Apartments for sale in Istanbul

Apartments and flats for sale in Istanbul are priced by district far more than by layout: the same 2+1 in Esenyurt and in Besiktas differs fivefold. The average square metre by Endeksa's estimate for July 2026 was 65,078 lira, about €1,160, the average flat about €128,000, and the way into the market starts at €60,000 for a flat in a 2010s complex on the western edge. A foreigner registers the tapu in their own name within 1–2 weeks.

A flat in Istanbul is bought for the city, not the sea: work, universities, international schools, tenants in any season and liquidity a resort flat does not have. The first choice is the side of the Bosphorus and the metro line, and only then the district: Kadikoy for the Moda waterfront and ferries to the centre, Uskudar for the Bosphorus below European-shore prices, Basaksehir for complexes with schools and the metro, Beylikduzu and Esenyurt for the lowest entry price, Besiktas and Sariyer for the Bosphorus and preserving capital.

What the buyer gets: three different markets in one city — the older stock of the central districts, the mass complexes of the outskirts and serviced towers; a rental payback from 11 years on the outskirts; developer instalments over 1–3 years; and the $200,000 residence permit threshold, which most central flats clear. Layouts, districts, prices, yields and the checks before the deposit are covered below.

Apartments for sale in Istanbul on Turk.Estate number more than 6,000 on both sides of the Bosphorus, from agencies, developers and owners, with a higher share of new builds than in any other city of the catalogue. New builds are collected on the page apartments in residential complexes in Istanbul, and everything in the province, houses and commercial premises included, is under properties for sale in Istanbul. Flats nationwide are under apartments and flats for sale in Turkey, and the catalogue's main page is property for sale in Turkey.

Types of apartments and flats in Istanbul

An apartment in Istanbul is distributed across layouts differently from the resorts: family 3+1 flats and larger make up a third of the market, and studios are almost absent.

How a flat in Istanbul differs from one on a resort:

Flats in pool complexes are on the page apartments with a pool in Istanbul. To reserve a floor and layout before completion, see residential complexes in Istanbul; projects paid in stages are listed as off-plan projects in Istanbul.

Popular locations in Istanbul for buying an apartment

The cost of an apartment in Istanbul varies five times more by district than by layout, and for a buyer the shore often matters more than the district, because the Bosphorus bridges and tunnels swallow over an hour at rush hour.

Estimates drawn from Endeksa and Central Bank figures.

Apartment prices in Istanbul

Apartment prices in Istanbul were put by Endeksa at 65,078 lira per square metre in July 2026, roughly €1,160, with the average flat at 7.16 million lira, roughly €128,000. In lira the year brought plus 26.5%, after inflation minus 2.5%, and for a buyer with euros the level did not change. Most flats sell above €300,000, and offers under €150,000 are few, in Esenyurt and Beylikduzu.

The cost of flats in Istanbul by district, with the average square metre converted into euros:

• Esenyurt: about €570 per m², so a 100 m² 2+1 costs about €57,000
• Beylikduzu: about €930 per m², or €93,000
• Basaksehir: about €1,290 per m², or €129,000
• Uskudar: about €1,715 per m², or €171,000
• Kadikoy: about €2,640 per m², or €264,000
• Besiktas and Sariyer: about €2,900–3,000 per m², or €300,000

A flat bought at the start of construction costs 15–20% less than finished stock. The cost of apartments in Istanbul is shown on the card in euros and dollars; the contract itself is settled in euros, dollars or lira.

Apartments in Istanbul for investment and rental income

Investing in apartments in Istanbul divides into two strategies by district. The outskirts, Esenyurt, Beylikduzu and Sancaktepe, give the shortest payback in the country, 11–13 years, thanks to the low entry price. The centre, Kadikoy, Besiktas and Sariyer, pays back in 22–26 years but holds its euro price and sells quickly.

Apartments in Istanbul for investment are bought under three schemes:

• a 1+1 or 2+1 on the outskirts, Esenyurt or Beylikduzu, with a long-term tenant: €60,000–90,000 to get in, local families and workers as tenants, 11–13 years to pay back
• a 2+1 or 3+1 in Kadikoy or Uskudar rented to expatriates or students: a yearly contract with indexation, 18–22 years to pay back, the city's best liquidity
• a flat on a building site in Basaksehir or Beylikduzu: up to 20% off at launch, resold 12–24 months later after completion

On the cost side the owner has the aidat (maintenance fee of the complex), DASK insurance and income tax on rent on a 15–40% scale, with the first 58,000 lira a year untaxed. After 5 years of ownership the flat is sold without capital gains tax. Short lets need a tourism licence and every owner's consent, next to impossible in a tower of hundreds of flats, so investors aim at long-term tenants.

Trends and price forecast for apartments in Istanbul

What defines the Istanbul flat market in 2026:

• prices rose 26.5% in lira over the year, faster than the country (23.3%), but fell 2.5% adjusted for inflation
• Istanbul remains first by the number of deals with foreigners, although nationwide these fell 7.3% in January–July, to 11,203
• the list of districts closed to foreign registration changed in 2026: in spring it still included Esenyurt, Basaksehir and Fatih, in summer law firms reported the restrictions lifted, but the migration office has not confirmed it
• supply of new flats is swelling in Basaksehir, Beylikduzu and the Asian outskirts, where construction runs without pause
• since the 2023 earthquakes buyers are moving from older stock to new buildings, and pre-2000 flats without a structural report go after bargaining

By the end of 2026, lira prices will follow inflation, euro prices in the mass districts will not move, and Kadikoy, the Bosphorus and new buildings with an iskan will edge up as supply in them runs out.

We will help you buy an apartment in Istanbul for relocation and living

Buy apartment in Istanbul for foreigners: the flat goes into the buyer's own name, with no permits or partners. The separate question is the neighbourhood: in 2026 the list of Istanbul districts closed to foreign registration changed, so the address is verified on the day of the deal, especially in Esenyurt and Basaksehir.

Istanbul is chosen for relocation by those who need a big city with work, universities and international schools. What daily life offers:

• a metro network on both shores, the metrobus, Bosphorus ferries, two airports
• dozens of universities and international schools, mostly on the European side and in Kadikoy
• the country's biggest private clinics, where English is spoken
• expatriates concentrated in Beylikduzu, Basaksehir and Kadikoy, served by doctors, schools and agencies that work with foreigners
• warm summers, cool wet winters, gas-fired heating

A flat here becomes grounds for a residence permit with a sum in the tapu (title deed) from $200,000 and a neighbourhood open to foreigners, and in the central districts most flats exceed that threshold. The citizenship programme starts at $400,000 and extends to the spouse and children under 18.

To buy apartment in Istanbul need not take longer than two weeks: in that time the iskan (occupancy permit), aidat arrears and the neighbourhood's status are checked, the deposit is paid and the tapu registered. To buy flat in Istanbul without wasted days, view the European and Asian sides separately and draw up the list of apartments for sale in Istanbul from favourites in advance, by metro line and budget.

Why choose Turk.Estate to buy an apartment in Istanbul?

More than 6,000 flats on both sides of the Bosphorus from every seller at once: agencies, developers and owners. A filter by district, metro, view, year of construction and instalments leaves only what is needed.

How many apartments for sale in Istanbul are available to buy?

More than 6,000: the most common format is the 2+1, with plenty of 1+1 and 3+1, larger layouts and residences, and almost no studios. Most are resale, while new builds are concentrated on the western and Asian outskirts.

How to choose the right apartment in Istanbul to buy?

Start with the shore and the metro line: work and school should be on the same side of the strait. Then match the district to the budget: Esenyurt and Beylikduzu up to €100,000, Basaksehir and Uskudar up to €200,000, Kadikoy and Besiktas beyond. Pre-2000 buildings need an earthquake resilience report. Before the deposit come the tapu, the iskan, unpaid aidat and the neighbourhood's status.

Where are the best places to buy an apartment in Istanbul?

Families with children settle in Kadikoy and Uskudar across the strait or in Basaksehir on the European shore. Esenyurt and Beylikduzu suit letting with a short payback. Besiktas and Sariyer preserve capital and a Bosphorus view. Beyoglu and Sisli offer older stock with history.

Can foreigners buy an apartment in Istanbul?

Yes, the flat is registered to the buyer. You bring a passport, obtain a Turkish tax number and open a local bank account. The neighbourhood's status is confirmed on the day of the deal, as the list of Istanbul districts closed to foreigners changed in 2026.

How much does an apartment in Istanbul cost?

Around €1,160 per square metre and around €128,000 for the average flat. The spread between districts is fivefold: €570 per metre in Esenyurt against €3,000 in Besiktas, or €57,000 against €300,000 for 100 m². Six flats in ten are priced above €300,000.

How have apartment prices in Istanbul changed over the past year?

Plus 26.5% in lira, faster than the national average, but minus 2.5% after inflation. For a buyer with euros the level is unchanged, as the lira lost about what prices gained.

Is investing in apartments in Istanbul worthwhile?

Yes, if the district fits the strategy: the outskirts return the outlay in 11–13 years because entry is low, while the centre holds its euro price and finds a buyer fast. Five years of ownership free the sale from tax. Quick growth in euros is unlikely; the market tracks inflation.

What rental yield does an apartment in Istanbul deliver?

It depends on the district: Esenyurt and Beylikduzu give about 7–9% gross a year, Kadikoy and Besiktas about 4–5%, with tenants all year. Net of costs, take off 1.5–2 points, more in serviced towers because of the aidat.

Can you get a residence permit by buying an apartment in Istanbul?

Yes, when the tapu states $200,000 or more in lira at the day's exchange rate and the neighbourhood is not on the closed list. Most central flats clear the threshold; the neighbourhood's status is confirmed on the day of purchase. The permit runs up to 2 years and is renewed.

Can you buy an apartment in Istanbul remotely and sign the TAPU by power of attorney?

Yes, through a representative holding a notarised, apostilled power of attorney: they open the account, sign the contract and receive the tapu at the land registry of the district. Only citizenship applicants must appear in person, for biometrics.

How long does it take to buy an apartment in Istanbul?

A finished flat closes in 1–2 weeks covering the tax number, account, valuation, transfer and tapu. A flat under construction means waiting for handover, usually 12–24 months, never beyond the legal 48.

What taxes and fees apply when buying an apartment in Istanbul?

Tapu registration comes to 4% of the price, with the valuation report, cadastral fee and DASK insurance about $1,000 more. A non-resident buying for the first time in foreign currency is exempt from VAT provided the flat is not sold for 3 years. Property tax is charged yearly at 0.2% of cadastral value, the large-city rate.

How much do aidat and utility bills cost for an apartment in Istanbul?

The aidat depends on the building: €80–210 a month in a mass complex with a pool and security, €20–60 in older stock without facilities, far more in concierge towers. Utilities are metered, heating is gas, and Istanbul's winter bills exceed the south's.

Is it better to buy a new build or a resale apartment in Istanbul?

Resale covers every district: the tapu changes hands at completion and bargaining is appropriate, but pre-2000 buildings need an earthquake resilience report. New builds are concentrated in Basaksehir, Beylikduzu and the Asian outskirts: instalments and current building codes, but a dearer square metre and a move-in date 1–2 years away.

Can you buy an apartment in Istanbul in installments from the developer?

Yes, in the complexes under construction: 30–50% down, then equal interest-free payments until handover over 1–3 years. In the new complexes of Basaksehir and Beylikduzu this is how most flats are sold.

How much more expensive is property in Istanbul with a Bosphorus view?

The Bosphorus districts top the price list: Besiktas at 169,000 lira per metre, Sariyer 162,000, Uskudar 96,000, while the city averages 65,000 and Esenyurt 32,000. Inside a building a flat looking straight onto the strait costs more than the same one without the view, and panoramic upper floors of towers carry a premium of their own.

What is the cost of living in Istanbul?

The highest in Turkey: rent, transport and restaurants in the centre run well above resort levels, while the outskirts sit closer to the national average. Gas heating is felt in winter.

What are the risks of buying an apartment in Istanbul?

For Istanbul there are two main ones: older stock without an earthquake resilience report, and a neighbourhood on the closed list, which changed in 2026. The rest are general: no iskan, the previous owner's unpaid aidat, a late developer. The land registry, the migration office and the management company are consulted before the deposit.