Real Estate in Eyup

🇹🇷 Eyüp, Istanbul property market: Golden Horn views, historic core, transport links

Eyup sits on the European side of Istanbul along the Golden Horn, where Ottoman heritage meets fast-paced urban renewal. The district combines a compact historic core around the Eyüp Sultan Mosque and Pierre Loti Hill with expanding residential corridors in Alibeyköy, Göktürk and Kemerburgaz, offering a range of lifestyles from conservative, family-oriented neighborhoods to modern, commuter-friendly suburbs. The climate is typical of Istanbul: temperate with humid summers and mild, rainy winters, and properties here benefit from dramatic city and water views rather than beach resort amenities.

🌇 City overview and lifestyle for property in Eyup

Buyers who look at property in Eyup find a balance of religious, cultural and green spaces concentrated within an accessible radius of central Istanbul. The Eyüp Sultan area remains a pilgrimage and heritage center, drawing domestic visitors year-round, while peripheral neighborhoods serve professionals and families who commute to business districts. The local social fabric leans conservative and community-oriented, reflected in family-sized apartments, gated estates near forests and neighborhood markets.

Investors looking at real estate in Eyup will value the mix of short-term tourism demand around Pierre Loti and steady long-term rental demand from workers using Alibeyköy transport links. Developers are actively repositioning former industrial corridors along the Golden Horn into mixed-use blocks, improving walkability and adding retail and leisure. Lifestyle buyers attracted to nature prefer Göktürk and Kemerburgaz for villas and larger terraces, where green belts and golf-adjacent areas are within commuting distance.

Families and retirees choosing to buy property in Eyup often prioritize proximity to mosques, traditional schools, and parks; younger buyers and expats target areas with better metro access and new-build apartment complexes. Healthcare, schooling and retail infrastructure are improving rapidly, driven by municipal investment and private development along transit corridors. Quality-of-life improvements translate directly into increasing appetite for both resale property in Eyup and new developments in Eyup.

💡 Which district of Eyup to choose for buying property in Eyup

Central Eyup (Eyüp Merkez and Pierre Loti corridor) offers historic character and short walking distances to landmarks such as the Eyüp Sultan Mosque and the Pierre Loti Cable Car. These neighborhoods are best for buyers seeking cultural atmosphere and short-term tourist demand. Building density is mixed—low-rise historic blocks and some mid-rise developments—with target buyers including investors in short-stay rentals and owner-occupiers valuing proximity to the mosque and hill views.

Alibeyköy is a transport and logistics hub with the Alibeyköy Bus Terminal and growing residential complexes near new tram and metro links. This area is more affordable, with higher building density and many mid-rise apartment blocks; it suits rental investors and first-time buyers looking for rental yield and easy intercity connections. Infrastructure upgrades and commercial projects are accelerating, making Alibeyköy a popular choice for real estate investment in Eyup.

Göktürk and Kemerburgaz sit on the district’s northern edge and deliver low-density living, gated communities, detached villas and larger plot sizes close to forest and open space. These neighborhoods suit premium lifestyle purchases, families and relocation buyers seeking suburban comfort within reach of the city. Development intensity here is lower than central Eyup, but high-end new build property in Eyup around Göktürk commands price premiums for privacy and larger floor areas.

💶 Property prices in Eyup

Typical asking prices for property in Eyup vary by neighborhood and product. In central Eyup prices for apartments often start at €1,200–€2,200 per m², while well-located new developments and renovated historic blocks can reach €2,500–€3,200 per m². Peripheral suburban areas such as Göktürk and Kemerburgaz command higher averages for villa-style homes, typically €2,000–€3,500 per m² depending on plot and finish.

Prices by district (approximate ranges):

• Eyüp Merkez / Pierre Loti: €1,200–€3,200 per m² for apartments and penthouses
• Alibeyköy: €900–€1,800 per m² for mid-rise apartments and smaller units
• Göktürk / Kemerburgaz: €1,800–€3,500 per m² for villas and luxury compounds

Price segmentation by property type:

• Apartments: €900–€3,200 per m² depending on age and location
• Villas / detached houses: €1,800–€3,500 per m² with 150–500 m² typical plot sizes
• Commercial units: higher per m² on main arteries; small retail units from €1,500 per m² upwards

Recent market dynamics show steady price growth driven by infrastructure projects and limited land supply near the Golden Horn, while peripheral luxury segments rise with demand for gated communities and larger living spaces.

🚆 Transport and connectivity for real estate in Eyup

Eyup benefits from major transport nodes: the Alibeyköy Bus Terminal is a key intercity hub, the Golden Horn tram and local bus networks connect coastal neighborhoods, and the Pierre Loti cable car offers a unique link for visitors. Metro extensions and tram lines are incrementally improving travel times toward Taksim, Levent and the historic peninsula, supporting commuter demand for property in Eyup.

Average travel times and distances:

• To Taksim / Şişli business areas: typically 20–35 minutes by car depending on traffic
• To Istanbul New Airport: 25–45 minutes by car from northern Eyup neighborhoods like Göktürk and Kemerburgaz
• To Sultanahmet / Eminönü: 20–40 minutes using a combination of tram/ferry or car depending on route

Public transport improvements increase attractiveness for buy-to-let investors and owner-occupiers; properties near metro/tram stops command premiums and better rental yields. For buyers planning daily commutes, proximity to the Alibeyköy corridor or metro nodes is a major decision factor when choosing to buy property in Eyup.

🏥 Urban infrastructure and amenities around Eyup real estate

Eyup has a growing roster of healthcare facilities, private clinics and government hospitals within a short drive, plus specialty medical centers in nearby districts. Education options include state schools and private institutions; international schools and university campuses are more accessible in neighboring districts. Retail and leisure are expanding with new shopping centers, local bazaars and waterfront promenades.

Key facilities that matter for buyers:

• Eyüp Sultan Mosque and Pierre Loti Hill as cultural and leisure anchors
• Alibeyköy Bus Terminal for intercity travel and logistics
• Parks and green belts near Göktürk and Kemerburgaz for outdoor lifestyle

Municipal investments in parks, waterfront promenades along the Golden Horn and upgrades to pedestrian infrastructure increase long-term livability and support both resale property in Eyup and new developments in Eyup.

📈 Economic environment and development outlook for property in Eyup

Eyup’s economy blends tourism around religious sites with logistics, light industry and a rising local services sector. Growth drivers include Golden Horn redevelopment, improved transport corridors and spillover demand from central business districts. Tourism tied to pilgrimage and cultural visits provides year-round footfall, supporting boutique hospitality and short-stay rental opportunities.

Key employment and development nodes:

• Logistics and intercity services around Alibeyköy Bus Terminal
• Retail and small business corridors supporting neighborhood commerce
• Urban renewal projects along the Golden Horn converting industrial plots to mixed use

For investors considering real estate investment in Eyup, these trends point to stable rental demand, moderate capital appreciation potential and opportunities in both residential and small-scale commercial sectors.

🏠 Property formats and housing types in Eyup

Buyers will find a mix of new developments, resale apartments and gated villa compounds across Eyup. New build property in Eyup typically features modern layouts, parking, gym and security, while resale property often offers larger floor plates in established neighborhoods but may require renovation. Off-plan property in Eyup is offered by developers targeting mid-market and premium segments, often with staged payments.

Common formats and sizes:

• Studio / 1–2 bedroom apartments: 35–90 m² for young professionals and investors
• Family apartments: 90–180 m² common in mid-rise blocks
• Villas and garden homes: 150–500 m² plots in Göktürk/Kemerburgaz

Differences in architecture and planning are visible: central zones have mixed-use and mid-rise blocks, while peripheral suburbs focus on low-rise, detached housing and communal amenities.

🏗️ Developers and key residential projects near Eyup

Major national developers operate across Istanbul and have active portfolios in Eyup’s wider catchment and neighboring districts. Reliable names that investors commonly encounter include Emlak Konut GYO, TOKİ (state housing agency), Ağaoğlu, Nef and Sinpaş, with projects ranging from social housing to premium gated compounds. These developers vary in scale, financing options and delivery record.

Typical developer features observed in the area:

• Emlak Konut GYO and TOKİ: large-scale urban renewal and social housing projects supporting infrastructure upgrades
• Ağaoğlu and Nef: branded residential towers and mixed-use schemes with strong marketing and installment plans
• Sinpaş and local developers: medium-density complexes and villa compounds in suburban pockets

Project features that add value include secure access, on-site retail, landscaped communal areas and proximity to transit lines; buyers of new build property in Eyup should verify delivery timelines, builder guarantees and past completion records.

💳 Mortgage, financing and installment options for property in Eyup

Turkish banks offer mortgages to foreign buyers, typically requiring a down payment of 25–40% for non-resident borrowers, with loan terms commonly up to 15–20 years, depending on borrower profile. Interest rates fluctuate and are quoted in Turkish Lira or, less frequently, in foreign currency; many buyers combine bank finance with developer installment plans to manage cashflow.

Developer financing and installment features:

• Interest-free installment plans from developers for 12–60 months are common on off-plan property in Eyup
• Flexible deposit schemes such as 30% down and staged progress payments for new developments
• Buyers seeking mortgages should prepare passport, Turkish tax number, proof of income and local bank account

Buy property in Eyup with mortgage options by comparing bank offers, negotiating developer deposits and ensuring valuation matches declared sale price to avoid transfer tax surprises.

📝 Property purchase process in Eyup for foreign buyers

The buying process begins with obtaining a Turkish tax number and opening a local bank account, followed by due diligence on title (tapu) and any encumbrances. Foreign buyers must secure required municipal approvals and, where relevant, military clearance for certain locations; most sales conclude at the Land Registry office where the tapu is transferred and the buyer pays the title deed transfer tax of around 4%.

Standard steps and payment methods:

• Pre-contract deposit and reservation agreement with developer or seller
• Sales contract (sözleşme) detailing payment plan or mortgage conditions
• Tapu transfer at Land Registry with final payment, transfer tax and DASK earthquake insurance

Using a trusted local lawyer and licensed real estate agent reduces legal risk and smooths registration, tax payment and utility transfer procedures during the property purchase.

⚖️ Legal aspects, taxes and residence options for property in Eyup

Foreign nationals from most countries can buy real estate in Turkey with the main restriction being properties in military-sensitive zones. Title deeds confer full ownership rights and buyers pay a transfer tax (around 4% of declared value); VAT can apply to new builds depending on status and buyer residency. Mandatory earthquake insurance (DASK) is required for all properties.

Residence and legal nuances:

• Property ownership enables application for a short-term residence permit, renewable in line with national rules; it does not automatically grant citizenship
• Tax obligations include annual property tax, rental income tax if you rent out the property, and potential capital gains tax on resale depending on holding period
• Due diligence should include verifying zoning, outstanding utility debts and developer guarantees for off-plan purchases

Foreign buyers are advised to use notarized contracts, obtain a reliable valuation and consult legal counsel to ensure compliance with Turkish property and tax law.

🎯 Property use cases and investment strategies for Eyup real estate

Eyup suits several buyer profiles with district-specific suggestions:

• Permanent residence: Eyüp Merkez and Göktürk for family amenities and schools
• Long-term rental: Alibeyköy and transit corridors for reliable tenant demand and commuter renters
• Short-term / holiday rental: Areas near Pierre Loti and Golden Horn for tourist visibility and cultural footfall
• Premium lifestyle: Kemerburgaz and Göktürk villas for privacy, gardens and larger living spaces

Investment strategy bullets:

• Buy-to-let investors target 4–6% gross rental yields in Alibeyköy and central Eyup depending on unit size and finish
• Capital-growth investors focus on new developments in transit-adjacent pockets and waterfront regeneration plots
• Relocation / second-home buyers prioritize larger floor areas, proximity to green space and reliable private schooling options

Buy property in Eyup in installments or with mortgage options to optimise cash flow; align purchase type—new build property in Eyup or resale property in Eyup—with intended holding period and exit strategy.

Purchasing real estate in Eyup offers a rare mix of historic atmosphere and emerging urban infrastructure, giving buyers and investors multiple pathways from income-producing apartments near transit hubs to high-end villas at the district’s green edge, all supported by improving connectivity and active developer interest.