Country: TurkeyCity: Istanbul
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Country: TurkeyCity: Istanbul
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Country: TurkeyCity: Istanbul
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Property for sale in Istanbul is quoted in dollars, and what moves the price of a square metre here is the district rather than the kind of home.
The midpoint of what we publish across the city is $340,000 for 88 m² at $3,788 per m². The same metre costs $2,465 in Beylikdüzü and $8,936 in Şişli.
Inside Turkey this is a market that prices in dollars rather than in euros, because dollars are what sellers here ask in. The rest of the country sits on Property for Sale in Turkey.
The lowest-priced home we publish in the city is itself set in another currency. A dollar starting figure for the city would therefore be a conversion, and a conversion moves with the exchange rate while the home stays exactly as it is.
A district floor exists wherever the lowest-priced home in that district is priced in dollars. Of the districts we can price, Beylikdüzü holds the lowest of those floors at $120,000.
The published list is a window and not the limit of what we can reach in this city. Give us a dollar ceiling, the districts that work for the journey you make every day, and the plan you need.
The search then runs past the site as well. A development here can be placed out of its own sales office before it is advertised anywhere, and an owner reselling can ask to stay off a public list.
You get back the addresses that fit, each with its metre rate attached, or a clear answer that nothing fits. That is also why what we measure in Istanbul is prices, floor areas and metre rates rather than the length of the list on any given day.
Asking prices from the listings we had live on 22 October 2026, not completed sale prices — how we measure.
The villa midpoint is 4.3 times the apartment midpoint, but it sits on a cheaper square metre.
| Type | Median asking price | Median size | Per m² |
|---|---|---|---|
| Apartments | $307,900 | 82 m² | $3,753 |
| Villas | $1,322,449 | 382 m² | $3,691 |
The metre rate underneath the villa is $3,691 against $3,753, so the extra money goes on floor area and a plot rather than on a dearer square metre.
The apartment carries the body of what we publish in the city and the villa side is a narrow part of it, which is why the city midpoint sits close to the apartment midpoint.
Neither type carries a dollar starting figure, for the same reason the city does not: in each of them the lowest-priced home is set in another currency. The apartment side of the country is set out in Buying an apartment in Turkey, and the villa side of this city in Buy Villas in Istanbul.
Each band is a separate slice of the dollar distribution, not a running total.
| Budget band | Median asking price | Median size | Per m² |
|---|---|---|---|
| Up to $250,000 | $200,000 | 72 m² | $2,655 |
| $250,000 to $350,000 | $289,500 | 76 m² | $3,788 |
| $350,000 to $650,000 | $454,000 | 94 m² | $4,729 |
| $650,000 and above | $1,037,045 | 190 m² | $6,907 |
A row therefore answers what that budget buys and says nothing about the budgets beneath it.
Climbing a band adds floor area and pays a dearer metre for it at the same time: $2,655 per m² in the lowest band against $6,907 in the highest. A bigger budget in this city does not buy a cheaper square metre.
The lowest band stops at $250,000, where the median home is 72 m². The cheaper end of the national market is worked through in Cheap Property in Turkey.
| District | From | Median asking price | Median size | Per m² |
|---|---|---|---|---|
| Bağcılar | — | $278,000 | 78 m² | $3,473 |
| Beylikdüzü | $120,000 | $250,000 | 119 m² | $2,465 |
| Büyükçekmece | — | $236,000 | 146 m² | $2,956 |
| Eyüpsultan | — | $342,500 | 87 m² | $4,618 |
| Kağıthane | $140,000 | $300,000 | 74 m² | $4,209 |
| Kartal | $194,000 | $278,000 | 95 m² | $3,277 |
| Küçükçekmece | $135,000 | $265,999 | 75 m² | $3,505 |
| Sarıyer | $302,000 | $766,000 | 101 m² | $6,900 |
| Şişli | — | $699,500 | 88 m² | $8,936 |
| Ümraniye | $190,000 | $400,000 | 74 m² | $4,880 |
| Zeytinburnu | $305,000 | $487,500 | 94 m² | $5,450 |
The metre rate is where the city separates. Among the districts we can price in dollars, Şişli asks the dearest metre at $8,936 and Beylikdüzü the lowest at $2,465, a factor of 3.6.
That span is wider than the gap between a villa metre and an apartment metre anywhere in the city. A city midpoint cannot carry it, so treat $3,788 per m² as the dividing line between the districts rather than as a rate you will actually pay.
Price and metre do not point at the same door either. Sarıyer carries the dearest median home of the districts we can price, $766,000, yet its metre rate is below Şişli’s. The dearest address and the dearest square metre are not in the same place.
At the other end Büyükçekmece asks the lowest median of that set, $236,000, and comes with the roomiest median home in it at 146 m². That is the trade this city keeps offering: distance from the centre bought back as floor area.
A starting figure appears only where the lowest-priced home in the district is itself quoted in dollars. In Bağcılar, Büyükçekmece, Eyüpsultan and Şişli it carries its price tag in another currency, so putting a dollar on it would mean converting rather than quoting.
Kadıköy and Başakşehir are published without a dollar midpoint, and the reason is the currency rather than the size of the set. Enough of what sellers ask there is set in another currency that a midpoint would blend currencies instead of describing a market.
We also publish homes in Beyoğlu, Üsküdar, Pendik, Beşiktaş, Maltepe, Bakırköy, Esenyurt, Bahçelievler, Avcılar, Ataşehir, Beykoz, Silivri, Çekmeköy, Sancaktepe, Tuzla, Gaziosmanpaşa, Güngören, Sultangazi, Şile and Arnavutköy. In those districts too few homes are published for a midpoint to stand up.
In all of them we price property by property: name the district and the plan, and the quote comes back for the specific home.
| Bedrooms | Median asking price | Median size |
|---|---|---|
| Studio (0+1) | $340,000 | 61 m² |
| 1+1 | $285,000 | 72 m² |
| 2+1 | $400,000 | 111 m² |
| 3+1 | $559,000 | 159 m² |
| 4+1 | $807,709 | 216 m² |
| 5+1 | $1,125,000 | 262 m² |
The studio asks more than the 1+1 does, $340,000 against $285,000, and it arrives with less room, 61 m² where the 1+1 gives 72 m².
So the smallest plan is not the cheap way into this city. If the budget is what binds, the step to ask for is the 1+1, and a plan sold as a studio deserves the question of what it actually contains before anyone prices it.
Bedroom counts here are measured on the floor plan and not on the advert, because a development sells several different plans under the same reference.
Above the 5+1 step the midpoint stops climbing even though the floor area keeps growing. The plan size stops working as a price guide there, so we do not publish a figure for those plans: a number that falls as the home gets bigger would mislead rather than help.
Tell us the plan you have in mind and we price it against the development it sits in instead.
A sea view is recorded on 19 per cent of what we publish here, so it is a minority feature rather than the default. It is worth asking for by name instead of hoping for it.
A shared pool comes with 53 per cent of these homes, so it is common without being standard: ask whether the building has a pool at all, and what the monthly service charge covers. A private pool is the exception and arrives with a plot rather than as a standard fitting.
Distance to the water is a different question, and these listings do not carry it at all, so there is nothing for us to publish and nothing to read into its absence.
A coastal district is not a coastal address: Beylikdüzü, Büyükçekmece, Kartal and Sarıyer all reach the shore, and inside them a home can be on the water or a bus ride from it.
Ask for the distance in metres, for whether anything is built between the home and the water, and for the climb back up. We will get those answers from the seller in writing.
Short-term rental permits barely show up in the Istanbul homes we publish. If paying guests are part of the plan, ask whether this particular home carries that permit and what the building management allows. The seller has to answer in writing before you count on it.
Buying property can open a route to citizenship or to a residence permit, and each route carries a minimum value. As those levels stand on 22 October 2026, they are $400,000 and $200,000 respectively.
Both figures come from administrative decisions that have been revised before, so confirm the level in force on the day your file is lodged. How each route is tested, and what it demands beyond the price, is set out on Turkish Citizenship by Investment, on Residence Permit in Turkey and in the Buying guide.
What belongs on a price page is where those levels fall against this city’s own figures. The citizenship level sits above the city midpoint of $340,000, so that route begins a step above the median Istanbul home rather than at it.
The district you spend it in decides whether the money goes on floor area or on an address. The residence level sits lower, but whether any particular home clears either line is settled by its official valuation rather than by the asking price we measure.
Those figures can part company on the same home. Ask the seller for a written schedule of purchase costs as well, because those rates move and we publish none of them.
Nearly everything we publish in the city is sold by the developer rather than by an owner. That is why the developer midpoint and the city midpoint are the same figure: $340,000 for 88 m² at $3,788 per m².
The practical reading is that the city median describes developer pricing, and a home resold by its owner in the same district can sit either side of it.
The resale set we publish here is below the level at which a midpoint carries meaning, so we do not put a figure on that category and price those homes individually instead. Send the district and the plan, and the quote comes back for the home itself.
Whether the structure is finished, topped out or still a foundation is absent from the listing data, so that answer has to come from the seller on paper. Is it complete, has the key been handed over, and what delivery date does the contract carry?
Who is selling a home tells you nothing about how far it has been built.
What this city lets us measure properly is geography. Asking price, floor area and the dollar metre rate hold up district by district, and again across plans and budget bands. That is how the span from $2,465 to $8,936 per m² becomes visible at all.
Past that the measurement thins out in ways worth naming. The second-hand side is too small here to carry a midpoint, so a resale is quoted as a single home instead of as a category.
How far a home stands from the shore is simply not in these listings, which is why that answer comes from a seller rather than from a filter. And we do not publish rent forecasts, value growth or buy-back promises: nothing in a listing supports them, and an unverifiable number is worse than silence.
The journey, timed from the actual door. This city is wide and the traffic sets the day. Ask for the door-to-door time from that exact building to wherever you need to be each morning, at the hour you would really travel. A district average is not an address.
The plan behind the label. Ask for the floor plan with the room areas marked, and for how much of the stated area is shared space rather than yours. The words studio and 1+1 cover different things from site to site, and the money at the bottom of the ladder does not follow the label.
The monthly building charge. In a tower this pays for the lifts, the security desk, the site staff and the pool, and it arrives every month for as long as you hold the home. Ask for the current amount in writing and for what the outgoing owner actually paid across last year.
Send the dollar ceiling, the part of the city you have to reach each morning and the plan you want. Back comes the shortlist of districts that fit, with the metre rate attached to each address.
You also get whatever the seller has put in writing about the monthly charge, the delivery date and the walk down to the water. Where nothing published fits, you hear that instead, and the search carries on off the list.
The coast is measured the same way in its own currency on Property for Sale in Antalya and Property for Sale in Alanya, and the country as a whole on Property for Sale in Turkey.
Dollar asking prices in the city have a midpoint of $340,000, where the median home measures 88 m² and the median metre rate is $3,788. Apartments sit at $307,900 and villas at $1,322,449. Every figure is what a seller is asking today, not what a buyer actually signed for, so treat each as the point where bargaining starts rather than as a settled rate.
Because the lowest-priced home on our Istanbul list is quoted in a currency other than the dollar, and restating it would produce a figure that changes with the exchange rate while the home stays as it is. For the districts we can price, a dollar floor is published wherever the lowest-priced home there is itself in dollars: Beylikdüzü $120,000, Küçükçekmece $135,000, Kağıthane $140,000. None of those is the floor for the city, which stays unpublished for the reason above.
Of the districts we can price in dollars, Beylikdüzü is the lowest at $2,465 per square metre and Şişli the highest at $8,936. Büyükçekmece has the lowest midpoint price of that set, $236,000, together with the roomiest median home at 146 m². Settle the district before the plan, because the distance between those metre rates is larger than the distance between property types.
No. The studio midpoint is $340,000 against $285,000 for the 1+1, and the studio is the smaller home of the pair, 61 m² where the 1+1 gives 72 m². If the budget is what binds, ask for the 1+1 rather than the smallest plan, and ask what a home sold as a studio actually contains before anyone prices it.
Because Istanbul sellers set their prices in dollars, and a figure we restated in some other currency would move every time the rate moved while the home itself stayed put. On the paperwork side, settle this before money leaves your account: which currency the contract itself names, who absorbs a rate change between the deposit and the title transfer, and at what rate a payment arriving in a different currency gets credited.
Measured plan by plan rather than advert by advert, the studio midpoint is $340,000, the 1+1 $285,000, the 2+1 $400,000 for 111 m², the 3+1 $559,000 for 159 m², the 4+1 $807,709 for 216 m² and the 5+1 $1,125,000 for 262 m². Above that step the midpoint stops climbing as the plan grows, so we price the larger plans individually instead of publishing a figure that would point the wrong way.
We publish homes in both and we quote them on request rather than putting a dollar midpoint on either. The reason is currency rather than sample size: too large a share of the asking prices in those districts is quoted in something other than dollars, so a dollar midpoint would mix currencies together and then move with the rate between them. Give us the address or the development and the plan you want, and we will quote that home in the currency its seller prices it in.
These are separate budgets, not large and small versions of each other. The apartment midpoint is $307,900 for 82 m² and the villa midpoint $1,322,449 for 382 m², which is 4.3 times the apartment figure. The villa metre is the lower of the pair, $3,691 against $3,753, so the difference is paid for floor area and a plot rather than for a dearer square metre.
The share of our Istanbul homes recorded with a sea view is 19 per cent, so name it as a requirement rather than assuming it comes with the address. How far a home sits from the shore is a separate matter and the listings carry nothing on it, so the answer has to come from the seller: how many metres is it down to the shore, is anything built along the way, and how hard is the walk back. Being in a coastal district settles none of that on its own.
The levels in force on 22 October 2026 are $400,000 for the citizenship route and $200,000 for the short-term residence route. Neither figure is fixed in the law: an administrative decision sets them, that decision has been taken more than once already, and the figure that governs your file is the figure in force on the day it is filed. What decides whether a purchase clears the line is the official valuation of the home and not the figure on the contract, which is why a deal agreed above the line can still fall short on paper.
Developers are the sellers behind nearly all of our Istanbul list, so the figure for that side of the market lands exactly where the whole-city figure does, $340,000 for 88 m². The second-hand set we publish here is too small for a midpoint to carry meaning, so those homes are quoted individually. Whether a building is finished is a separate question from who is selling it, so put it to the seller and take the delivery date from the contract.
On 22 October 2026, against the Summer Homes list for the city as it stood that day. Every metre rate is worked out listing by listing first and the midpoint of those ratios is what gets published, so dividing a median price by a median area lands somewhere else entirely and the gap can be wide. Before you travel, ask us to measure the district and the home again, because both the list and the asking prices on it move.
See your dream home with Summer Homes; accommodation, airfare, and transfer expenses are on us!
