Istanbul districts compared for international buyers
Istanbul is 39 districts with very different prices, rents and rules. These 13 are the ones international buyers ask us about most. Figures are district averages; each property is priced individually.
| District | Sale TL/m² | Rent TL/m² per month | Annual change | Gross yield |
|---|---|---|---|---|
| Beşiktaş Bosphorus shore, central business and nightlife; top-end prices. | 185,082 | 731 | +26.8% | 4.7% |
| Kadıköy Cultural heart of the Asian side, seafront, metro and Marmaray. Our office is here. | 172,741 | 761 | +24.3% | 5.3% |
| Sarıyer Bosphorus villages, forest, villas and the Maslak business district. | 160,886 | 729 | +15.1% | 5.4% |
| Üsküdar Historic Asian shore of the Bosphorus; family neighbourhoods, Marmaray. | 119,671 | 540 | +40.9% | 5.4% |
| Ataşehir Istanbul Finance Centre, modern residence towers. | 95,893 | 576 | +36.4% | 7.2% |
| Şişli Central business district, Nişantaşı shopping, metro. | 89,643 | 580 | +30.8% | 7.8% |
| Başakşehir Planned new developments and city hospital; several neighbourhoods closed to new residence permits. | 78,229 | 442 | +32.2% | 6.8% |
| Kağıthane Fast urban renewal next to the Levent–Maslak office belt. | 73,940 | 495 | +31.4% | 8.0% |
| Pendik Asian side near Sabiha Gökçen Airport, marina and high-speed train. | 72,135 | 409 | +40.1% | 6.8% |
| Büyükçekmece Lake and sea, newer housing on the western edge. | 61,971 | 363 | +30.8% | 7.0% |
| Beylikdüzü Modern apartment complexes, metrobus, sea views and strong yields. | 51,296 | 363 | +34.4% | 8.5% |
| Silivri · Selimpaşa Seaside villas with gardens, quieter coastal life west of the city. | 51,094 | 290 | +31.6% | 6.8% |
| Esenyurt Most affordable district with the highest yields; many neighbourhoods closed to new residence permits. | 35,351 | 298 | +35.2% | 10.1% |
Source: Endeksa district index, September 2026 (average asking price per m² for homes; annual change against September 2025). Gross yield = annual rent ÷ price, Besom calculation. Prices are in Turkish lira; annual inflation was 29.73% (TÜİK, September 2026), so compare in real terms or in your own currency.
How to read this table
- Prime and central (Beşiktaş, Kadıköy, Sarıyer, Üsküdar): the highest prices and lower gross yields; value is in location, the sea and long-term demand.
- Business districts (Ataşehir, Şişli, Kağıthane): strong rental demand from professionals; good for flats and serviced residences.
- Growth corridors (Başakşehir, Pendik, Büyükçekmece, Beylikdüzü): newer projects and higher yields; check transport and the residence permit status of the neighbourhood.
- Coast and villas (Silivri, Selimpaşa): detached homes with gardens and pools at prices far below the Bosphorus; popular as a second home.
- Lowest prices (Esenyurt): the highest gross yields, but most homes are below the USD 200,000 residence threshold and many neighbourhoods are closed to new permits.
Detailed district pages in Turkish: all 39 districts.
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Send us the listing or tell us what you are looking for. We check the property, the title records and the price against district data, and explain each step in writing.
This page is general information, not legal or tax advice. Rules and amounts can change by presidential decision or regulation; confirm the current position with the Land Registry, the Migration Administration or a licensed lawyer before you act.