64.724
Büyükesat, Gaziosmanpaşa/İstanbul
Momentum · yeterli veri yok
Büyükesat in Gaziosmanpaşa, Istanbul, presents a residential market with a median price of 64,724 TL/m², positioning it slightly below the district median of 66,667 TL/m². The area is characterized by a mix of standard apartments and premium branded projects, with a strong emphasis on larger unit types such as 3+1 and 4+1 layouts.
Veri güveniyüksek106 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
9.475.000
Median price ₺
for saleThe location's thesis.
Büyükesat is best suited for family-oriented buyers and investors seeking exposure to the Gaziosmanpaşa district at a slight discount to the district average, with a strategic opportunity to capture value in premium branded projects that command significant price premiums. The market is driven by demand for larger units (3+1/4+1) and is sensitive to macroeconomic credit conditions, making it a stable but credit-constrained segment of the Istanbul market.
- High national mortgage interest rates (42.04%) significantly increase borrowing costs, potentially limiting the pool of qualified buyers and slowing transaction velocity (TCMB data).
- The neighborhood is located in Istanbul, which falls under Earthquake Risk Zone 1 with a high peak ground acceleration (PGA) of 0.47g, indicating significant seismic hazard exposure for all structures in the area (regional seismic profile).
- Limited new supply data (only 1 new/zero project listing) may indicate either a mature market with low turnover or a lack of fresh inventory, potentially limiting immediate investment opportunities in new developments (regional listing data).
Housing, land, commercial and building — by type.
64.724
Konut
₺/m² · 106 listings · high confidence36.471
İşyeri
₺/m² · 1 listings · low confidence₺/m² by property type.
66.625
Daire
₺/m² · 92 listings54.615
Dubleks
₺/m² · 9 listings79.462
Rezidans
₺/m² · 5 listingsThe residential median of 64,724 TL/m² is 2.7% below the Gaziosmanpaşa district median (66,667 TL/m²), indicating a competitive entry point within the district (regional listing data). The sub-type spread reveals significant value differentiation: standard apartments average 66,625 TL/m², while duplexes are lower at 54,615 TL/m², and residences command a premium at 79,462 TL/m² (regional listing data). This suggests that 'residence' classification or specific building amenities drive higher per-square-meter valuations compared to standard housing stock. The rent-vs-sale relation is not explicitly detailed in the provided packet, but the high median listing price of 9,475,000 TL for a 106-sample set indicates a market dominated by mid-to-high tier transactions rather than low-cost rentals (regional listing data).
₺/m² by property type and layout
Daire89 listings
1+111 listings
81.077₺/m²
2+111 listings
73.322₺/m²
3+141 listings
58.500₺/m²
4+126 listings
68.182₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
54.55266.62583.583
Dispersion: Medium · (p75−p25) / medyan = 0.44
Premium drivers · vs overall median
76.172
Manzaralı
14 listings · +%14 vs median66.923
Site içinde
6 listings · +%0 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 66.625 ₺/m²; branded projects trade at a premium/discount vs the median.
156.944
Mesa Koza 66
5 listings · max 159.091 · +%136 vs median113.889
Mesa
11 listings · max 159.091 · +%71 vs median94.000
Kuvars Kule
3 listings · max 101.174 · +%41 vs medianComplexes, new-builds and mix in the area
%6
In a complex
6 / 106 listings1
New / under construction
1 yeni · 0 proje106
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+143 listings · 58.500 ₺/m²
%42
4+130 listings · 68.182 ₺/m²
%29
1+111 listings · 81.077 ₺/m²
%11
2+111 listings · 73.322 ₺/m²
%11
5+14 listings · 58.125 ₺/m²
%4
6+14 listings · 66.923 ₺/m²
%4
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
The neighborhood’s inventory is heavily skewed toward larger family units (3+1 and 4+1), suggesting a lifestyle profile centered on family living rather than transient or student populations (regional listing data). The presence of branded projects like Mesa and Kuvars Kule implies a demand for managed living environments, although only 6% of listings are in 'site' (gated community) settings, indicating that most housing is likely integrated into the broader urban fabric rather than isolated enclaves (regional listing data). The price premium for 'view' properties (+14% over median) highlights that aesthetic and environmental factors are key lifestyle drivers for residents in this area (regional listing data).
Recent developments.
İstanbul İli, Gaziosmanpaşa İlçesi, Parsel Bazlı Yapılaşmaya Açılan Riskli Alanlar Kapsamında Yapılaşma Şartlarının Düzenlenmesine İlişkin 1/1000 Ölçekli Uygulama İmar Planı Plan Notları Revizyonu DuyurusuGaziosmanpaşa ilçesinde parsel bazlı yapılaşmaya açılan riskli alanlar kapsamında 1/1000 ölçekli uygulama imar planı plan notlarının revizyonuna ilişkin resmi duyuru yayımlanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-20
Gaziosmanpaşa Belediyesi Meclis Kararı (9)Gaziosmanpaşa Belediye Meclisi tarafından alınan 9. oturum kararları resmi duyurular kısmında yer almaktadır.Gaziosmanpaşa Belediyesi · 2024-05-20
Yeni Mahalle (9A Bölgesi) Riskli Alanı 1. Etap Kura SonuçlarıGaziosmanpaşa Belediyesi tarafından Yeni Mahalle 9A Bölgesi riskli alanı 1. etap kura sonuçları resmi internet sitesinde duyurulmuştur.Gaziosmanpaşa Belediyesi · 2024-05-20
64.724
2026-08-17
64.724
2026-08-24
Investment assessment
Büyükesat offers a bifurcated investment profile: a value-oriented segment in standard apartments priced below the district median, and a premium segment in branded projects like Mesa Koza, which trades at a +136% premium to the neighborhood median (regional listing data). The wide dispersion between standard apartments (66,625 TL/m²) and residences (79,462 TL/m²) suggests that asset selection is critical, with branded or amenity-rich properties capturing significant value premiums. The dominance of 3+1 and 4+1 units (73 combined listings) signals a family-oriented demand base, making larger, well-located units potentially more stable for long-term holding. However, the high national mortgage rate of 42.04% constrains credit-driven demand, favoring cash buyers or those with existing capital (TCMB 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 · 125 m² · current price 9.500.000 ₺. Estimated price a year ago ~7.773.775 ₺ (regional property index).
starting capital
Gram altın11.290.481 ₺ +%45
Bu konut9.500.000 ₺ +%22
ABD doları9.106.466 ₺ +%17
Bitcoin6.456.806 ₺ −%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
Related Regions
Silivri, İstanbulŞile, İstanbulBebek, Beşiktaş/İstanbulGaziosmanpaşa, Gaziosmanpaşa/İstanbulKazım Özalp, Gaziosmanpaşa/İstanbulYukarı Bahçelievler, Bahçelievler/İstanbulEmek, Bahçelievler/İstanbul100. Yıl, Gaziosmanpaşa/İstanbulBahçelievler, Bahçelievler/İstanbulAtatürk, Küçükçekmece/İstanbulÇatalca, İstanbulSaray, Tekirdağ
This analysis relies on regional listing data (satılık konut), TCMB macroeconomic indicators, and Istanbul-level seismic risk profiles. It does not include real-time macroeconomic shifts, specific zoning changes (KEOS), or individual property structural inspections. Market interpretations are based on available statistical medians and premiums within the provided packet.