312.500
Bebek, Beşiktaş/İstanbul
Momentum +1.1
Bebek is a high-end residential neighbourhood in Beşiktaş, İstanbul, characterized by a median sale price of 312,500 ₺/m². The area operates at a significant premium compared to the district median of 271,815 ₺/m² (regional listing data).
Yürünebilirlik100/100Veri güveniorta61 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
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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.
54.000.000
Median price ₺
for sale100
Walkability
467 points of interest · OSMThe location's thesis.
Bebek is a high-density, service-rich urban neighbourhood suited for residents seeking high walkability and proximity to social infrastructure, particularly those prioritizing larger apartment configurations (3+1 and 4+1) (regional listing data; OSM).
- The region is located in a high seismic hazard zone (Zone 1) with a peak ground acceleration (PGA) of 0.47g due to the North Anatolian Fault - Marmara segment (regional listing data).
- High national mortgage interest rates (41.87%) may influence market liquidity, potentially favoring cash buyers (TCMB).
Housing, land, commercial and building — by type.
312.500
Konut
₺/m² · 61 listings · medium confidence646.154
Konut
₺/m² · 1 listings · low confidence₺/m² by property type.
317.083
Daire
₺/m² · 56 listings344.836
Dubleks
₺/m² · 4 listingsThe neighbourhood exhibits a high-value profile with a median apartment price of 317,083 ₺/m² and duplexes reaching 344,836 ₺/m² (regional listing data). There is a clear correlation between unit size and price per square metre: 1+1 units are priced at 163,636 ₺/m², while 4+1 units reach 418,333 ₺/m² (regional listing data). A significant price driver is the view; 'Manzaralı' (view-oriented) properties command a 19% premium over the general median, whereas proximity to the sea/coastline shows a -34% variance in this specific dataset (regional listing data). The stock is dominated by apartments rather than gated communities, as only 3% of listings are within a site (regional listing data).
₺/m² by property type and layout
Daire69 listings
1+14 listings
205.699₺/m²
2+118 listings
237.444₺/m²
3+133 listings
346.667₺/m²
4+19 listings
416.667₺/m²
5+15 listings
415.789₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
213.693321.739479.762
Dispersion: High · (p75−p25) / medyan = 0.83
Premium drivers · vs overall median
414.561
Manzaralı
40 listings · +%29 vs median215.385
Deniz / sahil yakını
23 listings · −%33 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
%2
In a complex
2 / 103 listings103
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+138 listings · 350.918 ₺/m²
%39
2+122 listings · 237.444 ₺/m²
%23
4+116 listings · 458.611 ₺/m²
%16
5+18 listings · 350.542 ₺/m²
%8
1+16 listings · 178.693 ₺/m²
%6
satilik4 listings · 239.079 ₺/m²
%4
3.5+13 listings · 350.000 ₺/m²
%3
Surroundings & transit.
Official location · Aşiyan, Bebek Mahallesi, Beşiktaş, İstanbul, Marmara Bölgesi, 34342, Türkiye
100
Walkability
100
Public transit
737 m
Nearest market
84 m
Nearest pharmacy
129
Diğer
İbadethane (14), Water Park (13), Ferry Terminal (7), Ticket Validator (6)128
Yeme-içme
Restoran (60), Kafe (46), Fast Food (10), Bar (8)84
Spor & rekreasyon
Spor Sahası (35), Yüzme Havuzu (26), Park (21), Spor Merkezi (1)71
Günlük ihtiyaç
Eczane (26), Banka (20), Süpermarket (9), ATM (9)25
Ulaşım
Otopark (21), Taksi (4)15
Konaklama & turizm
Seyir Noktası (10), Otel (3), Gezi Noktası (1), Konukevi (1)The neighbourhood features an exceptional walkability and transit score of 100 (UAVT + OSM + Nominatim). It is a highly service-dense area with 467 points of interest within a 1.5 km radius, including 128 food and beverage establishments (60 restaurants, 46 cafes) and 84 sports and recreation points (35 sports fields, 26 swimming pools) (OSM). Essential services are highly accessible, with pharmacies located 84 m and banks 20 units nearby (OSM).
310.526
2026-09-02
312.500
2026-09-10
312.500
2026-09-25
312.500
2026-10-02
312.500
2026-10-09
312.500
2026-10-14
Investment assessment
Investment in Bebek is concentrated in larger residential units, with 3+1 and 4+1 configurations being the most prevalent in the listing stock (regional listing data). The price dispersion (p25–p75: 200,364–469,643 ₺/m²) suggests significant upside potential for properties with specific premium attributes like views (regional listing data). Given the high median price relative to the district, the market is positioned in the upper tier of the local real estate hierarchy. Any investment outcome remains subject to market liquidity and broader economic conditions (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 · 145 m² · current price 51.250.000 ₺. Estimated price a year ago ~42.264.287 ₺ (regional property index).
starting capital
Bu konut51.250.000 ₺ +%21
ABD doları49.704.468 ₺ +%18
Gram altın48.853.993 ₺ +%16
Bitcoin38.060.411 ₺ −%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
Bahçelievler, Bahçelievler/İstanbulAtatürk, Küçükçekmece/İstanbulŞile, İstanbulÇatalca, İstanbulSilivri, İstanbulEmek, Bahçelievler/İstanbulKazım Özalp, Gaziosmanpaşa/İstanbulYukarı Bahçelievler, Bahçelievler/İstanbulBüyükesat, Gaziosmanpaşa/İstanbulGaziosmanpaşa, Gaziosmanpaşa/İstanbul100. Yıl, Gaziosmanpaşa/İstanbulOsmangazi, Bursa
This analysis relies on regional listing data, OSM, UAVT, and TCMB macro indicators. It does not account for specific building age, individual parcel zoning (KEOS/TAKS/KAKS), or wider macroeconomic shifts not explicitly provided in the packet.