hotels, 200–400 bed hospitals |
| V-C | 48.750 | Opera/museums, 400+ bed hospitals, congress |
| V-D | 53.500 | 5★ hotels, city hospitals, airport terminals |
| V-E | 103.500 | Wind plants (RES) |
How is the supervision fee calculated?
Law 4708 art.5: fee is a percentage of the approximate cost from the tebliğ.
| Floor area | Rate |
|---|---|
| Up to 1,000 m² | 1.75% |
| 1,001 – 50,000 m² | 1.50% |
| Over 50,000 m² | 1.25% |
Shell, finishes and turnkey
The tebliğ assumes average materials; it is not a ‘turnkey all-in’ market price. Shell vs finishes vs MEP shares vary by project. The calculator breakdown is illustrative only.
Why turnkey house-build cost is different
Many people searching for house-build or turnkey construction cost expect a market contractor price. This tool calculates the official approximate building unit cost. Those two intents must stay separate.
Official approximate cost vs turnkey market cost
The official notice is a common base for professional fees and supervision bases. Turnkey is a contractor’s market price for an agreed scope: materials, labour, ground conditions, site logistics and finish standard drive the number. A tebliğ TRY/m² figure is therefore not a turnkey TRY/m² quote.
What usually drives turnkey cost
- Scope: shell only, finishes included, furniture/landscape or not
- Ground/foundation conditions and special works
- Material and labour quality band
- Off-site utilities, permits and site overheads
- Programme, financing and contingency
Why city/region is not a fixed multiplier here
Labour, logistics, local supply and municipal processes vary by place. A single city factor does not represent every project, so this tool does not apply a fixed regional coefficient. Regional differences belong in survey and quoting.
What this calculator includes and excludes
By default the tool returns only the tebliğ building cost (area × unit cost). Supervision fee, VAT, land, permit fees, excavation/landscape and contingency are added only when you enable them. It does not invent turnkey market averages or city prices.
Included
- Approximate building construction cost
- 15% overhead
- 10% contractor profit
Excluded
- Land cost
- Landscaping
- Off-site utilities
- VAT (optional in the tool)
- Permit fees and financing
Frequently asked questions
What is the 2026 housing cost per m²?
III-A 19,800; III-B 21,050; III-C 23,400; IV-A 26,450; IV-B 33,900 TRY/m² ex-VAT. Land excluded.
How much is 100 m²?
With III-B: 100 × 21,050 = 2,105,000 ₺ ex-VAT; about 2,526,000 ₺ with 20% VAT. That is also the tool’s default tebliğ total before optional extras.
Is land included?
No. The tebliğ covers building cost only.
Is this a turnkey quote?
No. It is an official reference, not a contractor offer. Turnkey market cost is explained in a separate section below.
Is VAT included?
Tebliğ values exclude VAT. Tick the VAT box to add 20%. Reduced housing rates depend on conditions.
How do I pick a class?
Use the typical-building list. Housing class follows height and detached area thresholds.
What is shell cost?
Usually concrete, rebar, formwork and walls. The tool’s shell share is illustrative.
Which class for villas?
Detached/duplex bands: III-B (<200 m²), III-C (200–500), IV-B (500+).
What is the TÜİK toggle?
The tebliğ is fixed in Jan 2026; the index moves monthly. The factor is a documented snapshot, not a quote.
How is supervision fee set?
Approx. cost × 1.75% / 1.5% / 1.25% by area band (Law 4708).
Why do other sites show different numbers?
Some publish projections or wrong tables. Espada uses OG 03.02.2026/33157 exactly.
Where is formwork/scaffold cost?
Inside the m² average — for take-off use prop/table/facade calculators or /rental.