Q4 2026 edition — data as of 1 November 2026. Asking prices in US dollars for 1,131 apartment and villa units across 478 verified listings, with a focus on what the $400,000 Turkish-citizenship threshold actually buys, district by district. Free to quote with attribution and a link to this page.
Key findings
- Istanbul's median asking price is $3,487 per m² in USD terms. A median 2+1 (two-bedroom, 105 m²) lists at $341,000; a 3+1 (160 m²) at $494,000.
- The citizenship threshold splits the market almost in half: 47% of units are priced below $400,000 and 53% at or above it. 300 of 498 listings (60%) are flagged as eligible for citizenship by investment.
- A 8.5× spread inside one city: Beşiktaş (Bosphorus, $8,777/m²) against Esenyurt ($1,027/m²) on the western edge of the European side.
- Where the citizenship-eligible stock is: Küçükçekmece (75% of listings eligible, median $290,000), Zeytinburnu (77%), Eyüpsultan (73%) and Üsküdar (60%) combine eligibility with sub-$700K medians; Beşiktaş is 100% eligible but starts from a $1,150,000 median.
- Outside Istanbul the entry price collapses: Yalova and Mersin medians sit under $70,000 ($965–$1,085/m²), Antalya at $109,000, while Bodrum ($4,142/m²) prices above central Istanbul.
“What surprised us is how much of Istanbul still sits under the $400,000 citizenship line — almost half of the units we market — while the Bosphorus districts have quietly become a separate market at close to $9,000 per square metre. For a buyer coming from the US in 2027 the question is no longer whether Turkey is affordable, but which Istanbul they want: the citizenship-eligible, mid-priced districts such as Küçükçekmece, Kağıthane and Üsküdar, or the established waterfront.”
— Nazım Mert Çikoğlu, Founder & Managing Broker, Homes of Turkey
Istanbul by district
Districts with at least 5 listings, ranked by median asking price per m². “Citizenship-eligible” is the share of listings in the district flagged for the $400,000 programme.
| District | Listings | Median $/m² | Median unit price | Entry price | Citizenship-eligible |
|---|---|---|---|---|---|
| Beşiktaş | 18 | $8,777 | $1,150,000 | $224,000 | 100% |
| Sariyer | 14 | $6,187 | $753,500 | $106,900 | 93% |
| Eyüpsultan | 22 | $5,675 | $648,500 | $134,000 | 73% |
| Ataşehir | 10 | $4,842 | $715,000 | $164,000 | 100% |
| Ümraniye | 6 | $4,474 | $460,000 | $240,000 | 83% |
| Üsküdar | 20 | $4,466 | $675,000 | $184,000 | 60% |
| Zeytinburnu | 13 | $4,452 | $631,000 | $220,000 | 77% |
| Kadıköy | 25 | $4,312 | $514,000 | $145,000 | 64% |
| Şişli | 48 | $4,228 | $446,500 | $120,000 | 42% |
| Çekmeköy | 5 | $4,175 | $895,000 | $340,000 | 80% |
| Kağıthane | 25 | $3,897 | $364,000 | $118,000 | 60% |
| Maltepe | 12 | $3,382 | $422,500 | $95,000 | 67% |
| Bahçelievler | 6 | $3,307 | $391,000 | $160,000 | 50% |
| Pendik | 7 | $3,240 | $313,500 | $187,000 | 57% |
| Beyoğlu | 36 | $3,208 | $330,500 | $105,000 | 44% |
| Bağcılar | 15 | $3,167 | $358,000 | $120,000 | 67% |
| Küçükçekmece | 20 | $2,769 | $290,000 | $110,000 | 75% |
| Avcılar | 6 | $2,633 | $357,500 | $127,000 | 50% |
| Kartal | 19 | $2,572 | $306,503 | $105,000 | 32% |
| Başakşehir | 21 | $2,521 | $400,000 | $107,000 | 52% |
| Tuzla | 5 | $2,342 | $332,000 | $135,000 | 40% |
| Büyükçekmece | 14 | $2,210 | $395,000 | $125,000 | 64% |
| Beylikdüzü | 28 | $1,879 | $333,000 | $60,000 | 50% |
| Esenyurt | 8 | $1,027 | $99,000 | $42,000 | 12% |
Istanbul by unit type
Turkish listings use the “rooms + living room” notation: 2+1 is a two-bedroom apartment with a separate living room.
| Unit type | Units | Median size | Median price | Median $/m² |
|---|---|---|---|---|
| 1+0 (studio) | 14 | 50 m² | $180,000 | $3,358 |
| 1+1 (1-bed) | 194 | 70 m² | $234,500 | $3,484 |
| 2+1 (2-bed) | 309 | 105 m² | $341,000 | $3,371 |
| 3+1 (3-bed) | 255 | 160 m² | $494,000 | $3,331 |
| 4+1 (4-bed) | 117 | 215 m² | $739,000 | $3,771 |
| 5+1 (5-bed) | 29 | 287 m² | $1,600,000 | $5,600 |
Price bands — all units
The $400K line is the real-estate minimum for citizenship by investment.
| Asking price band | Share of units |
|---|---|
| < $150K | 10% |
| $150–250K | 16% |
| $250–400K | 21% |
| $400–700K | 27% |
| $700K+ | 27% |
Beyond Istanbul
Cities with at least 3 listings in the dataset. Dubai and North Cyprus listings are excluded from this Turkey index.
| City | Listings | Median $/m² | Median unit price | Entry price |
|---|---|---|---|---|
| Istanbul | 425 | $3,487 | $440,000 | $42,000 |
| Yalova | 11 | $965 | $64,500 | $40,000 |
| Mersin | 11 | $1,085 | $68,000 | $41,500 |
| Antalya | 10 | $2,072 | $109,000 | $63,000 |
| Bodrum | 6 | $4,142 | $630,500 | $103,000 |
| Sakarya | 4 | $2,345 | $621,500 | $290,000 |
Methodology
- Source: 1,131 unit plans (one row per apartment or villa type inside a project) across 478 active listings on homesofturkey.com as of 1 November 2026; 20 listings without a usable size were excluded.
- Prices are asking prices quoted in USD by the seller or developer, not transaction prices. Medians are used throughout to limit the effect of outliers.
- $/m² uses the gross size stated in the unit plan (Turkish “brüt m²”), the standard quoted size in Turkish listings; net sizes are typically 15–25% smaller.
- Filters: units under 25 m² or over 1,500 m², or priced under $20,000, were dropped as data errors. Districts with fewer than 5 listings are not shown individually.
- Citizenship eligibility reflects our own flag on each listing (minimum $400,000 valuation, title-deed and 3-year hold conditions), not an official register.
- Limits: this is one agency's portfolio, weighted to new-build projects on the European side of Istanbul, not a market-wide census. Read it as a price map of what is actually offered to foreign buyers.
- Next edition: February 2027. Press enquiries: [email protected] · +90 533 151 94 25.