Istanbul Housing Market Splits in Two: Affordability vs Prestige Shape Late-2025 Sales

Istanbul’s housing market entered the final quarter of 2025 with strong momentum across both affordable and luxury segments, revealing a sharply polarized buyer landscape. November data show that while one group of buyers prioritizes accessibility and price, another is clearly focused on prestige, location, and long-term value. Official figures confirm that affordability-driven districts such as Esenyurt continue to dominate sales volumes. At the same time, high-priced neighborhoods like Kadıköy remain firmly on the radar despite record-breaking square-meter prices.

According to data from the Turkish Statistical Institute (TÜİK), 24,234 residential properties were sold across Istanbul in November. The distribution of these sales highlights two distinct strategies shaping demand: volume-led purchases in outer districts and selective, high-value acquisitions in central, premium locations.

Esenyurt Remains Istanbul’s Volume Leader

Esenyurt once again claimed the title of Istanbul’s top-selling district, recording 3,070 home sales in November alone. With an average price of 26,828 TL per square meter, the district remains the primary destination for middle-income households and first-time homebuyers.

High housing supply, ongoing new developments, and comparatively lower prices have cemented Esenyurt’s role as the city’s affordability hub. Over the first 11 months of 2025, total residential transactions in the district have approached 30,000, underscoring sustained demand despite broader economic pressures.

Market analysts note that Esenyurt’s performance reflects a broader trend: buyers facing tightening budgets are prioritizing entry-level access to homeownership, even if that means compromising on centrality or prestige.

Kadıköy Defies Prices, Holds Its Place Among the Top 10

The most striking contrast in November data emerged from Kadıköy, one of Istanbul’s most expensive residential districts. Despite an average square-meter price reaching 144,366 TL, Kadıköy recorded 820 home sales, keeping it firmly within the top 10 most preferred districts.

According to GerçekGündem’s reporting, this resilience confirms that demand for high-quality housing in central, well-established locations remains strong. Buyers targeting Kadıköy are largely insulated from price sensitivity, focusing instead on urban prestige, lifestyle quality, and long-term capital preservation.

Experts interpret Kadıköy’s sustained demand as proof that Istanbul’s luxury housing segment is not shrinking but becoming more selective. Location, seismic resilience, transport connectivity, and neighborhood identity continue to outweigh price concerns for this buyer group.

A Tale of Two Sides: European vs Asian Istanbul

Housing activity across Istanbul also varies significantly between the European Side and the Asian Side, each displaying distinct market characteristics.

On the European Side, transaction volumes remain consistently higher. Districts such as Başakşehir, Beylikdüzü, and Bahçelievler all exceeded 1,000 monthly sales, driven by dense residential stock, extensive transport links, and large-scale housing projects. These areas continue to attract families seeking relatively balanced price-to-space ratios.

On the Asian Side, demand is more concentrated along coastal zones and transportation corridors. Districts like Pendik, Kartal, and Tuzla stand out due to their proximity to industrial hubs, Marmaray connections, and seaside access. This combination has positioned them as attractive options for both owner-occupiers and long-term investors.

Istanbul’s Top Housing Districts and Prices – November 2025

Esenyurt led sales with 3,070 transactions at an average of 26,828 TL per square meter, followed by Pendik with 1,185 sales at 54,270 TL, Başakşehir with 1,142 sales at 60,662 TL, and Bahçelievler with 1,041 sales at 46,419 TL. Kadıköy, despite its premium pricing, ranked among the leaders with 820 sales at 144,366 TL per square meter.

What Property Index Data Signals

Data from Endeksa support the perception that real estate remains one of Istanbul’s most reliable investment vehicles. Districts such as Sancaktepe and Ümraniye, benefiting from major transportation projects and urban regeneration, are emerging as strategic “balance zones.” With square-meter prices ranging between 46,000 and 63,000 TL, these areas offer a middle ground between affordability and future value appreciation.