Real Estate in Istanbul
Istanbul is the largest housing market in Türkiye and the entry point for many buyers from Germany: as a second home, an investment or a route to citizenship. We support you with your plans.
Locations in Istanbul
- Bebek, Arnavutköy, Yeniköy: The European Bosphorus shore, period buildings and waterside yalı villas, very limited supply. Guide value: approx. TRY 279,700/m² in Bebek, 185,500 in Arnavutköy, 182,600 in Yeniköy (asking prices, Endeksa, Sept 2026).
- Nişantaşı and Şişli: Central living with shopping streets, in demand for city apartments and letting. Guide value: approx. TRY 184,900/m² in Teşvikiye and 358,300 in Harbiye (Nişantaşı), Şişli overall 89,600 (asking prices, Endeksa, Sept 2026).
- Sarıyer and Tarabya: The northern Bosphorus, greener, gated residential complexes. Guide value: approx. TRY 155,300/m² in Tarabya, Sarıyer overall 160,900 (asking prices, Endeksa, Sept 2026).
- Kadıköy, Moda, Çengelköy: The Asian side, established neighbourhoods and Bosphorus locations; Moda and Çengelköy are below the European shore, while Kadıköy overall is pushed up by Caddebostan and Fenerbahçe. Guide value: approx. TRY 124,200/m² in Caferağa (Moda), 129,900 in Çengelköy, Kadıköy overall 172,700 (asking prices, Endeksa, Sept 2026).
Guide values per m² from different sources: asking prices, estimates or transaction prices, as stated in each case. Individual properties vary considerably with condition, view and floor.
Istanbul Market
| Indicator | Value |
|---|---|
| Home sales in Istanbul, September 2026 | 22,212, first nationwide (TÜİK via Hürriyet) |
| Sales to foreigners, Türkiye, September 2026 | 2,167 (+9.9 %), buyers from Germany ranked third (TÜİK via Cumhuriyet) |
| Current property | Duplex penthouse in Çınarcık (Yalova) on the southern shore of the Sea of Marmara, linked to Istanbul by fast ferry |
| House prices in Istanbul year on year | +26.8 % nominal, September 2026 (TCMB house price index) |
| Asking price in Istanbul per m² | approx. TL 68,813 (+28.1 % year on year), September 2026 (Endeksa) |
| Total purchase costs for the buyer | approx. 4.5 to 7 % incl. commission, depending on how the title deed fee is split; new builds plus VAT where applicable (BELLAZZURA estimate, non-binding) |
Prices by Location
Estimate: Actual sale prices are not published in Türkiye; the values stated in the land registry are often below the price paid. The figures are based on model and listing data, as of September 2026, change in nominal lira terms (Endeksa).
| District | TL/m² | Gross yield | vs prior year |
|---|---|---|---|
| Beşiktaş | 185,082 | 4.7 % | +26.8 % |
| Kadıköy | 172,741 | 5.3 % | +24.3 % |
| Sarıyer | 160,886 | 5.4 % | +15.1 % |
| Bakırköy | 142,884 | 6.7 % | +37.7 % |
| Beykoz | 140,673 | 3.7 % | +23.3 % |
| Üsküdar | 119,671 | 5.4 % | +40.9 % |
| Ataşehir | 95,893 | 7.2 % | +36.4 % |
| Beyoğlu | 95,338 | 8.2 % | +48.9 % |
| Şişli | 89,643 | 7.8 % | +30.8 % |
| Başakşehir | 78,229 | 6.8 % | +32.2 % |
| Büyükçekmece | 61,971 | 7.0 % | +30.8 % |
| Esenyurt | 35,351 | 10.1 % | +35.2 % |
| Istanbul overall | 68,813 | 8.3 % | +28.1 % |
Buying and Costs
- Title deed fee: 4 % of the declared price, by law split equally between buyer and seller; plus commission, valuation report and foreign currency certificate. All items in our guide to purchase costs and taxes.
- Citizenship from a property value of USD 400,000, residence permit through property ownership from USD 200,000 per title deed (guide to citizenship and residence).
- Before buying: check the title deed, encumbrances, building permit and occupancy permit (iskân), see our guide to legal due diligence.
Who Istanbul Suits
- A city apartment for regular stays, with short distances to the airport, business and family.
- An investment with long-term letting; prices are rising strongly in nominal terms, more weakly in real terms recently, see the market figures above.
- Citizenship through a property purchase from USD 400,000, with a holding period and valuation (guide to citizenship and residence).
European or Asian Side
The European side brings together business districts, the Bosphorus shore and most new-build projects for international buyers. The Asian side is quieter and more established, with residential neighbourhoods along Bağdat Avenue and the Sea of Marmara. What matters is the link to metro and ferry, the building fabric and the surroundings of the individual building, rather than which shore it is on.
Earthquakes and Building Fabric
- The year of construction, building permit and occupancy permit (iskân) show which regulations the building was designed and approved under. For older buildings, the municipal building file is worth a look.
- Owners can have the earthquake safety of their building assessed by a state-licensed institute (riskli yapı tespiti under Law No. 6306); if the building is classed as at risk, the urban renewal process of demolition and rebuilding follows (Urban Transformation Directorate).
- Compulsory earthquake insurance (DASK) applies to residential buildings; the land registry checks for a valid policy at transfer (DASK). The compulsory policy covers only a basic amount; additional building and contents insurance is common.
New Builds and Off-Plan Purchases
- When buying before completion, the title often still shows construction servitude (kat irtifakı); full condominium ownership (kat mülkiyeti) only follows with the occupancy permit.
- A promise to sell (satış vaadi sözleşmesi) must be notarised, otherwise it is invalid. Instalments should be tied to construction progress.
- Details on title deed, encumbrances and payment in our guide to legal due diligence.
Letting
Since 2024, short-term letting to tourists requires a permit from the Ministry of Culture and Tourism; in residential complexes the consent of the co-owners is needed. Details and taxes in our guide to running costs and letting.
Frequently Asked Questions
Can I buy in Istanbul as a German citizen?
Yes. Military restricted and security zones are excluded; the authorities check this before the transfer. The process in 10 steps shows the steps.
How long does the purchase take?
Once the checks are complete and the valuation report is ready, the transfer at the land registry is usually possible within a few weeks. The checks themselves should not be cut short.
Do I need a lawyer?
Not by law, but we recommend one, especially for off-plan purchases, powers of attorney and older buildings. On request we involve a German-speaking lawyer.
Personal Advice
Tell us about your plans in Istanbul.
Discuss a search mandateMarket figures from published reports with source and date; figures marked “approx.” are estimates. No investment, legal or tax advice. Information without guarantee. As of 22 October 2026.