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In this article, we look at current housing prices in Tehran in 2026, with simple numbers for buyers who want a clear view of the market.
We constantly update this blog post because the Tehran real estate market moves quickly when inflation and currency rates change.
Our goal is to show you what apartments in Tehran really cost, from entry-level homes to luxury properties in North Tehran.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Tehran.
Insights
- The median housing price in Tehran in 2026 is around 9.5 billion tomans, which is more useful than the average because luxury homes pull the average upward.
- The average residential property in Tehran in 2026 costs about 12 billion tomans, or around $88,000, based on a typical 95 sqm apartment.
- Most ordinary Tehran apartments in 2026 sit between 4.5 billion and 35 billion tomans, which covers about 80% of normal residential stock.
- A realistic entry budget in Tehran in 2026 starts around 3.5 billion to 6.5 billion tomans, mostly for older small apartments in southern districts.
- North Tehran luxury property is in a different market, with typical high-end apartments often ranging from 25 billion to 120 billion tomans.
- Listing prices in Tehran are usually around 6% to 10% above likely sale prices, because sellers build in room for negotiation and inflation risk.
- The average price per square meter in Tehran in 2026 is about 126 million tomans, equal to roughly $930 per sqm.
- Tehran property prices rose by about 25% to 30% in nominal terms over one year, but inflation means real prices likely fell.
- New or recently renovated apartments in Tehran often cost about 25% more than older units in the same area.
- A $200,000 budget still buys a strong upper-middle apartment in Tehran in 2026, especially in areas like Saadat Abad, Pasdaran, or Marzdaran.
What is the average housing price in Tehran in 2026?
The median housing price in Tehran is usually more helpful than the average housing price because a few very expensive apartments in North Tehran can make the average look higher than what most buyers actually pay.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median residential property in Tehran in 2026 costs about 9.5 billion tomans, which is around $70,000 or €60,600.
The average residential property in Tehran in 2026 costs about 12 billion tomans, which is around $88,400 or €76,500.
For about 80% of the Tehran residential property market in 2026, a realistic price range is 4.5 billion to 35 billion tomans, or about $33,000 to $258,000, or €28,700 to €223,000.
A realistic entry range in Tehran in 2026 is 3.5 billion to 6.5 billion tomans, or about $25,800 to $47,900, which can buy an older 45 to 60 sqm apartment in areas such as Naziabad, Yaftabad, Jeyhoon, Shadabad, or parts of Districts 15 to 18.
A typical luxury property in Tehran in 2026 costs around 25 billion to 120 billion tomans, or about $184,000 to $884,000, which can buy a 150 to 250 sqm apartment in areas such as Elahiyeh, Zafaraniyeh, Niavaran, Kamraniyeh, Farmaniyeh, or northern Saadat Abad.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tehran.
Are Tehran property listing prices close to the actual sale price in 2026?
In Tehran in 2026, listed property prices are usually about 6% to 10% higher than actual sale prices, with 8% as a reasonable working estimate.
This gap exists because many Tehran sellers list high to protect themselves from inflation and exchange-rate uncertainty. The gap can be wider for old apartments needing renovation, large luxury homes with fewer buyers, or sellers who are not in a hurry.
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What is the price per sq m or per sq ft for properties in Tehran in 2026?
As of 2026, the median housing price in Tehran is about 115 million tomans per sqm, or around $847 per sqm and €733 per sqm, which equals about 10.7 million tomans per sqft, or around $79 per sqft and €68 per sqft.
The average housing price in Tehran in 2026 is about 126 million tomans per sqm, or around $928 per sqm and €803 per sqm, which equals about 11.7 million tomans per sqft, or around $86 per sqft and €75 per sqft.
The highest price per sqm in Tehran in 2026 is usually found in smaller, newer, well-located apartments in North Tehran, while the lowest price per sqm is usually found in larger, older apartments in southern districts that may need renovation.
The highest price per sqm in Tehran in 2026 is found in neighborhoods such as Elahiyeh, Zafaraniyeh, Kamraniyeh, Niavaran, and Farmaniyeh, where prices often range from 250 million to 550 million tomans per sqm and can go higher.
The lowest price per sqm in Tehran in 2026 is found in areas such as Yaftabad, Shadabad, Naziabad fringe, and parts of Districts 17 to 19, where prices often range from 65 million to 95 million tomans per sqm.
How have property prices evolved in Tehran?
Compared with one year ago, Tehran residential property prices in 2026 are probably up by about 25% to 30% in nominal tomans. This mainly happened because inflation and currency weakness pushed sellers to raise asking prices, even though many buyers became less able to pay.
Compared with two years ago, Tehran residential property prices in 2026 are much higher in tomans, with the citywide average moving from the high-80 million toman range per sqm in 2024 to around 126 million tomans per sqm in 2026. The increase looks large on paper, but high inflation means the real gain is much smaller for owners.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Iran.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Tehran.
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How do prices vary by housing type in Tehran in 2026?
Tehran in 2026 is mainly an apartment market, with about 55% standard resale apartments, 18% older apartments needing work, 14% new or renovated apartments, 8% luxury apartments, 2% trophy penthouses, and 3% houses, villas, or land-value homes.
Older apartments needing work in Tehran in 2026 usually cost around 95 million tomans per sqm, while standard resale apartments are closer to 126 million tomans per sqm.
New or recently renovated apartments in Tehran in 2026 often sit around 155 million tomans per sqm, upper-middle apartments around 185 million tomans per sqm, luxury apartments around 320 million tomans per sqm, and trophy penthouses around 500 million tomans per sqm or more.
In total-price terms, that means an older apartment may cost around 6.2 billion tomans, or $45,700 and €39,500, while a standard resale apartment may cost around 12 billion tomans, or $88,400 and €76,500.
A new or renovated apartment may cost around 16.3 billion tomans, or $120,000 and €104,000, while a luxury apartment may cost around 57.6 billion tomans, or $424,000 and €367,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Tehran in 2026?
In Tehran in 2026, a new or recently renovated apartment usually costs about 20% to 30% more than an older existing apartment in the same broad area, with 25% as a practical average.
This premium exists because Tehran buyers often pay more to avoid renovation costs, old building systems, weak parking, poor elevators, and the uncertainty of fixing a home during high inflation.
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How do property prices vary by neighborhood in Tehran in 2026?
In Elahiyeh and Zafaraniyeh, Tehran buyers mostly find luxury apartments, embassy-area homes, and high-end renovated units, with typical prices around 45 billion to 80 billion tomans, or about $331,000 to $589,000 and €287,000 to €510,000. These areas are expensive because North Tehran has prestige, scarcity, better services, and a strong luxury buyer base.
In Jordan and Vanak, Tehran buyers mostly find central apartments with strong access to offices, shops, and main roads, with typical prices around 18 billion to 35 billion tomans, or about $133,000 to $258,000 and €115,000 to €223,000. These areas are expensive, but usually not as expensive as the top northern luxury zones.
In Saadat Abad and Shahrak Gharb, Tehran buyers often find larger family apartments, newer buildings, and upper-middle homes, with typical prices around 22 billion to 45 billion tomans, or about $162,000 to $331,000 and €140,000 to €287,000. These areas are popular because they offer more space and a family-friendly lifestyle in western and northwestern Tehran.
You will find a much more detailed analysis by areas in our property pack about Tehran. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Tehran | Market profile | Typical total price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Elahiyeh | Ultra-luxury and diplomatic | 45 to 120bn tomans $331k to $884k |
300m to 600m tomans $2,210 to $4,420 |
27.9m to 55.7m tomans $205 to $411 |
| Zafaraniyeh | Ultra-luxury and prestige | 40 to 110bn tomans $295k to $810k |
280m to 550m tomans $2,063 to $4,052 |
26.0m to 51.1m tomans $192 to $376 |
| Niavaran | Green and high-end family | 28 to 75bn tomans $206k to $552k |
220m to 400m tomans $1,621 to $2,946 |
20.4m to 37.2m tomans $151 to $274 |
| Farmaniyeh | Luxury family | 30 to 80bn tomans $221k to $589k |
230m to 420m tomans $1,694 to $3,094 |
21.4m to 39.0m tomans $157 to $287 |
| Saadat Abad | Popular upper-middle | 20 to 50bn tomans $147k to $368k |
180m to 280m tomans $1,326 to $2,063 |
16.7m to 26.0m tomans $123 to $192 |
| Shahrak Gharb | Family and west premium | 22 to 55bn tomans $162k to $405k |
190m to 300m tomans $1,400 to $2,210 |
17.7m to 27.9m tomans $130 to $205 |
| Jordan / Nelson Mandela Blvd | Business and central premium | 18 to 40bn tomans $133k to $295k |
180m to 260m tomans $1,326 to $1,915 |
16.7m to 24.2m tomans $123 to $178 |
| Pasdaran | Established upper-middle | 15 to 35bn tomans $110k to $258k |
160m to 240m tomans $1,179 to $1,768 |
14.9m to 22.3m tomans $110 to $164 |
| Marzdaran | Value west and family | 10 to 24bn tomans $74k to $177k |
125m to 175m tomans $921 to $1,289 |
11.6m to 16.3m tomans $86 to $120 |
| Narmak | East and practical | 7 to 18bn tomans $52k to $133k |
105m to 150m tomans $773 to $1,105 |
9.8m to 13.9m tomans $72 to $103 |
| Tehranpars | East and commute | 8 to 22bn tomans $59k to $162k |
110m to 170m tomans $810 to $1,252 |
10.2m to 15.8m tomans $75 to $116 |
| Naziabad | Entry and south | 4 to 10bn tomans $29k to $74k |
70m to 105m tomans $516 to $773 |
6.5m to 9.8m tomans $48 to $72 |
How much more do you pay for properties in Tehran when you include renovation work, taxes, and fees?
In Tehran in 2026, buyers should expect about 4% to 12% extra beyond the purchase price for normal resale apartments, and about 10% to 25% extra if renovation work is needed.
For a Tehran property bought around $200,000, or about 27.2 billion tomans, a buyer may add around 2.2 billion to 3.3 billion tomans, or about $16,000 to $24,000, if the apartment needs normal updates. The total effective budget may therefore land around 29.4 billion to 30.5 billion tomans, or about $216,000 to $224,000.
For a Tehran property bought around $500,000, or about 67.9 billion tomans, a buyer may add around 4.1 billion to 8.1 billion tomans, or about $30,000 to $60,000, depending on fees, moving costs, and renovation needs. The total effective budget may therefore land around 72 billion to 76 billion tomans, or about $530,000 to $560,000.
For a Tehran property bought around $1,000,000, or about 135.8 billion tomans, a buyer may add around 8.1 billion to 20.4 billion tomans, or about $60,000 to $150,000, especially if the home is large, high-end, or needs premium renovation. The total effective budget may therefore land around 144 billion to 156 billion tomans, or about $1.06 million to $1.15 million.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Tehran
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Buyer-side agent commission | Fees | Usually around 0.25% to 0.55% of the property price. On most normal Tehran deals, this can mean roughly $90 to $4,050. The exact amount depends on deal size and current commission practice. |
| VAT on commission | Tax on service | Usually around 10% of the agent commission. This is not 10% of the property price. It is added to the service fee. |
| Notary and document checks | Legal and admin | Usually around 0.2% to 0.8% of the property price. For many buyers, this means around $100 to $2,500. Complex title checks can cost more. |
| Transfer tax | Tax | Iran’s property transfer tax is commonly described as 5% of the transaction value and usually seller-side. Even so, buyers should understand it because it can affect negotiation. The economic burden can sometimes be reflected in the final price. |
| Light renovation | Renovation | Light renovation can cost around 3 million to 7 million tomans per sqm, or about $22 to $52 per sqm. This usually covers small repairs, basic updates, and cosmetic improvements. It does not cover a full luxury rebuild. |
| Moderate renovation | Renovation | Moderate renovation can cost around 7 million to 15 million tomans per sqm, or about $52 to $110 per sqm. This can include kitchens, bathrooms, flooring, painting, and some technical work. Costs rise quickly if imported or premium materials are used. |
| Heavy renovation | Renovation | Heavy renovation can cost around 15 million to 25 million tomans per sqm or more, or about $110 to $184 per sqm or more. This can include major redesign, electrical work, plumbing, premium finishes, and building-system upgrades. Older Tehran apartments can surprise buyers here. |
| Moving and immediate setup | Setup | A practical setup budget is around 100 million to 600 million tomans, or about $740 to $4,420. This can include moving, utility setup, small repairs, and first-month fixes. Larger homes usually need a bigger buffer. |
We made this infographic to show you how property prices in Iran compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Tehran in 2026 with different budgets?
With $100,000, or about 13.6 billion tomans, a buyer in Tehran in 2026 can look at an 85 to 95 sqm existing apartment in Narmak, a 75 to 85 sqm existing apartment in Tehranpars, or a 55 to 70 sqm renovated apartment around Marzdaran or Sadeghiyeh fringe.
With $200,000, or about 27.2 billion tomans, a buyer in Tehran in 2026 can look at a 115 to 130 sqm existing apartment in Saadat Abad, a 130 to 150 sqm upper-middle resale apartment in Pasdaran, or a 150 to 170 sqm family apartment in Marzdaran or Jannat Abad.
With $300,000, or about 40.7 billion tomans, a buyer in Tehran in 2026 can look at a 140 to 160 sqm premium apartment in Shahrak Gharb, a 120 to 140 sqm good-quality apartment in Niavaran, or a 150 to 180 sqm existing apartment around Jordan or Vanak.
With $500,000, or about 67.9 billion tomans, a buyer in Tehran in 2026 can look at a 170 to 220 sqm luxury apartment in Elahiyeh, a 200 to 240 sqm renovated apartment in Farmaniyeh, or a 220 to 260 sqm large family apartment in Saadat Abad or Shahrak Gharb.
With $1,000,000, or about 135.8 billion tomans, a buyer in Tehran in 2026 can look at a 250 to 350 sqm luxury apartment in Zafaraniyeh, a 300 sqm penthouse-style apartment in Niavaran or Farmaniyeh, or a large high-end apartment in Elahiyeh.
With $2,000,000, or about 271.5 billion tomans, there is a real but thin Tehran market for large trophy apartments in Elahiyeh or Zafaraniyeh, very large luxury homes in Niavaran or Farmaniyeh, and rare land-value homes in elite northern Tehran.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Iran.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about Tehran, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why this source matters | How we used the source |
|---|---|---|
| Central Bank of Iran exchange rates | The Central Bank of Iran is the strongest official source for published exchange-rate data in Iran. | We used the June 10, 2026 exchange rates to convert tomans into dollars and euros. We used tomans because Tehran property prices are normally discussed in tomans. |
| Central Bank of Iran inflation rate | CBI inflation data is an official anchor for understanding how much purchasing power changed over time. | We used inflation data to compare nominal housing price growth with real value. We used it to explain why prices can rise in tomans while becoming weaker after inflation. |
| Statistical Center of Iran Tehran apartment publications | The Statistical Center of Iran is the national statistics agency and publishes official housing data. | We used this source as an official historical anchor for Tehran apartment prices. We compared it with CBI-linked reports and current listing data. |
| Central Bank of Iran statistics portal | The CBI statistics portal is a primary public source for Iranian economic and market statistics. | We used it as a macro reference for inflation, exchange rates, and older market context. We used it to avoid relying only on property websites. |
| IRNA report citing CBI Tehran housing data | IRNA is Iran’s official news agency and the article cites CBI housing data directly. | We used the CBI-reported Tehran benchmark around 87.46 million tomans per sqm in Tir 1403. We used it to help build the recent historical trend. |
| Balkon Tehran apartment price data | Balkon is a live Iranian property-data platform with Tehran district-level price estimates. | We used it for current neighborhood and district price levels in June 2026. We treated the data as listing-market evidence, then adjusted it against official series. |
| Numbeo Tehran property prices | Numbeo is not official, but it is transparent about update date and sample size. | We used it only as a secondary cross-check for dollar-per-sqm and dollar-per-sqft values. We did not use it as the main source. |
| Divar Tehran apartment listings | Divar is one of Iran’s major live classified platforms for residential property listings. | We used it to check live asking prices by apartment size and neighborhood. We did not treat individual listings as closed transaction prices. |
| Financial Tribune agent commission report | Financial Tribune is an established Iran-focused business publication that reports market and regulatory changes. | We used it to estimate typical agent commission norms. We cross-checked the results with current practical fee ranges. |
| Heyva Law property transfer tax guide | Heyva Law is a practical legal-reference website that explains Iranian tax rules in accessible language. | We used it to estimate transfer-tax treatment and closing-cost ranges. We treated it as a practical guide, not as personal legal advice. |
| Khedmat az Ma renovation costs | Khedmat az Ma is a large Iranian services marketplace with current contractor-cost ranges. | We used it to estimate renovation budgets for typical Tehran apartments. We applied the cost ranges to realistic apartment sizes. |
| Eghtesad Online District 1 price report | Eghtesad Online is an Iran-focused financial news source that tracks housing-market price examples. | We used it to cross-check luxury and District 1 price ranges. We used the source as supporting evidence, not as the sole basis for our estimates. |
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