102.222
Bahçelievler, Bahçelievler/İstanbul
Momentum -0.4
Bahçelievler is a high-density residential neighbourhood in Üsküdar, İstanbul, characterized by a median property price of ₺102,222/m². The area operates at a price level above the district average of ₺90,000/m² (regional listing data).
Yürünebilirlik100/100Veri güveniyüksek143 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
Explore the area in 3D.
3D · satellite + terrain · 10-min walk area
Drag: pan · right-drag (or compass): rotate/tilt · scroll: zoom · terrain top-right.
Query TKGM block / parcel
AI property valuation
AI estimate from parcel dossier + KEOS zoning + live ₺/m² + TKGM transactions + road cession; ₺/m² computed from real listings. Not an official appraisal or investment advice.
10.350.000
Median price ₺
for sale100
Walkability
292 points of interest · OSMThe location's thesis.
Bahçelievler is a highly walkable, service-rich urban hub suited for families and residents who prioritize proximity to education, healthcare, and public transit (UAVT, OSM).
- The region is located in a high seismic hazard zone (PGA 0.47g) due to the North Anatolian Fault - Marmara segment (regional data).
- High national mortgage interest rates (41.87%) may impact liquidity and favor cash-based transactions (TCMB).
Housing, land, commercial and building — by type.
102.222
Konut
₺/m² · 143 listings · high confidence₺/m² by property type.
103.125
Daire
₺/m² · 109 listings102.174
Dubleks
₺/m² · 30 listingsThe neighbourhood exhibits a median price of ₺102,222/m², with apartments (₺103,125/m²) priced slightly higher than duplexes (₺102,174/m²) (regional listing data). There is a notable variation in pricing based on unit configuration: 2+1 units command ₺103,725/m², while 3+1 units are lower at ₺64,815/m², and 1+1 units sit at ₺84,444/m² (regional listing data). View-related premiums are significant, with 'Manzaralı' (view) properties commanding a 24% premium over the median (₺107,692/m²). Additionally, branded projects like Sbell show a 15% premium (₺100,000/m²) compared to the neighbourhood median of ₺87,000/m² (regional listing data).
₺/m² by property type and layout
Daire147 listings
1+127 listings
84.444₺/m²
2+148 listings
103.725₺/m²
3+161 listings
64.815₺/m²
4+111 listings
103.125₺/m²
Dubleks28 listings
2+15 listings
122.727₺/m²
3+110 listings
101.504₺/m²
4+113 listings
89.286₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
63.60087.000118.421
Dispersion: Medium · (p75−p25) / medyan = 0.63
Premium drivers · vs overall median
107.692
Manzaralı
5 listings · +%24 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Branded projects and price premium
Neighbourhood median 87.000 ₺/m²; branded projects trade at a premium/discount vs the median.
100.000
Sbell
5 listings · max 122.727 · +%15 vs medianComplexes, new-builds and mix in the area
%1
In a complex
1 / 185 listings16
New / under construction
15 yeni · 1 proje185
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+174 listings · 66.749 ₺/m²
%40
2+154 listings · 106.225 ₺/m²
%29
1+128 listings · 84.444 ₺/m²
%15
4+124 listings · 101.316 ₺/m²
%13
5+14 listings · 67.503 ₺/m²
%2
Building age
0 (yeni/proje)15 listings
%100
Surroundings & transit.
Official location · Bahçelievler Mahallesi, Üsküdar, İstanbul, Marmara Bölgesi, 34688, Türkiye
100
Walkability
90
Public transit
101 m
Nearest market
74 m
Nearest pharmacy
92
Spor & rekreasyon
Yüzme Havuzu (46), Spor Sahası (23), Park (20), Spor Merkezi (2)80
Diğer
İbadethane (23), Water Park (8), Waste Disposal (6), Playground (5)64
Günlük ihtiyaç
Süpermarket (24), Eczane (22), Market (7), Banka (6)17
Ulaşım
Otopark (13), Taksi (4)16
Eğitim
Okul (12), Üniversite (3), Yüksekokul (1)15
Yeme-içme
Restoran (8), Fırın (6), Kafe (1)The neighbourhood features an exceptional walkability score of 100 and a transit score of 90, indicating a highly accessible urban lifestyle (UAVT, OSM). Daily necessities are within immediate reach, including pharmacies (74m), markets (101m), and schools (233m). The area is heavily supported by recreational infrastructure, with 92 points of interest including swimming pools and parks within a 1.5 km radius (OSM).
102.427
2026-08-17
102.222
2026-08-24
102.222
2026-09-22
102.222
2026-09-29
102.222
2026-10-05
102.222
2026-10-12
Investment assessment
Investment in Bahçelievler is defined by a high-density residential stock where 3+1 and 2+1 units are the most prevalent types, catering primarily to families (regional listing data). The presence of new/zero-completion stock and ongoing projects suggests a controlled supply of modern units within an established area (regional listing data). Given the price dispersion and the premium commanded by views and branded developments, value is concentrated in specific amenity-driven assets (regional listing data).
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Konut
Sample (anonymised) listing: 3+1 · 135 m² · current price 8.750.000 ₺. Estimated price a year ago ~7.215.854 ₺ (regional property index).
starting capital
Bu konut8.750.000 ₺ +%21
ABD doları8.486.129 ₺ +%18
Gram altın8.340.926 ₺ +%16
Bitcoin6.498.119 ₺ −%10
Taşınmaz: TCMB konut endeksi (İstanbul)
Each row: what the same capital (the property's estimated price a year ago) would be worth today in that asset — all prices real; past returns don't guarantee the future. USD: TCMB; Altın: spot (PAXG, gram); BTC: CoinGecko
Related Regions
Bebek, Beşiktaş/İstanbulAtatürk, Küçükçekmece/İstanbulŞile, İstanbulÇatalca, İstanbulSilivri, İstanbulEmek, Bahçelievler/İstanbulKazım Özalp, Gaziosmanpaşa/İstanbulYukarı Bahçelievler, Bahçelievler/İstanbulBüyükesat, Gaziosmanpaşa/İstanbulGaziosmanpaşa, Gaziosmanpaşa/İstanbul100. Yıl, Gaziosmanpaşa/İstanbulOsmangazi, Bursa
This analysis is based on regional listing data, OSM, UAVT, and national macro indicators. It does not account for specific parcel-level zoning, individual building structural integrity, or future changes in interest rates and the wider economy.