REEN · Location Intelligence · Measured data

Bebek, Beşiktaş/İstanbul

Momentum · yeterli veri yok

Bebek is a high-value residential neighbourhood in Beşiktaş, Istanbul, characterized by premium pricing with a median sale price of 310,526 TL/m², significantly above the district median of 272,991 TL/m². The market is dominated by apartment units, with a strong emphasis on larger family layouts (3+1 and 4+1) and high walkability scores.

Yürünebilirlik100/100Veri güveniorta62 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
3D Location · satellite + terrain · UAVT / Valhalla

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3D · satellite + terrain · 10-min walk area

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Snapshot · measured
310.526

Housing · ₺/m²

62 listings · confidence orta
54.000.000

Median price ₺

for sale
100

Walkability

459 points of interest · OSM
01 · Area thesis

The location's thesis.

Bebek is optimized for affluent families and high-net-worth individuals seeking a secure, walkable urban environment with immediate access to premium services and transit. The market data supports a thesis where 'View' is the primary value driver, making units with visual assets more resilient to price fluctuations than those relying solely on coastal proximity. The inventory is structured for long-term occupancy (large layouts), limiting short-term speculative turnover.

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

310.526

Konut

₺/m² · 62 listings · medium confidence
646.154

Konut

₺/m² · 1 listings · low confidence
Measured price · all property types · regional listing data

₺/m² by property type.

312.500

Daire

₺/m² · 57 listings
344.836

Dubleks

₺/m² · 4 listings

The median price of 310,526 TL/m² indicates a premium positioning relative to the broader Beşiktaş district (272,991 TL/m²). The market is heavily skewed toward apartments (n=57), with duplexes commanding a higher median (344,836 TL/m²). Within apartments, price per square meter scales sharply with size: 1+1 units average 163,636 TL/m², while 3+1 units reach 346,667 TL/m², suggesting that larger, family-oriented units carry a substantial premium. The 'Şerefiye' (premium) analysis shows that 'View' (+17%) is a stronger price driver than 'Sea/Coastal' proximity (-32% relative to general median, though absolute values vary), indicating that specific visual assets outweigh general location labels in this micro-market.

Housing for sale · listing data

₺/m² by property type and layout

Daire53 listings
1+16 listings
163.636₺/m²
2+114 listings
214.791₺/m²
3+119 listings
346.667₺/m²
3.5+14 listings
382.895₺/m²
4+110 listings
418.333₺/m²

Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.

Premium · housing for sale · listing data

Price dispersion

200.728321.667455.952

Dispersion: High · (p75−p25) / medyan = 0.79

Premium drivers · vs overall median

375.483

Manzaralı

26 listings · +%17 vs median
219.538

Deniz / sahil yakını

18 listings · −%32 vs median

How each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%3

In a complex

2 / 63 listings
63

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)
Layout mix
3+119 listings · 346.667 ₺/m²
%35
2+114 listings · 214.791 ₺/m²
%25
4+111 listings · 420.000 ₺/m²
%20
1+16 listings · 163.636 ₺/m²
%11
3.5+15 listings · 415.789 ₺/m²
%9
Location · accessibility · UAVT + OSM + Nominatim

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

Yeme-içme

Restoran (62), Kafe (45), Fast Food (10), Bar (8)
129

Diğer

İbadethane (14), Water Park (13), Ferry Terminal (7), Ticket Validator (6)
76

Günlük ihtiyaç

Eczane (30), Banka (21), Süpermarket (9), ATM (9)
72

Spor & rekreasyon

Spor Sahası (34), Park (21), Yüzme Havuzu (15), Spor Merkezi (1)
23

Ulaşım

Otopark (19), Taksi (4)
15

Konaklama & turizm

Seyir Noktası (10), Otel (3), Gezi Noktası (1), Konukevi (1)

Bebek offers exceptional urban convenience, with a walkability score of 100 and 459 nearby points of interest. The area is well-served by daily necessities (pharmacy 84m, supermarket 737m) and leisure (129 food & beverage outlets, 72 sports/recreation spots). The high transit score (100) and proximity to a ferry terminal (7 within 1.5km) support a lifestyle that balances urban connectivity with residential privacy. The prevalence of restaurants and cafes suggests a vibrant social scene, appealing to residents who prioritize accessibility over seclusion.

Investment outlook · observed trend

Investment assessment

This neighbourhood suits investors targeting the high-end family rental or long-term capital preservation market, given the dominance of 3+1 and 4+1 layouts. The wide price dispersion (p25–p75: 200,728–455,952 TL/m²) suggests that unit selection is critical; properties with verified 'View' attributes command a clear premium, while those lacking specific features may trade at a discount. The high concentration of apartments (97% of listings) implies a dense, service-oriented living environment rather than a low-density villa community. Without historical price momentum data in the packet, the investment thesis rests on the static premium of the location and the structural demand for large-format urban housing.

Not a hard forecast; inference from observed trend + macro context. Not investment advice.

Investment comparison · last 12 months · real data

If you'd bought this a year ago

Konut

Sample (anonymised) listing: 4+1 · 190 m² · current price 57.800.000 ₺. Estimated price a year ago ~47.297.285 ₺ (regional property index).

starting capital
Gram altın68.349.339 ₺ +%44
Bu konut57.800.000 ₺ +%22
ABD doları55.405.658 ₺ +%17
Bitcoin39.373.916 ₺ −%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

REEN NETWORK

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Method & sources

This analysis relies on regional listing data (satılık konut), OSM/Nominatim for location metrics, and TCMB/official macro data. It does not include real-time zoning changes, individual building structural reports, or broader economic forecasts beyond the provided interest rate context.