Live Market Intelligence · May 2026

Istanbul Investment Index 2026

District-by-district investment analysis across 28 Istanbul neighbourhoods. Verified rental yields, price growth, and Domirel Investment Scores.

$2,048 Avg Price / m²
7.18% Avg Rental Yield
14 yr Avg Amortisation
863 Active Listings
272 Off-Plan Units
668 Citizenship Eligible

Data: Pera Property · Endeksa · Exchange rate: $1 = 45.58 TRY

🏆
Highest Investment Score
Atasehir
89/100
💰
Highest Rental Yield
Esenyurt
10.28%
📈
Fastest Capital Growth
Atasehir
53.84%

District Performance Index

28 districts · Data: Endeksa May 2026

All Districts ⭐ Prime (80+) 💰 High Yield 📈 High Growth
Sort by: Score Yield Growth Price/m² Amortisation
# District Score Rating Price/m² Rental Yield Annual Growth Payback Profile
1
Ataşehir
Istanbul
 		89 A+ $2,161 7.54% 53.84%
13yr
Prime Investment
2
Küçükçekmece
Istanbul
 		85 A $1,333 8.51% 40.47%
12yr
Strong Investment
3
Eyüp
Istanbul
 		84 A $1,864 8.95% 42.07%
11yr
Strong Investment
4
Bahçelievler
Istanbul
 		84 A $1,532 9.03% 41.79%
11yr
Strong Investment
5
Zeytinburnu
Istanbul
 		80 A $2,013 8.32% 34.25%
12yr
Strong Investment
6
Beşiktaş
Istanbul
 		80 A $4,821 4.30% 45.33%
23yr
Strong Investment
7
ümraniye
Istanbul
 		78 A $1,767 7.79% 37.37%
13yr
Strong Investment
8
Kartal
Istanbul
 		77 B+ $1,747 7.00% 38.62%
14yr
Good Investment
9
şişli
Istanbul
 		77 B+ $3,294 5.68% 37.28%
18yr
Good Investment
10
üsküdar
Istanbul
 		75 B+ $2,668 5.64% 40.21%
18yr
Good Investment
11
çekmeköy
Istanbul
 		74 B+ $1,464 9.22% 35.42%
11yr
Good Investment
12
Kadıköy
Istanbul
 		73 B+ $3,731 5.59% 31.75%
18yr
Good Investment
13
Gaziosmanpaşa
Istanbul
 		73 B+ $1,404 6.76% 36.98%
15yr
Good Investment
14
Beylikdüzü
Istanbul
 		72 B+ $959 8.53% 33.31%
12yr
Good Investment
15
Avcılar
Istanbul
 		72 B+ $1,124 8.47% 31.04%
12yr
Good Investment
16
Bağcılar
Istanbul
 		71 B+ $1,409 7.67% 33.45%
13yr
Good Investment
17
Esenyurt
Istanbul
 		71 B+ $625 10.28% 29.33%
10yr
Good Investment
18
Maltepe
Istanbul
 		71 B+ $2,197 6.66% 34.62%
15yr
Good Investment
19
Fatih
Istanbul
 		70 B+ $1,811 7.30% 29.09%
14yr
Good Investment
20
Kağıthane
Istanbul
 		69 B+ $1,673 8.42% 25.50%
12yr
Good Investment
21
Beyoğlu
Istanbul
 		69 B+ $2,227 6.96% 28.50%
14yr
Good Investment
22
Başakşehir
Istanbul
 		68 B+ $1,345 7.21% 30.75%
14yr
Good Investment
23
Arnavutköy
Istanbul
 		66 B $954 7.54% 34.65%
13yr
Income Play
24
Sapanca
Istanbul
 		61 B $987 6.50% 30.00%
15yr
Balanced
25
Sarıyer
Istanbul
 		54 C $3,992 5.19% 22.84%
19yr
Balanced
26
Büyükçekmece
Istanbul
 		52 C $1,321 6.59% 21.98%
15yr
Balanced
27
Bakırköy
Istanbul
 		48 C $3,393 5.72% 13.36%
17yr
Balanced
28
Beykoz
Istanbul
 		31 C $3,539 3.60% 8.96%
28yr
Balanced

Investor Profiles

Two strategies — choose based on your investment goal

💰
Income Investors
Best for cash flow and fast payback. High rental yield districts.
  • Esenyurt · 10yr payback
    10.28%
  • çekmeköy · 11yr payback
    9.22%
  • Bahçelievler · 11yr payback
    9.03%
  • Eyüp · 11yr payback
    8.95%
  • Beylikdüzü · 12yr payback
    8.53%
  • Küçükçekmece · 12yr payback
    8.51%
📈
Growth Investors
Best for long-term capital appreciation and asset value.
  • Ataşehir · $2,161/m²
    53.84%
  • Beşiktaş · $4,821/m²
    45.33%
  • Eyüp · $1,864/m²
    42.07%
  • Bahçelievler · $1,532/m²
    41.79%
  • Küçükçekmece · $1,333/m²
    40.47%
  • üsküdar · $2,668/m²
    40.21%
Methodology & Data Sources

The Domirel Investment Score (0–100) is sourced from Pera Property (May 2026) citing Endeksa. Property listing counts reflect Domirel's live database as of June 1, 2026. All yields are gross annual before tax and management fees. Net yields are typically 1.5–2.5 percentage points lower.

35%
Total Return
20%
Income Score
20%
Capital Growth
15%
Market Quality
10%
Infrastructure
A+ 88–100 · Prime Investment
A 78–87 · Strong Investment
B+ 68–77 · Good Investment
B 58–67 · Selective
C <58 · Specialist

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