Report scope: Ulaşım ve çevre · İmar durumu · Altyapı, enerji ve çevresel kısıtlar · Değer görüşü (min / piyasa / max) · Emsaller ve sıralama · Fiyat trendi · Önemli konumlar (çevre analizi) · Resmî piyasa göstergeleri · Bölge piyasası · Kira getirisi ve yatırım · Döviz bazında değer değişimi · Deprem ve fay · Risk özeti (fay, deprem, eğim, sanayi, enerji, ağaçlık; sel ve heyelan verisi yoksa belirtilir) · Bölgedeki satış ilanları
Parcel report (PDF)
The information on this page as a printable PDF, with the parcel drawing, sources and dates.
Infrastructure, energy and environmental constraints
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Nearby places
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Risk summary
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Official market indicators
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Local market
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Rental yield and investment analysis
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Value change by currency
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Earthquakes and faults
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Sale listings on this parcel
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This page is generated automatically from public data for information only; it is not an official document. Check title, zoning and municipal records before buying, selling or investing.
Official market indicators
Housing
Housing unit price
TRY 90,844 /m²
Province: İstanbul · as of Q3 2026 · +32.2% year on year
Real annual change
+0.3%
unit price, deflated by CPI · as of Q3 2026
Unit price in USD
$1,903/m²
as of Q3 2026 · +12.7% year on year
Housing unit rent
TRY 475 /m²
Province: İstanbul · as of Q3 2026 · +42% year on year
Gross rental yield
%6.3
as of Q3 2026
House price index
+26.8%
Region (TR10): İstanbul · as of September 2026
New tenant rent index
+35.5%
Region (TR10): İstanbul · as of September 2026
Housing sales (last 12 months)
300,904
Province: İstanbul · as of September 2026 · -0.5% vs previous 12 months
Sales mix (last 12 months)
First-hand 26.9%
Second-hand 73.1% · Mortgaged 20.3%
Commercial
Shop unit price
TRY 67,603 /m²
Province: İstanbul · as of 2025 · +24.4% year on year
Office unit price
TRY 79,851 /m²
Province: İstanbul · as of 2025 · +22.9% year on year
Commercial property price index
+27.8%
Region (TR10): İstanbul · as of Q2 2026
Workplace sales (last 12 months)
34,934
Province: İstanbul · as of September 2026 · -4.5% vs previous 12 months
Market conditions (Türkiye)
Mortgage rate (annual)
%41.68
as of October 2026
Inflation (CPI, annual)
+29.7%
as of September 2026
Home-buying intention (survey)
14
as of October 2026 · -1.1% year on year
Building permits (units, 12 months)
1,226,699
Türkiye overall · as of June 2026 · +26.2% vs previous 12 months
Occupancy permits (units, 12 months)
721,704
Türkiye overall · as of June 2026 · +13.3% vs previous 12 months
Unit prices and rents are provincial averages based on bank valuation reports (CBRT); sales counts from TurkStat. Not the value of this parcel. Changes are nominal TRY, including inflation. Permits signal future supply; occupancy permits show new homes entering the market. · TCMB EVDS
Sale listings on this parcel
Sale / auction listing
Appraised value: TRY 21,480,000
Value change by currency
Provincial housing unit price (İstanbul), Q3 2026
Currency
Per m²
1 yr
3 yr
5 yr
TRY (nominal)
TRY 90,844
+32.2%
+100.5%
+1,055.7%
TRY (real, CPI-adjusted)
TRY 90,844
+0.9%
-25.4%
+51.9%
USD
$1,903
+12.7%
+12.4%
+106.6%
EUR
€1,653
+14.4%
+6.4%
+111.7%
GBP
£1,418
+13%
+6%
+112%
CNY
CN¥12,901
+6.1%
+4.6%
+115.3%
AED
AED 7,029
+12.7%
+12.4%
—
RUB
RUB 156,960
+14.8%
-1.8%
+130.8%
Historical change; not an indicator of future returns. Rates are CBRT buying-rate averages for the period months. Source: CBRT EVDS.
Nearby places
Number of recorded places within the given radii from the parcel centre.
500 m
1,000 m
1,500 m
Schools
2
5
11
University
—
—
—
Hospital
—
—
—
Pharmacy
—
2
7
Supermarket / mall
4
5
5
Place of worship
4
6
12
Fuel station
—
1
1
Hotel
—
—
—
Bus stop
8
20
46
Station (rail / bus)
—
—
—
Transport (motorway junction)
—
—
—
Source: OpenStreetMap. Volunteer-made; may be incomplete in rural areas.
Access and surroundings
A mapped road runs within 15 m of the parcel boundary (possible road frontage).
Parcel
Major road
Secondary road
Railway
Industrial / OIZ
School
Health
Daily life
Substation
Junction
Map: OpenStreetMap contributors (ODbL); faults: GEM; earthquakes: USGS. Drawn from records at the report date.
Village road, street, track
0 m
Regional road
5 m · Bozcaada Caddesi
Major road (motorway, highway)
436 m · İstiklal Caddesi
Nearest settlement
3.2 km · Şamlar
Electrical substation
878 m
Railway
8.7 km · İstanbul – Pythion demiryolu
Nearby services
School
307 m · 53 within 5 km
Hospital
3.3 km · 3 within 5 km
Pharmacy
538 m · 54 within 5 km
Place of worship
269 m · 59 within 5 km
Fuel station
448 m · 16 within 5 km
Supermarket
210 m · 35 within 5 km
OpenStreetMap is built by volunteers; some rural roads may be missing.
Source: OpenStreetMap (Geofabrik kopyası, 2026-10-23) · Nov 1, 2026
Value opinion
A value range derived statistically from nearby listings; it is not an appraisal or a licensed valuation report.
Lower value
88,571 ₺/m²
Quick sale · ≈ 1 mo.
Estimated market value
103,704 ₺/m²
Market price · ≈ 1 mo.
Upper value
112,000 ₺/m²
High price · ≈ 1 mo.
Value range and comparable price distribution (TRY/m²)
The bar spans the lowest–highest comparable price per m²; the dark band is the lower–upper value and the orange marker the market value.
Based on how long 25 listings that ended in the same area stayed on the market.
No property area was entered, so only the price-per-m² range is shown; enter the area in a new report to get a total value.
Confidence
Medium
Basis
11 comparables · 5 km radius · outliers removed: 0
Score 66/100 · 11 comparables · median distance 3.5 km · dispersion 24% · last-90-day share 100%
Auction reserve prices (lower reference, not used in the value): 81 listings, median 18,944 TRY/m².
Method: comparable analysis starting from the smallest radius and widening until enough comparables are found. Outliers are removed; nearer and newer comparables weigh more. Values are listing and sale prices, not completed sales. Sources: Bank sale listings
Comparables and ranking
Rank 7 of 12 (1 = cheapest)
Comparable price vs distance
Comparables used (nearest 5)
Distance
Time
Area
Price
TRY/m²
Type
67 m
17 days
194 m²
TRY 21,480,000
110,722
Sale listing · Residential
Price trend
İstanbul · İstanbul Konut Birim Fiyatları · TCMB EVDS
1 year
+32.2%
2 years
+74.8%
4 years
+248.6%
Latest value
90,844 · 2026-07
Inflation-adjusted 1-year change: +0.3%
Trend indication (one year ahead): Annual trend: +28.8%. A statistical indication from the log-linear trend of the last 12 periods; not a forecast or commitment. The band is ±1 standard deviation.
Changes are nominal TRY and include inflation.
3.5 km
17 days
54 m²
TRY 5,600,000
103,704
Sale listing · Residential
3.5 km
17 days
95 m²
TRY 7,000,000
73,684
Sale listing · Residential
3.5 km
17 days
180 m²
TRY 22,250,000
123,611
Sale listing · Residential
3.5 km
0 days
175 m²
TRY 15,250,000
87,143
Sale listing · Residential
Position among comparables
Distance
Time
Area
Price
TRY/m²
Type
4.6 km
17 days
140 m²
TRY 7,870,000
56,214
Sale listing · Residential
3.5 km
17 days
95 m²
TRY 7,000,000
73,684
Sale listing · Residential
3.5 km
0 days
175 m²
TRY 15,250,000
87,143
Sale listing · Residential
3.5 km
0 days
175 m²
TRY 15,500,000
88,571
Sale listing · Residential
3.5 km
17 days
156 m²
TRY 15,000,000
96,154
Sale listing · Residential
3.5 km
0 days
166 m²
TRY 16,000,000
96,386
Sale listing · Residential
3.5 km
17 days
54 m²
TRY 5,600,000
103,704
Sale listing · Residential
This property (estimated)
103,704
67 m
17 days
194 m²
TRY 21,480,000
110,722
Sale listing · Residential
3.5 km
17 days
125 m²
TRY 14,000,000
112,000
Sale listing · Residential
3.5 km
17 days
180 m²
TRY 22,250,000
123,611
Sale listing · Residential
3.5 km
16 days
160 m²
TRY 21,500,000
134,375
Sale listing · Residential
Recently listed (last 3 months)
Distance
Time
Area
Price
TRY/m²
Type
67 m
17 days
194 m²
TRY 21,480,000
110,722
Sale listing · Residential
3.5 km
17 days
54 m²
TRY 5,600,000
103,704
Sale listing · Residential
3.5 km
17 days
95 m²
TRY 7,000,000
73,684
Sale listing · Residential
3.5 km
17 days
180 m²
TRY 22,250,000
123,611
Sale listing · Residential
3.5 km
17 days
156 m²
TRY 15,000,000
96,154
Sale listing · Residential
3.5 km
17 days
125 m²
TRY 14,000,000
112,000
Sale listing · Residential
4.6 km
17 days
140 m²
TRY 7,870,000
56,214
Sale listing · Residential
Earthquakes and faults
Regional map: active faults and earthquakes (60 km)
Parcel
Active fault
Earthquake (M4+)
Earthquake timeline (M4+, within 100 km)
Nearest active faults
Unnamed fault
10.6 km· Right-lateral strike-slip
Unnamed fault
29 km· Right-lateral strike-slip
Unnamed fault
42.9 km· Reverse
M4+ earthquakes within 50 km
3
M5+ earthquakes within 50 km
1
Strongest earthquake within 100 km
M6.2 · Apr 23, 2025 · 59.5 km · 24 km SE of Marmara Ereğlisi, Turkey
Latest earthquakes within 50 km
M4.3 · Apr 25, 2025 · 42.7 km · 19 km SSW of Kumburgaz, Turkey
M5 · Apr 23, 2025 · 36.8 km · 14 km S of Kumburgaz, Turkey
M4.5 · Apr 23, 2025 · 40.1 km · 19 km SSW of Gürpınar, Turkey
M3.5 · Jun 19, 2021 · 35 km · 2 km ENE of Ata?ehir, Turkey
The earthquake catalogue covers M4+ events from 2016 to 2026-10-05; the fault database has 548 traces. For the official seismic hazard value (PGA) and ground class, see AFAD's Turkey Earthquake Hazard Map. Open AFAD hazard map
Data sources: USGS deprem kataloğu (Türkiye ve çevresi, M3+) (USGS; kamu malı, kaynak gösterilerek kullanılır.) · GEM Küresel Diri Fay Veritabanı (Türkiye ve çevresi) (GEM Global Active Faults Database; CC BY-SA 4.0, kaynak gösterilir.)
Risk summary
Preliminary indicators derived from available data; check official records for a definitive assessment.
Active fault
Nearest fault 10.6 km
Low
Earthquake activity
M4+ 3, M5+ 1 within 50 km (catalogue period)
Medium
Industrial zone / OIZ nearby
1.5 km away
Low
Substation / energy facility
878 m away
Low
Flood and landslide
This report has no flood or landslide data; check AFAD, MTA and DSI records separately.
No data
Levels: Low / Medium / High. Not investment advice or an official risk document.
Zoning and buildability
No zoning data recorded for this parcel. Official information is available from the municipality’s e-zoning system or zoning certificate.
Local market
Valuation-based estimated housing value
TRY 119,819 /m²
TRY 98,587 – TRY 139,767/m²
District: Başakşehir, İstanbul (not enough listings in the neighbourhood) · from 16 listings, calibrated per source to CBRT valuations
Bank sale listings: ratio 1.12 (554 listings, 41 districts in this province)
Reference: CBRT provincial unit price TRY 90,844 (Q3 2026), brought to September 2026 with the regional index: TRY 92,573
An estimate: listing prices are converted to valuation equivalents using each source’s ratio to the CBRT provincial valuation average. Not a licensed valuation report.
Sale listings in the area (last 24 months)
In the neighbourhood
Portal listings · For sale: 3 listings (3 live)
Bank sale listings · For sale: 2 listings (2 live)
In the district
Portal listings · For sale: 29 listings (22 live)
Bank sale listings · Auction (appraised value): 1 listings (0 live)
Bank sale listings · For sale: 16 listings (12 live)
Institutional auction and sale listings · Auction (appraised value): 3 listings (3 live)
Listings since removed at the source are included (not a confirmation of sale).
District: Başakşehir, İstanbul (not enough listings in the neighbourhood)
Type
Listings
Median price
Middle half range
Trend
Land plotFor sale
24
TRY 38,211 /m²
TRY 20,513 – TRY 50,090
collecting data
Agricultural landFor sale
5
TRY 18,333 /m²
TRY 13,393 – TRY 23,002
collecting data
ResidentialFor sale · 1 outliers excluded
15
TRY 103,704 /m²
TRY 87,857 – TRY 120,972
collecting data
Recent listings
konutFor sale · 180 m² · 2026-11-01 · liveTRY 22,250,000TRY 123,611 /m²
konutFor sale · 156 m² · 2026-11-01 · liveTRY 15,000,000TRY 96,154 /m²
konutFor sale · 91 m² · 2026-11-01 · liveTRY 7,250,000TRY 79,670 /m²
konutFor sale · 200 m² · 2026-11-01 · liveTRY 29,000,000TRY 145,000 /m²
konutFor sale · 54 m² · 2026-11-01 · liveTRY 5,600,000TRY 103,704 /m²
konutFor sale · 221 m² · 2026-11-01 · liveTRY 28,600,000TRY 129,412 /m²
A summary of asking prices and auction appraisals — not realised sales or a valuation. Listings from the last 24 months, per m². Listings of the same property on several sites or posted repeatedly are counted once; outliers are excluded. · Portal listings · Bank sale listings · Institutional auction and sale listings
Rental yield and investment analysis
valuation-based estimate (district)
CBRT provincial average (İstanbul)
Total price
TRY 11,981,900
Monthly rent
TRY 47,520
Gross rent multiplier
22.9 years
Gross yield
4.36%
NOI (net operating income)
TRY 444,312
Net yield (cap rate)
3.71%
Total ROI (10 years)
37.08%
Annualised ROI
3.2%
Net present value
-TRY 1,195,193
Internal rate of return (real)
3.71%
Payback from rent
not within 10 years
Real (inflation-adjusted) calculation; excludes tax, financing and transaction costs. Values are for a sample dwelling; adjust them for your scenario.
Infrastructure, energy and environmental constraints
