Istanbul property prices vary more from one district to the next than between Istanbul and any other Turkish city. This page shows what homes cost in 28 districts, using the asking prices of the 137 projects that Bigist Invest listed on 10 November 2026, and sets those figures beside the latest official data from Turkey's central bank and statistics office. Prices are in US dollars, because that is how new projects in Istanbul are quoted to foreign buyers.
Istanbul Property Prices at a Glance
- Median starting price across our 137 listings: USD 300,000
- Median asking price per square metre: about USD 4,000
- Lowest starting price: USD 90,000, in Esenyurt
- Highest starting price: USD 2,300,000, for a villa project in Buyukcekmece
- Listings by starting price: 9 under USD 150,000; 32 from USD 150,000 to 249,999; 48 from USD 250,000 to 399,999; 31 from USD 400,000 to 749,999; 17 at USD 750,000 or more
- Official trend: in the twelve months to September 2026 house prices in Istanbul rose 26.8% in lira, as measured by Turkey's central bank (CBRT)
Apartment and House Prices in Istanbul by District
Districts are ordered from the highest to the lowest median price per square metre. Each name opens the district page with its listings.
| District | No. | From, USD | USD/m² |
|---|---|---|---|
| Besiktas | 7 | 280,000 | 9,893 |
| Sisli | 7 | 250,000 | 7,217 |
| Eyupsultan | 6 | 270,000 | 6,667 |
| Sariyer | 5 | 300,000 | 6,604 |
| Kadikoy | 3 | 200,000 | 5,977 |
| Beyoglu | 3 | 290,000 | 5,366 |
| Uskudar* | 2 | 550,000 | 5,230 |
| Buyukcekmece | 4 | 275,000 | 4,338 |
| Atasehir | 4 | 185,000 | 4,329 |
| Maltepe | 3 | 135,000 | 4,244 |
| Kartal | 4 | 225,000 | 4,123 |
| Gaziosmanpasa* | 2 | 450,000 | 4,121 |
| Tuzla* | 1 | 1,700,000 | 4,048 |
| Zeytinburnu | 8 | 200,000 | 4,032 |
| Umraniye | 4 | 290,000 | 4,016 |
| Cekmekoy | 3 | 400,000 | 3,986 |
| Kagithane | 9 | 125,000 | 3,841 |
| Bahcelievler | 3 | 210,000 | 3,535 |
| Basaksehir | 6 | 175,000 | 3,462 |
| Beykoz* | 1 | 475,000 | 3,393 |
| Kucukcekmece | 16 | 110,000 | 3,023 |
| Bagcilar | 11 | 155,000 | 3,011 |
| Avcilar* | 1 | 220,000 | 2,785 |
| Gungoren* | 2 | 170,000 | 2,615 |
| Esenyurt | 6 | 90,000 | 2,281 |
| Beylikduzu | 11 | 125,000 | 2,205 |
| Pendik | 4 | 100,000 | 2,118 |
| Silivri* | 1 | 575,000 | 1,130 |
Source: Bigist Invest listing records, 10 November 2026. "No." is the number of projects we list in the district and "From" is the lowest starting price among them. The last column is the median asking price per square metre of the homes listed there (apartments, residences and villas, each unit type counted once); the four office and commercial listings are counted in "No." but left out of this column. Districts marked * have only one or two listings, so the figure describes those listings and not the district as a whole.
The Most Expensive and the Cheapest Districts
The highest asking prices per square metre in our listings are in Besiktas, at about USD 9,900, and Sisli, at about USD 7,200. Eyupsultan follows, where our stock is in the forest suburb of Gokturk, and then Sariyer. These are the central business districts and the Bosphorus and forest suburbs, where building land is scarce.
The lowest figures are in Pendik, Beylikduzu and Esenyurt, at roughly USD 2,100 to 2,300 per square metre, with Kucukcekmece and Bagcilar at about USD 3,000. All five are outer districts with a large supply of new compounds. Silivri shows the lowest number of all, but it rests on a single villa listing with a very large floor area.
A square metre in Besiktas therefore costs four to five times as much as one in Beylikduzu or Pendik. That gap, more than the citywide average, is what a buyer has to decide on first.
European Side and Asian Side
- European side: 108 listings in 18 districts, a median starting price of USD 290,000 and a median of about USD 3,900 per square metre.
- Asian side: 29 listings in 10 districts, a median starting price of USD 350,000 and a median of about USD 4,100 per square metre.
The two sides cost much the same on average; the real differences lie inside each side. For how they compare in daily life, see European side vs Asian side of Istanbul.
Apartment Prices by Number of Bedrooms
Starting prices of apartments and residences in our listings, by unit type:
- One bedroom (1+1): from USD 90,000, median USD 280,000 (75 projects)
- Two bedrooms (2+1): from USD 130,000, median USD 400,000 (74 projects)
- Three bedrooms (3+1): from USD 200,000, median USD 600,000 (47 projects)
- Four bedrooms (4+1): from USD 490,000, median USD 1,200,000 (24 projects)
At the lower end, see Istanbul apartments under $100k and other budgets. Detached homes have a page of their own, houses and villas for sale in Istanbul; the top of the market is covered by luxury apartments in Istanbul.
What the Official Figures Say
- House prices in Istanbul rose 26.8% in lira between September 2025 and September 2026, and 2.0% in the final month alone, the fastest of the three largest cities (central bank Residential Property Price Index).
- House prices in Turkey as a whole rose 22.3% in lira over the same twelve months. After inflation that is a fall of 5.7% (central bank).
- New-tenant rents in Istanbul climbed 35.5% over those twelve months, against 26.6% nationally (central bank New Tenant Rent Index).
- Foreign buyers bought 21,534 homes in Turkey in 2025. Istanbul took 7,989 of them, more than any other province (TUIK house sales statistics).
Istanbul prices are therefore rising faster in lira than prices elsewhere in the country, yet still more slowly than consumer prices, which rose 29.7% over the same period (TUIK). A buyer who pays in dollars should watch the exchange rate as closely as the lira trend: new projects are priced in dollars, most resale homes in lira. National figures by city are in property prices in Turkey, and sales volumes and the outlook are in our Turkey real estate market review.
How to Read These Prices
- They are asking prices. The agreed price can be lower, particularly for a cash purchase or for several units bought together.
- They describe new projects. Most of our listings are recent buildings in compounds with parking, security and shared facilities. Their price per square metre is higher than a district average that also counts older resale flats.
- Areas are gross. A listing in Turkey normally quotes gross area, which includes walls and a share of the common areas. Ask for the net figure and the floor plan before comparing two homes.
- Buying costs come on top. A 4% title deed fee is charged on the declared value, and VAT, valuation and translation fees may apply. The full list is in cost of buying property in Turkey.
- One district holds several markets. Etiler and central Besiktas, or Gokturk and old Eyup, share a district name and little else. Compare by neighbourhood and by distance to the metro.
Method
- Data: 137 listings, read from our listing records on 10 November 2026. The figures per square metre use the 247 unit types with a stated floor area in the residential listings; the four office and commercial listings are left out.
- Starting price: the lowest-priced unit type of each listing. "From" in the table is the lowest starting price in the district.
- Price per square metre: asking price divided by gross area for each unit type; the district figure is the median of those values.
- Limits: these are the asking prices of one agency's stock, not transaction prices, and districts with few listings can move sharply when one project is added or sold.
Frequently Asked Questions
Which district of Istanbul is the cheapest to buy in?
Esenyurt has the lowest entry price in our listings, from USD 90,000. Measured per square metre, Pendik, Beylikduzu and Esenyurt are the cheapest districts with several listings, at about USD 2,100 to 2,300.
How much is an apartment in Istanbul in 2026?
A one-bedroom apartment in our listings starts at USD 90,000 and the median is USD 280,000; for two bedrooms the median is USD 400,000. Per square metre, Besiktas costs about two and a half times the citywide median of about USD 4,000, and Sisli nearly twice.
Which district of Istanbul is the most expensive?
Besiktas, with a median of roughly USD 9,900 per square metre in our listings, followed by Sisli at about USD 7,200. Gokturk in Eyupsultan and the Sariyer district come next.
Are property prices in Istanbul rising or falling?
In lira they are rising: by 26.8% over the twelve months to September 2026, according to the central bank. Consumer prices rose 29.7% over the same period, so in real terms Istanbul prices slipped a little. Dollar asking prices of new projects move far less from month to month.
Why do your prices differ from a district average?
A district average covers every flat advertised, old and new. Our figures cover the projects we list, most of them new buildings with shared facilities, which sit above that average in almost every district.
How often is this page updated?
We recalculate the table when our stock changes materially and whenever the central bank or TUIK publishes new annual figures. The date of the data is always stated with the table.