Istanbul Rents Surge to Nearly 34,000 Lira as Affordable Districts Deliver Higher Returns

Rental prices in Istanbul continued their sharp upward trend in December 2025, with the average monthly rent for apartments reaching 33,823 Turkish lira. While rents climbed across the city, new data shows a clear divide between districts that offer high rental yields for investors and premium neighborhoods where returns remain relatively low despite high property prices.

According to a report published by real estate analytics platform Endeksa, average rents in Istanbul increased by 35.67% year-on-year. The data highlights how rental yield, rather than headline property prices, has become a decisive factor for investors navigating the city’s housing market.

Rental Yields Across Istanbul Show Sharp Contrasts

Citywide figures indicate that residential property investments in Istanbul now have an average payback period of 14 years, with an annual gross rental yield of 7.24%. However, this average masks significant variation at the district level, where rental income performance differs widely depending on local prices and demand dynamics.

Lower-priced districts on the city’s outskirts and older central areas continue to offer stronger rental returns, while traditionally high-end neighborhoods deliver weaker yields due to elevated property values.

Districts Offering the Highest Rental Returns

Based on December 2025 data, the following districts stand out for providing the highest gross rental yields in Istanbul, combining relatively affordable purchase prices with solid rental demand:

Esenyurt recorded an average rent of 20,222 lira and delivered the highest yield at 9.41%
Fatih followed with 23,793 lira in average rent and a 8.85% yield
Güngören posted 30,578 lira in rent with a 8.52% yield
Bahçelievler reached 32,307 lira, generating a 8.50% return
Zeytinburnu saw rents of 46,384 lira and a 8.42% yield
Beyoğlu averaged 36,750 lira with a 8.36% yield
Beylikdüzü reached 32,845 lira, producing a 8.15% return
Küçükçekmece posted 29,717 lira and a 8.10% yield
Gaziosmanpaşa averaged 26,524 lira with a 7.79% yield
Eyüpsultan recorded 36,906 lira and a 7.73% yield

These districts continue to attract investors focused on cash flow, benefiting from strong tenant demand and more accessible entry prices.

High-Price Districts Deliver Lower Returns

In contrast, several of Istanbul’s most expensive neighborhoods posted significantly lower rental yields, despite commanding some of the city’s highest monthly rents:

Beykoz averaged 36,881 lira in rent with a 3.97% yield
Beşiktaş reached 52,550 lira, yielding 4.40%
Sarıyer recorded 60,622 lira with a 4.57% return
Kadıköy topped the rent list at 65,444 lira, but yielded only 4.87%
Üsküdar averaged 39,881 lira with a 5.30% yield
Bakırköy reached 54,584 lira, generating 5.84%

These figures illustrate how high acquisition costs continue to suppress returns in premium districts, even as rental prices rise.

Esenyurt Leads as Prices Stay Accessible

Esenyurt once again emerged as the standout district for rental investors. As of December 2025, the average price per square meter in Esenyurt stood at 27,140 lira, well below the city average. By comparison, prices reached 40,823 lira in Fatih and 43,054 lira in Güngören.

Zeytinburnu and Beyoğlu also stood out for combining relatively high rents with solid yields, making them attractive options for investors seeking a balance between income and location.

Investor Focus Shifts Toward Yield

Istanbul remains one of Turkey’s most important real estate markets, but 2025 data shows a clear shift in investor priorities. Rather than focusing solely on capital appreciation or prestigious locations, investors are increasingly prioritizing rental yield and payback periods.

The latest figures underscore a growing trend: lower-priced districts are delivering stronger income performance, while high-end neighborhoods offer stability and prestige but limited rental returns. As rental demand remains strong, yield-focused strategies are expected to continue shaping investment decisions across the city.