Flat in Eyup

🇹🇷 Eyup, Istanbul flats overview: prices, neighborhoods, transport, historic Golden Horn

Eyup (officially Eyüpsultan) sits on the European side of Istanbul as a district where historic layers meet new urban growth. Its valleys, access to the Golden Horn and proximity to central business corridors shape demand for a flat in Eyup from families, commuters and investors alike. Buyers value short commutes to Levent and Kâğıthane, expanding tram and metro connections, and a mix of mid-rise housing and large gated projects that deliver modern layouts, parking and onsite amenities. For anyone looking to buy flat in Eyup, understanding local micro-markets, developer credentials and transport nodes is essential to balancing yield, capital growth and quality of life.

🧭 How the geography and infrastructure of Eyup shape demand for flat in Eyup

Eyup occupies sloping terrain stretching from the Golden Horn inland toward Göktürk and Kemerburgaz, creating a spatial market split between historic lowland neighborhoods and newer hilltop residential zones. Proximity to the Golden Horn and the Eyüpsultan mosque makes central quarters attractive for owner-occupiers seeking a cultural urban lifestyle, while Göktürk and Kemerburgaz attract buyers after larger apartments and green surroundings.
Transport upgrades drive demand for flat in Eyup, with the T5 tramline extension into Alibeyköy and Metro M7 connections improving access to Mecidiyeköy and the European business core. Road links such as the TEM highway and new arterial bridges shorten logistics routes, making certain neighborhoods attractive for rental to professionals and families.
Climate in Eyup is typical of Istanbul’s temperate maritime conditions, with slightly cooler microclimates in Kemerburgaz’s green belt and higher summer demand for flats with terraces and shaded gardens. These physical factors help explain why stock in hilltop complexes commands a premium relative to older lowland apartments.

💶 How much Flat costs in Eyup and price dynamics

Average asking prices for a flat in Eyup vary by district, age and building standard, but market data shows common ranges buyers will encounter. Across the district the average transaction price per square meter for flats typically sits between €1,700 and €3,200 per m² depending on proximity to transport hubs and project quality. Typical asking prices for complete flats are:

• Alibeyköy: €90,000–€200,000 for 60–110 m² resale flats.
• Eyüp center (historic): €120,000–€280,000 for renovated 1–3 bedroom flats.
• Göktürk / Kemerburgaz: €180,000–€450,000 for 80–200 m² modern apartments and villas.
  Market dynamics show steady buyer interest in new developments and gated communities where apartments with amenities command 10–25% premium over comparable older stock. Rental yield for a typical flat in Eyup often averages 4–5.5% gross, with short-term tourist areas near the Golden Horn producing higher seasonal returns.

🎯 Which district of Eyup to choose for buying flat in Eyup

Alibeyköy is attractive for cost-conscious buyers and investors focused on rental yield due to strong demand from students and young professionals. Its proximity to bus and tram lines and growing commercial zones keeps vacancy low for mid-sized rental flats.
Eyüp historic core appeals to owner-occupiers who prioritize cultural landmarks, walkability and small-scale buildings. Properties here often require refurbishment but benefit from stable long-term demand and good short-term rental potential near pilgrimage and cultural tourism trails.
Göktürk and Kemerburgaz suit buyers seeking larger floorplates, family-friendly layouts and green surroundings. These neighborhoods are popular with expatriates and higher-income local buyers and command higher prices per square meter because of low density, international schools nearby and private amenities.

🏢 District-level price breakdown for flat in Eyup

Price ranges and common property formats across Eyup districts give a practical snapshot for buyers and investors:

• Alibeyköy:
  • Resale 1+1 to 2+1 flats: €90,000–€160,000.
  • New builds and small complexes: €130,000–€220,000.
• Eyüp center and Rami corridor:
  • Renovated historic flats 1+1 to 3+1: €120,000–€300,000.
  • Mid-range new apartments: €160,000–€320,000.
• Göktürk / Kemerburgaz:
  • Garden apartments and family 2+1–4+1: €180,000–€450,000.
  • Low-rise villas and duplexes: €300,000–€800,000 depending on land and finishes.
    Investors should note that completion status affects pricing dramatically: new developments often list at 10–30% above comparable resale once final occupancy certificates are issued.

🏘️ Key districts in Eyup where buyers most commonly buy flat in Eyup

Buyers cluster in the following neighborhoods according to their needs and budgets:

• Alibeyköy — good transport, affordable stock, strong rental market for young professionals.
• Eyüp (historic center) — cultural hub, stable occupancy, strong short-stay demand during pilgrimage seasons.
• Göktürk — family-oriented, green, higher-end gated communities and international school access.
• Kemerburgaz — low density, villa-style projects, premium prices for larger flats and townhouses.
  Advantages by neighborhood include:
• Alibeyköy: close to tram and bus corridors, lower price per m².
• Eyüp center: tourist footfall, conservative capital preservation.
• Göktürk/Kemerburgaz: premium tenant profile, long-term capital appreciation potential.

🏗️ Leading developers and projects offering flat in Eyup

A number of reputable developers and public authorities have delivered or initiated projects serving Eyup buyers. Prominent names involved in the Eyüpsultan market include:

• TOKİ (Mass Housing Administration) — large-scale social and mixed-income projects in Alibeyköy and Rami corridors; common for budget buyers and stable rental demand.
• KİPTAŞ (Istanbul Metropolitan Municipality housing company) — urban renewal and residential projects with municipal backing and payment term flexibility.
• Kiler GYO / Vadi İstanbul — Vadi İstanbul is a major mixed-use project located in the Eyüpsultan corridor that includes apartments, offices and retail, attracting both residents and investors.
  Project characteristics to watch when considering a flat in Eyup are: onsite parking, green areas, completion status (ready-to-move vs. off-plan), and developer payment plans that can improve affordability. Many of these developers offer structured payment schedules and post-completion guarantees for building systems and common areas.

🧾 Mortgage and developer installment options for buying flat in Eyup

Foreign buyers can use local bank finance and developer installment plans to purchase a flat in Eyup, subject to bank policies and individual developer offers. Typical terms seen in the market include:

• Bank mortgages for foreigners: LTV commonly 50–70%, repayment terms up to 10–15 years, with interest rates and currency options depending on the bank and borrower profile.
• Developer installment plans: common for off-plan projects, with options such as 30% down payment + staged payments until handover, or longer-term developer finance up to 24–36 months interest-free or at preferential margins.
• Practical expectations: buyers should prepare for documentation including passport, proof of income, tax ID in Turkey and a local bank account. Mortgage approval depends on creditworthiness and valuation.

🧭 Step-by-step legal and practical process to buy flat in Eyup

The buying process follows clear stages that protect both foreign and domestic buyers: selection, pre-contract reservation, due diligence, contract exchange, payment and title deed transfer. Practical steps include:

• Reservation and preliminary contract with deposit (commonly 1–5% of purchase price) to secure the unit.
• Due diligence checks: confirm title deed (tapu) status, verify building completion certificate (iskân) for resale flats, check outstanding debts, and confirm zoning for off-plan units.
• Signing the sales contract and paying the remainder, then completing title deed transfer at the Land Registry (Tapu ve Kadastro) where transfer tax of 4% on the declared value is paid by the buyer.
  Additional mandatory costs include notary and translation fees, agent commissions if any, and possible VAT on new builds depending on size and use. Timelines from reservation to title deed transfer usually range from a few weeks for ready stock to several quarters for off-plan projects.

⚖️ Legal aspects, taxes and residency related to buying flat in Eyup

Foreigners generally enjoy the right to purchase residential real estate in Eyup, subject to exclusions in restricted military zones and municipal limitations on aggregated ownership. Key legal and tax points are:

• Transfer tax: 4% of declared value, paid at tapu registration by the buyer.
• Annual property tax: ranges typically between 0.1% and 0.6% depending on property type and municipality valuation.
• Renting rules: landlords must register rental agreements and declare rental income for taxation; short-term tourist rentals may require additional municipal permits.
• Residency and citizenship: purchase of real estate in Turkey allows application for a short-term residence permit after acquisition, but permanent residency is not automatic. Citizenship through real estate investment is available under Turkish investment regulation when a qualifying minimum property investment threshold is met as set by authorities and subject to current rules; buyers should obtain current legal advice to confirm exact minimums and procedures.

🧩 Who should buy a flat in Eyup and which neighborhoods suit each purpose

Buying a flat in Eyup works for a broad set of goals from primary residence to investment. Typical matches include:

• Living and relocation: families and professionals often select Göktürk or Kemerburgaz for space, schools and greenery.
• Second home or seasonal stay: Eyüp historic center offers cultural atmosphere and compact flats convenient for shorter visits.
• Long-term rental investment: Alibeyköy and nearby corridors provide steady demand from students and workers and competitive entry prices.
• Premium family purchase: larger garden apartments and townhouses in Göktürk with gated security and private facilities.
  Each scenario aligns with different product types — compact 1+1–2+1 flats for rental yield, 3+1–4+1 family apartments for long-term living, and off-plan units for buyers targeting capital growth via new developments.

The Eyup market benefits from balanced demand drivers including cultural tourism, steady local occupancy and expanding transport infrastructure, which support ongoing interest in flats in Eyup from local and international buyers. For investors and owner-occupiers looking across Istanbul, Eyup offers price diversity, accessible developer finance and a mix of projects that can match short-term yield objectives or long-term capital appreciation, making investment in flat in Eyup a considered option within the broader Turkish property landscape.