Apartments for sale in Istanbul to live in and invest
The most interesting apartments on sale now, from a one-bedroom in Esenyurt to a three-bedroom for residence in Kadıköy, price per m² and yield by district, costs on top of the price and what the purchase gives for status.
In 2026 a square metre in Istanbul costs about $1,700 (80,000 lira) on average according to the Central Bank of Turkey, and by district from $710 in Esenyurt to $3,740 in Beşiktaş. Long-term letting brings 8.2% a year before tax. A one-bedroom in Esenyurt costs $31,000, a purchase from $200,000 gives a residence permit, and from $400,000 citizenship.
Below are the most interesting offers on sale now, price per m² and rental yield by district, and every cost on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
Which apartments are on sale in Istanbul
The most interesting apartments from $31,000 to $217,000 with title to a separate apartment: in Esenyurt, Beylikdüzü, Üsküdar, Kartal, Kadıköy and Beşiktaş. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 75 m² one-bedroom in a residential complex with pools
$31,000
A one-bedroom apartment on the 4th of 15 floors in a gated residential complex in Esenyurt: outdoor and indoor pools, a hammam, a sauna, a gym, a playground, round-the-clock security and parking. The building is 6-10 years old and has a lift. The metrobus is 10 minutes away. The owner sells it, and a tenant lives in the apartment. The average long-term rental yield in Esenyurt is 10.1% a year before tax.
A 70 m² one-bedroom in a new complex by the E-5 highway
$56,000
A one-bedroom apartment on the 7th of 13 floors in a Beylikdüzü residential complex; the building is 5 years old. The apartment is vacant, with a lift and a gas boiler. The E-5 highway and the metrobus are within walking distance. Beylikdüzü is a western seaside suburb where buyers who let buy for the low entry price: the average long-term rental yield here is 8.5% a year before tax.
A 65 m² two-bedroom with a tenant by the Valide Atik Mosque
$70,000
A two-bedroom apartment on the raised ground floor of a three-storey building in old Üsküdar, on the street above the Valide Atik Mosque by Mimar Sinan. Zeynep Kamil hospital is 300 m away. The tenant pays 20,000 lira a month, which is 7% a year before tax on the price. Heating is by gas stoves. The apartment qualifies for a mortgage.
An 85 m² two-bedroom with a lift on the Asian side
$75,000
A two-bedroom apartment with a street-level entrance in a five-storey building in the Hürriyet quarter of Kartal; the building is 15 years old. A separate kitchen, a gas boiler, windows facing south and east, and a lift. The apartment is vacant and qualifies for a mortgage. A private school is opposite. The average long-term rental yield in Kartal is 7.3% a year before tax.
A renovated one-bedroom in Moda by the waterfront
$125,000
A one-bedroom apartment on the 3rd of 4 floors on Sivastopol Street in Moda: 64 m² gross and 52 m² net, a separate kitchen, a gas boiler, parquet and a steel door. It is renovated and needs no work. The Moda tram, the waterfront, the ferry pier and the metro are within walking distance. The average long-term rental yield in Kadıköy is 5.3% a year before tax.
A 60 m² one-bedroom renovated by an architect near Teşvikiye
$126,000
A one-bedroom apartment on the raised ground floor of a four-storey building in the Muradiye quarter: renovated to an architect's design, with a gas boiler and air conditioning. The apartment is vacant. Teşvikiye square and the Beşiktaş market are 5 minutes' walk away, the Bosphorus waterfront 10 minutes, and universities are nearby. Beşiktaş is the most expensive district of Istanbul, and the average long-term rental yield here is 4.7% a year before tax.
A 130 m² three-bedroom near Bağdat Avenue for residence
$217,000
A three-bedroom apartment on the top, 4th floor in Bostancı: 130 m² gross and 110 m² net, a separate kitchen with built-in appliances, two balconies, air conditioning, central heating and a doorman. Bağdat Avenue, the waterfront, the Marmaray and the Bostancı - Dudullu metro are within walking distance. The price is above $200,000, the residence threshold for home ownership, if the valuation report confirms the value.
How much a square metre costs in Istanbul districts
The table shows the price per m² by district from the index of asking prices and apartment valuations, October 2026. The city average is about $1,700 (80,000 lira) according to the Central Bank of Turkey. Beşiktaş, Kadıköy and Sarıyer on the Bosphorus and the Sea of Marmara are 1.9-2.2 times above the average, while the western suburbs of Beylikdüzü and Esenyurt are 39-58% below it. That is why we price an apartment by district, not by city.
| District | Per m², $ | Per m², lira | 90 m² apartment, $ |
|---|---|---|---|
| Beşiktaş | $3,740 | 185,100 | $337,000 |
| Kadıköy | $3,490 | 172,700 | $314,000 |
| Sarıyer | $3,250 | 160,900 | $293,000 |
| Bakırköy | $2,880 | 142,900 | $260,000 |
| Üsküdar | $2,420 | 119,700 | $218,000 |
| Zeytinburnu | $2,050 | 101,300 | $185,000 |
| Ataşehir | $1,940 | 95,900 | $175,000 |
| Beyoğlu | $1,920 | 95,300 | $174,000 |
| Maltepe | $1,880 | 93,100 | $170,000 |
| Şişli | $1,810 | 89,600 | $163,000 |
| Kartal | $1,720 | 85,200 | $155,000 |
| Başakşehir | $1,580 | 78,200 | $143,000 |
| Kağıthane | $1,490 | 73,900 | $135,000 |
| Pendik | $1,460 | 72,100 | $132,000 |
| Fatih | $1,120 | 55,700 | $102,000 |
| Beylikdüzü | $1,040 | 51,300 | $94,000 |
| Esenyurt | $710 | 35,400 | $65,000 |
| All Istanbul, Central Bank | ~$1,700 | 80,000 | ~$150,000 |
Data for October 2026: price per m² by Istanbul district from the index of asking prices and apartment valuations on 19 October 2026; all Istanbul from the Central Bank of Turkey, 2026. District dollars at 49.5523 lira per dollar (Central Bank of Turkey, 19 October 2026).
What yield renting out an apartment in Istanbul brings
Long-term letting in Istanbul brings 8.2% on average a year before tax: a 90 m² apartment rents for $870 (43,000 lira) a month on average. Yield is highest in Esenyurt and Fatih, about 10%: a square metre there costs $710-1,120, and a 90 m² apartment rents for $540-840 a month. In Beşiktaş, Kadıköy, Üsküdar and Sarıyer the yield is 4.7-5.4%: a square metre there costs $2,420-3,740, and a 90 m² apartment rents for $980-1,380 a month. Rents on new leases rose 35.5% in lira over the year.
| District | Rent of 90 m² a month | Yield a year |
|---|---|---|
| Esenyurt | $540 (27,000 lira) | 10.1% |
| Fatih | $840 (42,000 lira) | 10.0% |
| Zeytinburnu | $1,450 (72,000 lira) | 9.4% |
| Beylikdüzü | $660 (33,000 lira) | 8.5% |
| Beyoğlu | $1,180 (58,000 lira) | 8.2% |
| Kağıthane | $900 (45,000 lira) | 8.0% |
| Şişli | $1,050 (52,000 lira) | 7.8% |
| Kartal | $940 (47,000 lira) | 7.3% |
| Ataşehir | $1,050 (52,000 lira) | 7.2% |
| Maltepe | $960 (48,000 lira) | 6.8% |
| Pendik | $740 (37,000 lira) | 6.8% |
| Başakşehir | $800 (40,000 lira) | 6.8% |
| Bakırköy | $1,440 (71,000 lira) | 6.7% |
| Sarıyer | $1,320 (66,000 lira) | 5.4% |
| Üsküdar | $980 (49,000 lira) | 5.4% |
| Kadıköy | $1,380 (68,000 lira) | 5.3% |
| Beşiktaş | $1,330 (66,000 lira) | 4.7% |
| All Istanbul | $870 (43,000 lira) | 8.2% |
Data for October 2026: rent and price per m² by district from the index on 19 October 2026, rent for a 90 m² apartment; all Istanbul is the city's average yield for 2026; rent growth from the Central Bank of Turkey, September 2026. Yield is gross, before tax, building costs and vacancy between tenants.
Rental income is taxed on a 15-40% scale, with no tax on up to $1,200 a year. Property tax is 0.1-0.6% a year of the cadastral value, with higher rates in Istanbul than in small towns. After 5 years of ownership a sale is tax-free. Letting to tourists for up to 100 days needs a permit from the Ministry of Culture and Tourism and the consent of all apartment owners in the building.
What costs to add to the price of an apartment
The main payment is a 4% title transfer fee. By law the buyer and the seller split it in half, but the seller often shifts their share to the buyer, so who pays is agreed before the deposit. A deal with a foreigner requires a report by a licensed valuer, and earthquake insurance is required before ownership is registered.
| Payment | Apartment for $217,000 (10,750,000 lira) | Share of price |
|---|---|---|
| Title transfer fee, buyer's share by law | $4,340 (215,000 lira) | 2% |
| Seller's share, if shifted to the buyer | $4,340 (215,000 lira) | 2% |
| Agency fee, legal cap | $5,210 (258,000 lira) | 2% plus 20% VAT |
| Licensed valuation report | required for a deal with a foreigner | fixed amount |
| Earthquake insurance | required before registration | by apartment area |
| Total on top of the price | $9,550-13,890 (473,000-688,000 lira) plus fees | 4.4-6.4% |
Data for October 2026: the fee rate is from the Turkish Law on Fees, the agency cap from the real estate trade regulation. At the cadastre a service fee is paid, and if you do not speak Turkish, a sworn translator is required. A calculation for a specific apartment a manager will make.
In Istanbul an apartment is checked before the deposit
A mistake costs more than the fee: a share of the land is sold instead of title to the apartment, the building has no occupancy permit, it was built before 2000 and not checked for earthquake resilience, the neighbourhood is closed for new residence permits, or the valuer gives less than $200,000. Such an apartment gives no residence and is harder to sell. Murblz support removes these risks: we choose the apartment, check the cadastre extract, the building and the seller, order the valuation and support the deal and the residence documents together with locally licensed partners.
The cost of support depends on the budget and goal of the purchase, a manager will calculate it in the chat.
Does an apartment in Istanbul give residence or citizenship
Yes, from $200,000. A short-term residence permit through home ownership is granted if the apartment is worth at least $200,000 by a licensed valuer's report. It is issued for up to 2 years and renewed while you own the apartment. From the list, the three-bedroom in Bostancı for $217,000 meets the threshold.
In some Istanbul neighbourhoods new residence permits are not issued to foreigners: their share there exceeds 20% of residents. Whether a neighbourhood is open, the manager checks against the migration service list before the deposit. Citizenship is granted for a purchase from $400,000 with a ban on selling the apartment for 3 years, recorded in the cadastre. Details are on the pages Turkish residence permit and Turkish citizenship by investment.
How we choose an apartment
- Goal and budget: living in Istanbul, letting, residence, citizenship or all at once. The manager clarifies the district, the side of the city, the area and the age of the building.
- The list: apartments with title to a separate apartment, the seller's price, building costs and a yield calculation.
- Checks: the cadastre extract, the occupancy permit, earthquake resilience of buildings older than 2000, building debts, whether the neighbourhood is open for residence, the valuation report.
- The deal in person or by power of attorney: payment through a Turkish bank, earthquake insurance, registration of ownership in the cadastre and the residence or citizenship documents.
The list a manager sends in the chat, with seller prices on the date of the list.
Read also
- Investment property in Turkey: what to buy and what it costs
- Apartments for sale in Trabzon to live in and invest
- Apartments for sale in Bursa to live in and invest
- Apartments for sale in Yalova to live in and invest
- Istanbul: what to see and whether to move there
- Turkish residence permit
- Turkish citizenship by investment: how to get it in 2026
All countries and budgets compared - on the page Investment property abroad.
FAQ
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