Although Istanbul is an all-time favorite with foreign investors in Turkish real estate (along with Antalya and its environs), the areas closest to Istanbul may in some ways be even more attractive to homebuyers.
One of the reasons for this is real estate prices, which are lower than in the largest Turkish metropolis, even though residential properties can be located by the sea—almost in resort conditions. The distance to the center of Istanbul is only a few tens of kilometers, which allows you to live “in the country” and work “in the city.”
Here’s the second equally significant reason: in light of the risk of earthquakes, opting for housing in a less populated city in low-rise buildings becomes a very reasonable choice.
So today, we will talk about some locations near Istanbul with many interesting residential complexes that are attractive for both investment and simply living in Turkey. Namely, they are Silivri, Yalova, Kocaeli (and the province’s capital İzmit), and Şile.
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Şile
Şile is the only of the above-mentioned towns that is located on the Black Sea coast: all the rest are territorially related to the coast of the Sea of Marmara. In fact, Şile is considered a district of Istanbul, located on the Asian side of the metropolis. However, this district is so large that it would not be a big mistake to call it not a district but a city. It is located about 70 km from Istanbul.
Even though the water in the sea here is not as warm as on the Antalya or Aegean coasts—or rather, it is warm, but for a shorter time than in the major Turkish resorts—the Turks themselves love Şile.
It is considered a “resort for locals”. Since there are very few places in Istanbul in the summer where you can swim, except perhaps for the beaches of the Princes’ Islands, the local population floods to Şile during the warm season to enjoy the summer while taking a break from the hustle and bustle of the metropolis. Tourists come here, too, but not in such numbers as they do to the resorts more familiar to them, such as Antalya, Alanya, Side, Kemer, Belek, etc. Moreover, not all vacationers who come to Turkey are generally aware of the existence of Şile.
It’s a very well-developed location in terms of social infrastructure: it offers many hotels and guest houses for every taste, walking streets, and equipped beaches. Although when it comes to swimming, beachgoers should be warned that there can be a strong current here. This often happens in the Black Sea, so you need to be careful, especially when vacationing with children.
Şile is also famous for some sights: the famous lighthouse, fortress, etc.; fascinating bays that saw the Persians, the Athenians, and the Romans back in the day...
Getting to Şile is easy. People usually come here by car or bus. A bus ride from the Istanbul port of Üsküdar takes about two hours. Since Şile is located on the Asian side of Istanbul, it is convenient to come here from Bursa and other Turkish cities in the central, southern, and eastern regions.
As for real estate development, low-rise buildings are typical of Şile: a fair amount of houses are no higher than two or three stories. Again, in the context of earthquake risk and the fact that Istanbul is in a high-risk zone, living no higher than the third floor in Şile is much more secure than in skyscrapers in the metropolis. If you drive a car and work in Istanbul, then commuting will take about an hour and a half one way, provided there are no traffic jams. That is, if you move here for permanent residence, then it is quite possible to do business in the economic center of Turkey and at the same time enjoy a comfortable life in the much more peaceful Şile.
Real estate in Şile is also in great demand for investment. Many developers have chosen this area to start their new projects. And in many of them, lots sell out at the excavation stage. The choice of free (available for sale) ready-made housing is sufficient, but the prices cannot be considered low.
Yalova
Nestled in a mountainous area near the Sea of Marmara in northwestern Turkey, Yalova had been part of Istanbul for a long time before becoming a separate province in 1995. Now Yalova Province is divided into six key districts: Yalova, Altınova, Armutlu, Çınarcık, Çiftlikköy, and Termal, which is perhaps the most famous. The name speaks for itself: Termal is home to most thermal springs of Yalova, which are famous at least at the national level. They are rich in minerals and considered very beneficial for health. The water temperature in them is 55–60 °C, and pH varies between 6.88 and 7.48. However, there are thermal springs in Armutlu as well.
Nevertheless, Yalova is one of the hubs of medical tourism in Turkey. And it is very convenient to have such medicinal water close at hand.
The population of the city of Yalova is around 156,000 people, while the population of the entire province is around 296,000 . Transportation from Istanbul to Yalova is excellent: there are several options to get to Yalova. First, by buses; second, by water: Istanbul and Yalova are connected by a ferry line. The so-called sea buses from the largest Turkish metropolis to Yalova start from Yenikapı, the main intercity water bus terminal in Istanbul. The schedule is fixed, and buying a ticket is easy. Ride time by water is a little over an hour.
There are also high-speed catamarans running from the Kabataş pier. The third water option is from Pendik, the Asian side of Istanbul, using the same sea buses that run from morning till late evening. From Pendik, a ride is even shorter—about 45 minutes.
Of course, you can also get to Yalova by car (roads D-100 and E-80). If you just want to get a quick overview of the city, there are many tours departing from Istanbul, and tourists are transferred by bus.
There are dolmuşes (minibuses) running from the jetty in Yalova to the main thermal area of the province, which are usually marked “Termal” on their windshields. This option is for you if you want to come for a day or two to get to know the province closely.
Housing in Yalova is in high demand, and therefore not cheap: even the smallest apartments, starting from 40 m2, cost from TRY1 million.
Unlike Şile, four- or five-story buildings or higher are more common in Yalova.
Kocaeli. İzmit
The distance from Istanbul to Kocaeli Province is about 100 km, and the distance to the province’s capital, the city of İzmit, is about 120 km. Many people confuse İzmit with İzmir; İzmir Province with the namesake capital is situated in a completely different location—along the Aegean coast.
Kocaeli is not too far from Ankara—about 300 km. And it is very close to Bursa: to the south, Kocaeli just borders Bursa Province; to the east, Sakarya Province; and to the west, Yalova and Istanbul. So, Kocaeli and İzmit have a very advantageous location relative to the country’s largest cities.
Kocaeli is rightfully one of the key transport hubs in Turkey. In addition, it is one of the most economically developed (and still dynamically developing) regions in the whole country. Moreover, in the city of Gölcük, on the southern shore of the Gulf of İzmit, one of the Turkish Navy’s main naval bases is located.
Kocaeli is also a popular vacation destination: the province, along with Bodrum, is called the Turkish Riviera. Fans of vacationing on the Turkish coasts cannot decide which of these rivieras is better.
About 1.5 million people live in Kocaeli. The largest districts of the province are Derince, Gebze, İzmit, and Kandıra. As for the sights and unique features of the area, the province is known, among other things, for the famous national sweet pişmaniye and unique carpets. It is also home to the so-called bird paradise in Darıca, where you can observe dozens of bird species in their natural habitat.
Now let’s talk about İzmit. The city is located on the Gulf of İzmit in the Sea of Marmara. Architectural attractions vary from the rather curious Eskihisar (“old fortress” in Turkish) Castle from the time of the Byzantine Empire to fascinating mansions of the 19th and 20th centuries, as well as the neoclassical İzmit railway station.
Kocaeli and especially İzmit have beautiful beaches; İzmit is also famous for its large number of fine hotels. So this resort is largely overlooked by tourists.
İzmit is a quiet and peaceful city that is perfect for a comfortable family life.
The climate in Kocaeli is moderately warm; the hottest months are June, July, and August. However, from spring to fall, it is not as hot as in the south of the country. The sea warms up to 25 °C.
It is very easy to get here from Istanbul: buses run regularly from Istanbul’s largest bus terminus, Esenler Coach Terminal, to İzmit. One of the key carriers, Kamil Koç, runs shuttles every hour. Since there are multiple bus companies operating between cities in Turkey, there can be several trips per hour. For example, another well-known company Metro Turizm dispatches buses every 20 minutes. Travel time depends on the company, and it is usually around two to three hours.
You can also take a bus from other Istanbul bus stations: Alibeyköy and Ümraniye.
Another option is the train, which can be taken from the station in Pendik (the Asian side of Istanbul).
It is also convenient to get here by car, especially if you drive from Sabiha Gokcen Airport. Of course, private transfers are also available. A car drive from Istanbul takes an hour and a half.
There are both large and small apartments in İzmit, but it is difficult to find a decent lot at a cost below TRY1.5 million. Although occasionally you come across very tiny apartments under a million—mainly because the locals do not see apartments up to 40 m2 as housing options and rarely buy them. İzmit is interesting both as a place to live and as an investment.
Silivri
The straight-line flight distance from Istanbul to Silivri is 60 km. In fact, Silivri is part of Istanbul Province: this city is located on the coast of the Sea of Marmara, but this time in the European part of Turkey. It borders the Istanbul districts of Büyükçekmece and Çatalca as well as Tekirdağ Province.
It takes about 1.5 hours to get to Silivri from the center of Istanbul by car.
Many wealthy residents of Istanbul chose to have summer cottages and year-round country houses and villas here. Both the Turks and foreign tourists like to vacation in Silivri.
In addition, three international roads at once (D-100, E80, O-3) run through this not so well known Turkish resort, which connects Turkey to Europe via Edirne Province. Therefore, the location of Silivri is also very good.
Silivri is famous not only for its transport infrastructure, but also for its well-developed tourism infrastructure, which is improved every year, if not every month.
The total length of coastlines here is as much as 45 km; comfortable beach hotels abound. There are many different interest clubs, including sports, health, and so on. Silivri offers excellent opportunities for business and MICE events: conference rooms (in hotels) perfectly coexist with sports facilities—tennis courts, horse riding centers, and long and well-decorated walking areas. So it is convenient to both live and have a jam-packed business life in Silivri.
Silivri was unofficially called a tourist paradise or a tourist idyll due to its serene and peaceful atmosphere, clean air, seawaters, and well-groomed coastal areas. The only thing it is missing, unlike other resorts, is a vibrant nightlife or bar streets. You will not find an abundance of clubs here—for a club experience, you have to go to Istanbul.
On the upside, compared with, for example, Antalya, housing prices are lower here, and prices for essential goods are even substantially lower.
The icing on the cake is that Silivri is such a well-groomed area that many compare it to Europe. Only here you can enjoy life in Turkey, with its Turkish flair, and at the same time, European comfort: everywhere there is order and top-tier service.
It comes as no surprise that many Turks love Silivri, although its population is not so big: over 210,000 people live here permanently. The majority of buildings are suburban properties of Istanbul residents who come here to relax whenever they can, at least for the weekend.
For those who wish to buy an apartment in a beautiful and comfortable multi-story residential complex, we suggest considering Silivri (out of all the locations mentioned in this article): there are a lot of rather high buildings by Turkish standards. They are not skyscrapers, of course, but Silivri in this sense is much more of a “high-rise city” than others.