102.222
Bahçelievler, Bahçelievler/İstanbul
Momentum · yeterli veri yok
Bahçelievler in Üsküdar, Istanbul, is a highly walkable urban neighbourhood with a median listing price of 102,222 TL/m², which is priced above the district median of 90,000 TL/m². The market is dominated by apartment-style units, with duplexes offering a slight discount per square meter, reflecting a dense, amenity-rich residential environment.
Yürünebilirlik100/100Veri güveniyüksek143 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
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3D · satellite + terrain · 10-min walk area
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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
280 points of interest · OSMThe location's thesis.
Bahçelievler is optimally suited for family-oriented buyers and long-term hold investors seeking high-utility urban living, as the market is heavily skewed towards 3+1 layouts and supported by dense, walkable amenities that reduce reliance on cars. The premium over the district median is justified by the superior accessibility and recreational density, making it a resilient asset class for those prioritizing lifestyle convenience over exclusive gated-community features.
- Macro-economic sensitivity: High mortgage interest rates (42.04%) may constrain credit-dependent demand, potentially slowing transaction velocity or limiting buyer pools to cash purchasers (TCMB data).
- Seismic context: The region falls within Earthquake Risk Zone 1 with a high peak ground acceleration (PGA 0.47g) associated with the North Anatolian Fault-Marmara segment, necessitating rigorous structural verification of individual assets (regional seismic profile).
- Supply dynamics: The presence of new/zero and unfinished projects introduces potential supply-side pressure, which could moderate price growth if absorption rates do not keep pace with new inventory.
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 median price of 102,222 TL/m² indicates a premium position relative to the Üsküdar district average of 90,000 TL/m² (regional listing data). The sub-type spread shows duplexes (102,174 TL/m²) are priced slightly lower than standard apartments (103,125 TL/m²), suggesting that for the same square meter, standard layouts may carry a higher premium or that duplexes offer better value efficiency. The price history from 102,427 TL/m² to 102,222 TL/m² over one week shows stability with minimal fluctuation. The high concentration of 3+1 units (74 listings) suggests the market caters primarily to families or larger households rather than single investors seeking small-footprint rentals.
₺/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.
Complexes, 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)79
Diğer
İbadethane (23), Water Park (8), Waste Disposal (6), Hairdresser (5)53
Günlük ihtiyaç
Süpermarket (23), Eczane (14), Banka (6), Market (5)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 supports a lifestyle centered on daily convenience and active mobility, evidenced by a perfect walkability score and 280 nearby points of interest. Residents have immediate access to daily necessities (market 101m, pharmacy 74m) and significant recreational infrastructure, including 92 sports and leisure points within 1.5km (e.g., swimming pools, parks). The high transit score (90) and proximity to bus stops (45m) facilitate connectivity across Istanbul, making it suitable for commuters who prioritize accessibility over private vehicle dependence.
102.427
2026-08-17
102.222
2026-08-24
Investment assessment
This neighbourhood offers a static investment profile characterized by high liquidity due to exceptional walkability (score 100) and transit access (score 90), which supports consistent demand from families and professionals. The price dispersion (p25–p75: 63,600–118,421 TL/m²) and the presence of view premiums (+24% for scenic views) indicate that asset selection is critical; investors can capture upside by targeting units with specific amenities like views, while avoiding overpaying for standard units in a saturated 3+1 market. The low share of site-inside listings (1%) suggests a predominantly open urban fabric, which may limit exclusive community premiums but enhances street-level accessibility. Without explicit price momentum data, the investment case rests on the structural value of location and amenity density rather than speculative appreciation.
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 ~7.160.056 ₺ (regional property index).
starting capital
Gram altın10.340.499 ₺ +%44
Bu konut8.750.000 ₺ +%22
ABD doları8.387.535 ₺ +%17
Bitcoin5.956.811 ₺ −%17
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
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This analysis relies on regional listing data (satılık konut), OpenStreetMap (OSM) for points of interest and walkability, and macroeconomic indicators from TCMB. It does not include real-time macro factors such as fluctuating interest rates, zoning changes, or broader economic shifts, which may impact market dynamics independently of the neighbourhood's intrinsic characteristics.