Property values across Istanbul districts have increased between 20–50% annually. Luxury districts command the highest square-metre values, while mid-tier areas offer stronger yields and shorter amortisation periods. Citizenship-linked purchases from 2021–22 are now hitting the market, giving many investors lucrative returns on both rental income and resale prices. Although high policy rates have slowed transaction volumes, expectations for easing in early 2026 could trigger a demand rebound. Meanwhile, rents have multiplied about 30× in roughly two years, fuelling litigation and widespread landlord-tenant disputes.
District-Level Performance: August 2025
Fresh data highlights contrasts between prime, mid-tier, and peripheral districts. The adage of location, location, location remains the guiding principle. The table below summarises average price per m², typical property values, amortisation, gross yields, and annual change by district.
| District | Avg. Price (₺/m²) | Avg. Property (₺) | Amortisation | Yield | YoY Change |
|---|---|---|---|---|---|
| Adalar | 89,767 | 10,951,574 | — | — | 32.15% |
| Bakırköy | 103,383 | 14,577,003 | 19 yr | 5.28% | 33.15% |
| Beşiktaş | 144,919 | 18,984,389 | 24 yr | 4.17% | 40.24% |
| Beykoz | 110,316 | 20,298,144 | 29 yr | 3.41% | 27.42% |
| Beyoğlu | 64,712 | 6,082,928 | 13 yr | 7.50% | 18.17% |
| Çatalca | 47,604 | 6,474,144 | 16 yr | 6.23% | 35.54% |
| Eyüpsultan | 59,427 | 6,061,554 | 14 yr | 7.33% | 30.65% |
| Fatih | 38,907 | 3,501,630 | 12 yr | 8.14% | 24.35% |
| Gaziosmanpaşa | 39,506 | 4,069,118 | 13 yr | 7.76% | 22.06% |
| Kadıköy | 137,576 | 17,197,000 | 22 yr | 4.61% | 48.95% |
| Kartal | 62,240 | 6,908,640 | 15 yr | 6.61% | 41.66% |
| Sarıyer | 139,079 | 20,583,692 | 24 yr | 4.23% | 20.55% |
| Silivri | 38,184 | 5,154,840 | 14 yr | 6.91% | 34.47% |
| Şile | 79,170 | 14,171,430 | 18 yr | 5.46% | 31.87% |
| Şişli | 68,430 | 6,979,860 | 15 yr | 6.73% | 32.61% |
| Üsküdar | 83,893 | 9,899,374 | 19 yr | 5.19% | 44.02% |
| Zeytinburnu | 62,192 | 6,530,160 | 12 yr | 8.18% | 43.65% |
| Büyükçekmece | 46,879 | 6,938,092 | 16 yr | 6.42% | 32.41% |
| Kağıthane | 55,290 | 4,976,100 | 13 yr | 7.44% | 30.26% |
| Küçükçekmece | 44,634 | 4,463,400 | 12 yr | 8.53% | 30.19% |
| Pendik | 50,745 | 5,581,950 | 14 yr | 6.90% | 44.25% |
| Ümraniye | 59,749 | 5,974,900 | 15 yr | 6.68% | 42.39% |
| Bayrampaşa | 46,546 | 4,701,146 | 14 yr | 6.99% | 31.14% |
| Avcılar | 38,572 | 4,435,780 | 13 yr | 7.46% | 24.39% |
| Bağcılar | 40,939 | 4,503,290 | 14 yr | 7.32% | 28.45% |
| Bahçelievler | 42,126 | 4,423,230 | 13 yr | 7.90% | 39.49% |
| Güngören | 36,270 | 3,808,350 | 12 yr | 8.48% | 31.14% |
| Maltepe | 71,792 | 7,179,200 | 16 yr | 6.26% | 48.16% |
| Sultanbeyli | 42,922 | 4,678,498 | 16 yr | 6.22% | 43.62% |
| Tuzla | 52,858 | 5,814,380 | 15 yr | 6.88% | 40.99% |
| Esenler | 37,904 | 3,790,400 | 15 yr | 6.52% | 20.91% |
| Arnavutköy | 35,726 | 3,929,860 | 14 yr | 6.98% | 30.01% |
| Ataşehir | 68,565 | 7,542,150 | 14 yr | 7.14% | 39.62% |
| Başakşehir | 58,090 | 7,377,430 | 16 yr | 6.44% | 35.98% |
| Beylikdüzü | 37,831 | 5,069,354 | 13 yr | 7.86% | 35.55% |
| Çekmeköy | 53,798 | 5,971,578 | 14 yr | 7.24% | 37.92% |
| Esenyurt | 26,081 | 2,868,910 | 11 yr | 8.96% | 31.03% |
| Sancaktepe | 44,273 | 4,870,030 | 14 yr | 6.99% | 42.83% |
| Sultangazi | 34,537 | 3,660,922 | 14 yr | 7.37% | 29.02% |
* Source: Endeksa.com
“Luxury” Districts (Beşiktaş, Sarıyer, Kadıköy, Beykoz)
Beşiktaş leads at 144,919 ₺/m² with an average property value near 18.9M ₺. Yields remain around 4.17% with a 24-year amortisation. Demand is supported by Bosphorus views, nightlife, streets like Akaretler, and universities such as Boğaziçi University. Kadıköy posted the strongest annual growth at 48.95% to 137,576 ₺/m². Despite dense and ongoing urban renewal, it remains a middle-class favourite thanks to culture hubs like Moda and direct links via the M4 Metro and Marmaray. Sarıyer and Beykoz remain lifestyle-driven luxury markets attracting high-net-worth families seeking Bosphorus proximity and green settings, though yields are comparatively limited.
City Centre and Renewal Districts (Şişli, Kağıthane, Eyüpsultan, Zeytinburnu)
Şişli averages 68,430 ₺/m² with a 6.73% yield and 15-year amortisation. With its concentration of office towers and shopping malls, Şişli is among the city’s busiest districts. Kağıthane offers a lower entry at 55,290 ₺/m² with 7.44% yields, supported by regeneration across the Cendere Valley and the Vadi İstanbul zone. Zeytinburnu combines a 12-year amortisation with 8.18% yields; coastal megaprojects around Kazlıçeşme/Zeytinburnu have lifted its investment profile.
Affordable Districts (Esenyurt, Küçükçekmece, Fatih)
Esenyurt remains the most accessible entry point at 26,081 ₺/m² (about 2.9M ₺ per property) with 8.96% yields and an 11-year amortisation, the strongest yield profile in the city. Küçükçekmece and Fatih both sit around 40k ₺/m² with yields above 8% and 12-year amortisation. Küçükçekmece benefits from exceptional connectivity: the M11 Airport Metro terminus, the cross-city Marmaray, the north–south M3 line, and the M7 extension planned to enhance coverage further.
Asian Side Momentum (Üsküdar, Maltepe, Pendik, Ümraniye)
Üsküdar prices rose 44.02% year on year to 83,893 ₺/m², blending a historic Bosphorus waterfront featuring icons like the Maiden’s Tower with modern links via Marmaray and the M5 Metro. Maltepe posted one of the strongest gains at 48.16%, averaging 71,792 ₺/m²; high-quality schools and major hospitals support demand, and connectivity via the M4 Metro together with Marmaray makes the commute efficient. Pendik and Ümraniye continue to attract mid-income families with roughly 7% yields and amortisation below 20 years.
Price Trends and Affordability
The compressed market cycle since 2020 has pushed values beyond traditional affordability benchmarks. Central luxury homes now routinely exceed 20M ₺, while suburban and renewal-driven districts remain in the 3–6M ₺ range. This divergence has created a dual market: end-users are pushed toward peripheral districts with shorter amortisation and stronger yields, while wealthy domestic and international buyers concentrate in Beşiktaş, Kadıköy, and Sarıyer for lifestyle and prestige.
Rental Market and Legal Disputes
Rental inflation is the most destabilising factor. Properties that rented for about 800 ₺ in 2023 now demand around 25,000 ₺. The government’s 25% cap on annual rent increases during a period of 80–90% inflation produced a cohort of tenancies priced at well under half of current market rates, crowding courts with landlord-tenant cases and complicating portfolio cash-flow planning.
Foreign Sellers and Citizenship Investors
The expiry of the three-year lock-up on citizenship-linked purchases has triggered a wave of foreign exits. Many early entrants have doubled capital in USD terms, benefiting from FX appreciation and Istanbul’s price surge. Popular areas such as Beşiktaş, Şişli, and Küçükçekmece are seeing more listings from international sellers who retain Turkish citizenship as a long-term asset while capturing gains.
Outlook: 2026 and Beyond
The year ahead is expected to favour cash-rich buyers who can act on distress opportunities in a high-rate environment. Anticipated easing could unlock pent-up demand and push prices higher. Policymakers may consider progressive taxation on multiple property ownership or tighter rental controls to alleviate social strain. Renewal-led districts such as Kağıthane, Küçükçekmece, and Zeytinburnu are positioned to remain hotspots for investors prioritising shorter amortisation and high yields.
Conclusion
Istanbul’s property sector is a paradox: overheated in luxury districts where yields are thin, yet attractive in mid-tier and peripheral areas where affordability, rental strength, and urban renewal drive returns. Despite pressure from affordability and rents, Istanbul real estate remains a perceived safe-haven asset in Turkey’s volatile macro environment. For international buyers considering property for sale in Istanbul, opportunities are real — especially in infrastructure-rich, renewal-driven districts — but disciplined attention to yields, transport access, and exit timing is essential.
