Istanbul Housing Market Report 2026
Istanbul apartment prices averaged 2,650 USD per m² in mid 2026, up 8.4 percent year over year in dollar terms. Central districts outperformed the periphery: Beşiktaş and Sarıyer posted double-digit gains while outer off-plan zones stayed flat. Gross rental yields average 5.8 percent citywide, with Kadıköy and Ataşehir exceeding 6.5 percent on one-bedroom units.
Data updated 2026-06-15 · Source: Hoshna Realty transaction and listing data
2,650 USD
Average price per m²
+8.4%
Price change, year over year
5.8%
Average gross rental yield
47 days
Average days on market
Istanbul Prices by District
| District | Avg USD/m² | vs city average | Profile |
|---|---|---|---|
| Beşiktaş | 4,200 | +58% | Bosphorus-front prestige district, the strongest capital preservation play in Turkey |
| Şişli | 3,100 | +17% | Central business hub with strong corporate rental demand and metro access |
| Kadıköy | 2,600 | -2% | Asian-side lifestyle capital, highest tenant demand per listing in the city |
| Üsküdar | 2,400 | -9% | Bosphorus views at Asian-side prices, popular with Gulf buyers |
| Sarıyer | 3,400 | +28% | Green northern district with villa compounds and new finance-sector demand |
| Başakşehir | 1,700 | -36% | New-build family district anchored by the largest hospital campus in Europe |
| Beyoğlu | 2,800 | +6% | Historic center with renovation plays and short-stay licensing potential |
| Ataşehir | 2,200 | -17% | Finance center district with strong off-plan pipeline and corporate lets |
| Bakırköy | 2,500 | -6% | Established sea-front district on the European side, stable resale market |
| Zeytinburnu | 2,300 | -13% | Citizenship-program favorite with sea-view towers inside the old city walls |
Istanbul Market FAQs
Are Istanbul property prices rising or falling?
Rising. Istanbul prices increased 8.4 percent year over year in USD terms as of 2026-06-15, reaching an average of 2,650 USD per square meter. Gross rental yields average 5.8 percent citywide, with Kadıköy and Ataşehir exceeding 6.5 percent on one-bedroom units.
How much does an apartment cost in Istanbul?
As of mid 2026, apartments in Istanbul average 2,650 USD per square meter. A typical two-bedroom apartment of 100 m² costs around 265,000 USD citywide, ranging from roughly 170,000 USD in Başakşehir to over 420,000 USD in Beşiktaş. Bosphorus-view properties command premiums of 50 to 100 percent over district averages.
Which Istanbul district is best for rental yield?
Kadıköy and Ataşehir currently deliver the strongest gross rental yields in Istanbul, at 6.5 to 7 percent on one-bedroom apartments. Both benefit from metro access, university populations, and corporate tenants. Central European-side districts like Beşiktaş yield less, around 4.5 to 5 percent, but appreciate faster.
Can foreigners buy property in Istanbul?
Yes. Citizens of most countries can buy property in Istanbul with the same ownership rights as Turkish citizens, receiving a freehold title deed called a TAPU. The main exceptions are properties inside military zones, which affect very few urban listings. The full purchase process typically takes two to four weeks.