83.038
Emek, Bahçelievler/İstanbul
Momentum · yeterli veri yok
Emek is a residential neighbourhood in the Bahçelievler district of Istanbul, characterized by a median listing price of 83,038 TL/m² for apartments, which sits slightly below the district median of 90,000 TL/m². The market is dominated by mid-to-large family units, with a notable premium for duplex units compared to standard apartments.
Veri güveniyüksek174 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
8.300.000
Median price ₺
for saleThe location's thesis.
Emek is best suited for family-oriented buyers and value investors looking for properties below the district median, particularly those seeking duplex units or larger apartments (3+1) in a non-site environment. The neighbourhood’s appeal lies in its relative affordability compared to the broader Bahçelievler average and its focus on larger, family-sized living spaces, making it a practical choice for those prioritizing space and cost-efficiency over premium site amenities.
- High national mortgage interest rates (42.04%) constrain credit-driven demand, potentially slowing transaction velocity and favoring cash buyers.
- The neighbourhood is located in Seismic Risk Zone 1 with a high peak ground acceleration (PGA) of 0.47g, indicating significant earthquake exposure that may affect insurance costs and long-term structural resilience considerations.
- The market shows a wide price dispersion, which may lead to valuation uncertainty for buyers and sellers if comparable sales data is not carefully selected.
Housing, land, commercial and building — by type.
83.038
Konut
₺/m² · 174 listings · high confidence₺/m² by property type.
80.000
Daire
₺/m² · 144 listings91.225
Dubleks
₺/m² · 27 listingsThe median price of 83,038 TL/m² indicates that Emek is priced below the Bahçelievler district average of 90,000 TL/m², suggesting a value-oriented segment within the district. The sub-type spread reveals a significant premium for duplexes (median 91,225 TL/m²) over standard apartments (median 80,000 TL/m²), reflecting higher demand or scarcity for multi-level layouts. Within apartments, smaller units (1+1 at 137,727 TL/m²) command a much higher per-square-meter price than larger family units (3+1 at 70,833 TL/m²), a typical inverse relationship where efficiency drives unit price. The rent-vs-sale relation is not explicitly detailed in the packet, but the high credit interest rate (42.04%) suggests that cash buyers or those with existing capital hold significant leverage in this market.
₺/m² by property type and layout
Daire140 listings
1+118 listings
137.727₺/m²
2+151 listings
96.500₺/m²
3+163 listings
70.833₺/m²
4+18 listings
75.098₺/m²
Dubleks25 listings
2+17 listings
110.000₺/m²
3+19 listings
91.379₺/m²
4+19 listings
89.474₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
66.66781.333105.770
Dispersion: Medium · (p75−p25) / medyan = 0.48
How 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
2 / 175 listings12
New / under construction
11 yeni · 1 proje175
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+175 listings · 71.538 ₺/m²
%45
2+158 listings · 98.250 ₺/m²
%35
1+118 listings · 137.727 ₺/m²
%11
4+117 listings · 80.000 ₺/m²
%10
Building age
0 (yeni/proje)11 listings
%73
1-51 listings
%7
6-102 listings
%13
11-201 listings
%7
Surroundings & transit.
The neighbourhood’s structure, with a high proportion of 3+1 and 2+1 units, caters primarily to families and long-term residents rather than transient investors or students. The low percentage of site-residences (1%) suggests a lifestyle centered around independent buildings or smaller complexes, which may offer more privacy but less shared amenity infrastructure. The presence of new/zero and project-stage listings (12 units) indicates ongoing development or renewal, which could influence local infrastructure and community dynamics over time.
Recent developments.
Bahçelievler Belediyesi - Askıdaki İmar Planı SorgulamaBahçelievler belediye sınırları içerisinde yer alan askıya alınmış imar planlarının resmi sorgulama sistemi duyuruldu.Bahçelievler Belediyesi · 2024-05-20
Askı Plan Uygulaması / İstanbul Büyükşehir Belediyesiİstanbul genelinde İBB tarafından askıya çıkarılan tüm imar plan ve değişiklikleri şeffaf planlama anlayışı doğrultusunda web sitesinde yayımlanmaktadır.İstanbul Büyükşehir Belediyesi · 2024-05-20
83.000
2026-08-17
83.038
2026-08-24
Investment assessment
This neighbourhood offers a static investment profile for buyers seeking value relative to the district median, with potential upside in the duplex segment which trades at a premium. The wide price dispersion (p25–p75: 66,667–105,770 TL/m²) indicates that careful selection is required to capture value, as the market is not uniform. The dominance of 3+1 units (75 listings) suggests a stable demand from families, while the small share of site-residences (1%) implies a lower-density, possibly older or independent building stock, which may appeal to buyers avoiding high-fee condominium models. Without explicit price momentum data, the investment case rests on the current discount to the district median and the structural preference for larger units.
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 · 130 m² · current price 8.300.000 ₺. Estimated price a year ago ~6.791.825 ₺ (regional property index).
starting capital
Gram altın9.808.702 ₺ +%44
Bu konut8.300.000 ₺ +%22
ABD doları7.956.176 ₺ +%17
Bitcoin5.650.461 ₺ −%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 is based on regional listing data (satılık konut), OSM-derived neighbourhood boundaries, and macroeconomic indicators from TCMB. It relies on cleaned median prices and unit-level breakdowns from the provided packet. Note that this analysis does not include real-time macroeconomic shifts, specific zoning changes (KEOS), or individual building structural assessments, which are critical for final investment decisions.