Anatolian Side District Report — Maltepe, Üsküdar, Kartal, Ümraniye and Beykoz

Anatolian Side: Transport, Daily Life and Price Range

The Anatolian Side of Istanbul comprises seven distinct districts: Maltepe, Üsküdar, Acıbadem, Kartal, Ümraniye, Ataşehir, and Beykoz. These areas span diverse topographies, ranging from the Marmara coastline in Maltepe (Wikipedia) to the western edge of the Kocaeli Peninsula in Beykoz (Wikipedia). Our report provides a comprehensive analysis of these districts, covering their historical development, current transportation infrastructure, and local amenities such as educational and healthcare institutions. We also examine the residential market through price and rental data, as well as ongoing urban development projects.

This report relies on market data from September 2026 to provide an objective overview of the region's real estate landscape. We detail the performance of residential sales and rental markets, including specific metrics for neighbourhoods such as Çınar, Cevizli, and Acıbadem, according to Endeksa's September 2026 data (Endeksa). By synthesising information from municipal reports and market analysis, we aim to offer a clear picture of the current state of these districts. Every figure is sourced; there is no number in this text whose source we cannot show.

At a glance

• Location: The Anatolian Side comprises Maltepe, Üsküdar, Acıbadem, Kartal, Ümraniye, Ataşehir, and Beykoz (Wikipedia).
• Population/scale: Land areas range from 35.33 km² in Üsküdar to 310.36 km² in Beykoz (Wikipedia; İBB).
• Transport: The region is served by the M4, M5, and M8 metro lines, alongside ferry services, the Avrasya Tunnel, and various highway connections including the O-2 and O-4 (Metro İstanbul).
• Sale-price range: According to Endeksa's September 2026 data, prices range from 82,093 TL/m² in Ümraniye to 173,658 TL/m² in the Acıbadem neighbourhood (Endeksa).
• Rent range: According to Endeksa's September 2026 data, unit rents range from 434 TL/m²/month in Beykoz to 849 TL/m²/month in the Acıbadem neighbourhood (Endeksa).
• Our portfolio: We currently hold 7 active listings in the region, with starting prices ranging from $288,000 to $1,250,000.
• Notable development: Projects include the Istanbul Financial Centre in Ümraniye (Endeksa), the İnönü Avenue Light Rail System in Maltepe (maltepe.bel.tr), and planned rail infrastructure for the Ümraniye–Kavacık–Beykoz line (aa.com.tr).

Character of the area

The Anatolian Side encompasses seven districts spanning the Asian shore of Istanbul. Maltepe sits on the Marmara coast (Wikipedia), while Üsküdar occupies the western section of the Kocaeli Peninsula (Wikipedia). Ataşehir, established in 2008 from neighbourhoods separated from Kadıköy, Maltepe, Ümraniye and Üsküdar (Wikipedia), lies inland without sea access (Wikipedia). Kartal, Ümraniye and Beykoz complete the region, with Beykoz positioned on the Kocaeli Peninsula's western edge (Wikipedia).

Land areas vary considerably across the districts. Beykoz covers 310.36 km², while Ümraniye spans 45.31 km², Kartal 38.54 km², Üsküdar 35.33 km², and Maltepe 52.97 km² (Wikipedia; İBB).

The region carries deep historical layers. Üsküdar's settlement traces to antiquity as Khrysopolis, and Beykoz was reached by Thracians in the 7th century BCE, later becoming a Roman province in 74 BCE (Wikipedia). Maltepe's history extends to the Byzantine period, with Bryas Palace documented there (Wikipedia), and the district served as a military quarters under Ottoman rule (Wikipedia). Ümraniye's earliest inhabitants were Phrygians (Wikipedia), and the area passed through Roman, Byzantine, Danishmend and Seljuk control before Orhan Gazi incorporated it into Ottoman lands (Wikipedia). Ataşehir's first settlement, Tekkebağ Village, dates to the 14th century, with Karaman Estate recorded in 1912 (Wikipedia).

Modern development patterns differ markedly. Western Ataşehir has emerged as a construction-driven zone, hosting projects such as Varyap Meridian and Uphill Court (Wikipedia), and contains Metropol Istanbul, Europe's tallest building (Wikipedia). Beykoz retains historical landmarks including Anadolu Hisarı, Küçüksu Mansion and Yoros Castle (Wikipedia). Üsküdar preserves waterfront yalıs (mansions) and elevated vantage points at Büyük and Küçük Çamlıca (Wikipedia). Maltepe combines coastal character with urban development, while Kartal and Ümraniye represent mixed residential and commercial zones.

Getting around

The Anatolian Side areas are served by three operational metro lines as of October 2026 (Metro İstanbul).

The M4 line (Kadıköy–Sabiha Gökçen Havalimanı) spans 33.5 km with 23 stations (Metro İstanbul). Within our region, this line serves Acıbadem, Maltepe, and Kartal, with the line extending to Sabiha Gökçen Airport (Metro İstanbul). The M5 line (Üsküdar–Sultanbeyli) covers 30.9 km and 24 stations, passing through Üsküdar, Altunizade, and Ümraniye (Metro İstanbul). From Üsküdar station, passengers can transfer to Marmaray and maritime services (Metro İstanbul). The M8 line (Bostancı–Parseller) measures 14.27 km with 13 stations and a single-direction travel time of 26 minutes (Metro İstanbul). This line serves Bostancı, Kozyatağı, İçerenköy, Kayışdağı, and Dudullu (Metro İstanbul). At Bostancı, M8 connects to Marmaray and maritime transport; at Kozyatağı it links to M4; at Dudullu it connects to M5 (Metro İstanbul).

Ataşehir is positioned at the intersection of O-2 and O-4 highways (Wikipedia). The district is served by M4 stations in its southern areas and by the M8 line running through its eastern section (Wikipedia). Multiple İETT bus routes operate throughout Ataşehir (Wikipedia), and minibus services connect the district to Üsküdar, while dolmuş services run to Kadıköy, Taksim, and Bostancı (Wikipedia).

Beykoz is served by an extensive network of bus routes including lines 15, 15T, 15F, 14M, 121A, 136, 137, 138, 500T, 622, E-3, and others (Wikipedia). The 15 July Martyrs Bridge has its Anatolian-side approach within the district boundaries (Wikipedia).

Maltepe is connected by both rail and road transport (Wikipedia). The E-5 highway divides Maltepe into three sections and links it to Anatolia (Wikipedia). Bağdat Avenue forms a major road route between Bostancı and Pendik (Wikipedia).

Üsküdar offers ferry services from Harem Terminal to Sirkeci (Wikipedia) and from Üsküdar, Kuzguncuk, Beylerbeyi, Çengelköy, and Kandilli piers (Wikipedia). The Avrasya Tunnel provides road access between Koşuyolu and Kumkapı (Wikipedia).

Daily life: schools, healthcare, coast and shopping

Residents across the Anatolian Side neighbourhoods have access to several educational and healthcare institutions. Maltepe hosts Maltepe Üniversitesi, Yeditepe Üniversitesi, İstanbul Ticaret Üniversitesi's Maltepe campus, and units of Marmara Üniversitesi (maltepe.gov.tr). Üsküdar offers Üsküdar Üniversitesi (uskudar.edu.tr), Acıbadem Üniversitesi (acibadem.edu.tr), and Özel Acıbadem Okulları located in Acıbadem Mahallesi (acibadem.k12.tr). Ataşehir includes Yeditepe Üniversitesi's 26 Ağustos campus, Acıbadem Üniversitesi's Kerem Aydınlar campus, and Fenerbahçe Üniversitesi's Ataşehir campus (Wikipedia). Beykoz is home to Türk Alman Üniversitesi (Wikipedia).

Healthcare facilities include Maltepe Devlet Hastanesi (maltepedh.saglik.gov.tr), VM Medical Park Maltepe Hastanesi in Cevizli, and Acıbadem Altunizade Hastanesi in Üsküdar (acibadem.com.tr). Ümraniye Devlet Hastanesi serves the Ümraniye district (Wikipedia). Üsküdar also provides Dr. Siyami Ersek Göğüs Kalp Damar Cerrahi Hastanesi, Haydarpaşa Numune Eğitim ve Araştırma Hastanesi, and Zeynep Kamil Kadın ve Çocuk Hastalıkları Eğitim ve Araştırma Hastanesi (Wikipedia).

For recreation and shopping, Ataşehir features Bulvar 216, Palladium, Optimum, Brandium, Novada and City's Avm shopping centres, along with Bülent Ecevit Parkı, Deniz Gezmiş Parkı, Nazım Hikmet Parkı and Prof (Wikipedia). Dr. Necmettin Erbakan Parkı (Wikipedia). Maltepe offers Maltepe Bölge Parkı and Büyükbakkalköy Bölge Parkı (Wikipedia). Beykoz provides Beykoz Çayırı, Abraham Paşa Korusu and Mihrabad Korusu as recreational areas (Wikipedia). Üsküdar's Uncular Caddesi has been developed as Gastronomi Sokağı for dining and cultural activities (Wikipedia).

Price and rent range

According to Endeksa's September 2026 data, sale prices across the Anatolian Side show considerable variation by neighbourhood. Maltepe district averaged 93,091 TL/m², with the Çınar neighbourhood reaching 121,896 TL/m² and Cevizli 102,740 TL/m² (Endeksa). Ataşehir recorded 95,893 TL/m², while Ümraniye stood at 82,093 TL/m² (Endeksa). Beykoz, based on September 2026 Endeksa data, was priced at 140,673 TL/m² (Endeksa). For Kartal's Orhantepe neighbourhood (which encompasses Dragos), Endeksa reported 96,144 TL/m² (Endeksa). Üsküdar district averaged 119,671 TL/m² according to both Endeksa and Emlakjet in September 2026 (Endeksa; Emlakjet). Within Üsküdar, the Acıbadem neighbourhood on the Anatolian Side showed 173,658 TL/m², while Kadıköy's Acıbadem (European Side) was lower at 114,888 TL/m² (Endeksa).

Year-on-year price growth varied significantly. Maltepe's district-level increase was 25.99%, while Çınar and Cevizli neighbourhoods recorded stronger gains of 35.24% and 36.72% respectively (Endeksa). Ataşehir rose 36.43%, Ümraniye 35.15%, and Beykoz 23.25% (Endeksa). Kartal's Orhantepe saw 28.10% annual growth (Endeksa). Üsküdar district increased 40.89%, with Acıbadem on the Anatolian Side rising 30.07% and Kadıköy's Acıbadem 34.67% (Endeksa).

Rental data is available for most districts through Endeksa's September 2026 figures, though coverage varies by neighbourhood. Maltepe district showed a unit rent of 530 TL/m²/month with a gross yield of 6.84% and a 15-year amortisation period (Endeksa). Ümraniye recorded 466 TL/m²/month, 6.81% gross yield, and 15 years (Endeksa). Beykoz was lower at 434 TL/m²/month with a 3.70% yield and 27-year amortisation (Endeksa). Üsküdar's August 2026 data (the most recent available) showed 526 TL/m²/month, 5.44% yield, and 18 years (Endeksa). Within Üsküdar, Acıbadem on the Anatolian Side recorded 849 TL/m²/month, 5.87% yield, and 17 years in September 2026, while Kadıköy's Acıbadem was 640 TL/m²/month with 6.68% yield and 15 years (Endeksa). For Kartal's Orhantepe neighbourhood, the unit rent was 572 TL/m²/month in September 2026 (kartal24.com).

For ease of comparison, USD equivalents (calculation): we converted the TL values in the sources at the Central Bank of Türkiye's 27 October 2026 forex selling rate of 49.7892 TL per USD (TCMB); the TL value in the source is what counts, and the dollar figure moves with the exchange rate. In Endeksa's 2026-09 data the sale price per square metre is roughly: Maltepe $1,870/m²; Maltepe — Çınar $2,448/m²; Maltepe — Cevizli $2,063/m²; Kadıköy / Acıbadem $2,307/m²; Üsküdar / Acıbadem $3,488/m²; Ataşehir $1,926/m²; Beykoz $2,825/m²; Orhantepe, Dragos $1,931/m². Average monthly rent is roughly: Kadıköy / Acıbadem $1,362; Üsküdar / Acıbadem $2,046; Beykoz $1,082; Maltepe $959; Ümraniye $889.

Buyer and tenant profile

We examine buyer and tenant profiles across the Anatolian Side districts based on available market data as of 29 October 2026.

Regarding foreign buyers, Istanbul recorded 7,989 residential sales to foreign nationals in 2025, representing approximately 37.1% of Turkey's total foreign residential sales of 21,534 units (dunya.com). At the national level, foreign purchases in September 2026 reached 2,167 units, or 1.5% of total residential sales (dha.com.tr). Among foreign buyers in that month, the leading nationalities were Russian Federation (388 units), Iraq (166 units), and Germany (162 units) (dha.com.tr).

Rental yield data exists only for three of the seven areas. According to Endeksa's September 2026 data, Maltepe's district average unit rent stands at 530 TL/m²/month with a 15-year amortisation period (Endeksa). Üsküdar's August 2026 district average was 526 TL/m²/month, yielding a gross return of 5.44% and an 18-year amortisation; the neighbourhood of Acıbadem recorded 821 TL/m²/month with a 5.76% gross return and 17-year amortisation (Endeksa). Beykoz's September 2026 district average was 434 TL/m²/month with a 3.70% gross return and 27-year amortisation (Endeksa). Year-on-year rental growth in Üsküdar (August 2026) was 44.92% district-wide and 33.55% in Acıbadem; Beykoz saw 31.52% growth (karar.com; Wikipedia).

We do not estimate these profiles.

Recent developments and planned projects

According to Maltepe Municipality's updated planned projects page dated 12 October 2026, the district is developing the İnönü Avenue Light Rail System, Maltepe Bicycle Master Plan, and a 13.5-hectare Maltepe Urban Forest (maltepe.bel.tr). However, neighbourhood-specific implementation timelines and routing details for Çınar and Cevizli areas were not disclosed.

In Üsküdar, the Chamber of Architects' September 2026 report lists Acıbadem, Koşuyolu and Hasanpaşa neighbourhoods under a 1/1000-scale revision implementation plan (mimarist.org). Approval and implementation dates for this plan remain unconfirmed. A separate legal case concerning Şehrizar Mansions in Burhaniye was noted in the same report, though this does not confirm a new development or transformation timeline (mimarist.org).

Ümraniye is advancing transport infrastructure around Istanbul Financial Centre. According to the municipality's statement of 28 August 2026, viaducts and connecting roads are under construction; additional transit and secondary road projects are in evaluation phase (umraniye.bel.tr). Project names, budgets and completion schedules were not specified. The Financial Centre residential project itself comprises 2,550 units with commercial areas and a city park, though current delivery status was not available (Endeksa).

Beykoz has outlined a phased transport programme. The Ümraniye–Kavacık–Beykoz rail line is targeted to begin foundation work in 2027, with static and electrical design work commencing (aa.com.tr). At Kavacık Junction, a first phase involving road widening, secondary roads and new access points is planned for near-term launch; a second phase will address geometric improvements (aa.com.tr). Specific start and completion dates for these works were not provided.

Transformation activity in Beykoz shows an agreement rate of 65 percent in Çubuklu (aa.com.tr). District-wide, 92 percent of zoning plans have been finalised and transformation applications have reached 5,000 independent units (aa.com.tr). The reference period for these figures was not specified.

Avla listings in this region

We hold 7 listings in this region. Prices are the starting prices in the listing record and follow the developer's current list; we have prepared a separate project report for each listing.

Risks and honest caveats

We identify the following risks and caveats for investors and occupiers considering the Anatolian Side:

• Price and rental data reflect September 2026 figures from Endeksa and Emlakjet (Endeksa; Emlakjet; kartal24.com). Market conditions may have shifted since that period, and historical year-on-year growth rates do not guarantee future appreciation.

• Rental yield calculations (gross yield and amortisation periods) are based on September 2026 data for most districts, with Üsküdar's most recent figure from August 2026 (Endeksa). These yields reflect past rental income relative to purchase price and do not account for maintenance, tax, insurance, or vacancy costs.

• Foreign buyer data is available only at Istanbul and national level (dunya.com; dha.com.tr). District-level foreign-buyer shares for Maltepe, Üsküdar, Kartal, Ümraniye, Ataşehir, Beykoz, and Acıbadem are not available in verified sources, limiting analysis of demand composition in these specific areas.

• Planned infrastructure projects, including the İnönü Avenue Light Rail System in Maltepe (maltepe.bel.tr), the Acıbadem–Koşuyolu–Hasanpaşa revision plan in Üsküdar (mimarist.org), and the Ümraniye–Kavacık–Beykoz rail line (aa.com.tr), lack confirmed implementation timelines and completion dates. Delivery schedules should be verified separately with municipal authorities and project developers.

• The Istanbul Financial Centre in Ümraniye comprises 2,550 residential units, but current delivery status and occupancy rates were not disclosed (Endeksa). Project progress should be confirmed independently.

• Beykoz transformation activity shows 65 percent agreement in Çubuklu and 5,000 independent units in transformation applications district-wide, but the reference period for these figures was not specified, and approval-to-completion timelines remain unclear (aa.com.tr).

• All Turkish Lira figures depend on the USD/TL exchange rate at the time of transaction. Currency fluctuations may materially affect the cost of acquisition or the value of rental income when converted to foreign currency.

• Delivery dates, developer credentials, and project financing for all planned developments should be independently verified before committing capital.

• Seismic risk and building code compliance in earthquake-prone areas of Istanbul should be assessed separately through structural engineering review and municipal records.

Citizenship and residence framework

Citizenship and residence framework in the Anatolian Side region are governed by two separate official pathways.

For citizenship by investment, the Presidential Investment Office sets a minimum property acquisition threshold of $400,000 USD (Yatırım Ofisi). The property deed must carry a land-registry annotation stating that the property will not be sold for at least three years (Yatırım Ofisi). The Investment Office's guidance page was last updated on 27 October 2026 (Yatırım Ofisi).

For short-term residence permits, the Migration Administration requires that residential properties have a minimum value of $200,000 USD equivalent in Turkish lira, assessed as of the property acquisition date (Göç İdaresi). Short-term residence permits are issued for a maximum of two years per application (Göç İdaresi). The Migration Administration's residence permit types page was last updated on 3 October 2026 (Göç İdaresi), and the e-residence application form was last updated on 10 September 2026 (Göç İdaresi).

We note that valuation methodology, family scope for residence permits, and renewal procedures require written confirmation from the relevant authorities.

From our active portfolio in this region, the following listings carry starting prices at or above the citizenship threshold of $400,000 USD: A0003 ($1,250,000), A0041 ($705,000), A0042 ($480,000), and A0111 ($409,000).

Six of our residential listings meet or exceed the $200,000 USD minimum for short-term residence permits: A0003, A0041, A0042, A0062, A0063, and A0111.

We emphasize that these are starting prices in our listing records. Actual eligibility for either citizenship or residence status depends on the title-deed value of the specific unit selected and on the official authority's independent assessment at the time of application.

What we could not confirm in this report

• We could not verify the 2025 population figures or the current number of neighborhoods for Maltepe, Üsküdar, Kartal, Ümraniye, and Beykoz.
• Specific distance measurements from the requested neighborhoods to the nearest metro stations, metrobüs stops, or highway connection points could not be confirmed.
• Travel times and distances from the specified districts to Istanbul Airport and Sabiha Gökçen Airport are not available in our current data.
• We could not obtain verified neighborhood-level residential sales or rental price data for Kartal (Dragos), Ümraniye (Finans Şehir), Ataşehir, and Beykoz for the requested period.
• Comparative data regarding the price difference between new and second-hand housing for the specified districts could not be confirmed.
• Detailed information on local social infrastructure, such as specific schools, hospitals, and cultural facilities, remains unverified for several of the requested neighborhoods.
• We could not confirm the current status or implementation timelines for various urban development and coastal projects mentioned in local planning reports.
• District-specific data regarding the share of foreign property sales and the ratio of homeowners to tenants is not available for the requested areas.

Sources

• KARAR — 24 October 2026
• İstanbul'un ilçeleri - Vikipedi — 28 October 2026
• İstanbul Büyükşehir Belediyesi, Yetki Alanı — 3 October 2026
• M4 Kadıköy-Sabiha Gökçen Havalimanı Metro Hattı — 2 October 2026
• M8 Bostancı-Parseller Metro Hattı — 2 October 2026
• M5 Üsküdar-Sultanbeyli Metro Hattı — 3 October 2026
• Endeksa — İstanbul satılık konut ve ilçe fiyatları — 27 October 2026
• Endeksa — Maltepe satılık konut ve mahalle fiyatları — 10 October 2026
• Maltepe Belediyesi, Planlanan Projeler — 12 October 2026
• Mimarlar Odası İstanbul Büyükkent Şubesi, 48. Dönem Çalışma Raporu — 21 September 2026
• Ümraniye Belediyesi, Ümraniye Belediyesi ve Finans Devlerinden Dev Ulaşım Zirvesi — 28 August 2026
• Endeksa, Finans Şehir — 5 September 2026
• Anadolu Ajansı, Beykoz Belediye Başkan Vekili Özlem Vural Gürzel, AA’yı ziyaret etti — 27 August 2026
• DÜNYA, “2025'te konut satışlarında rekor kırıldı” — 20 January 2026
• İKAMET İZNİ KISA DÖNEM KAYIT FORMU — 10 September 2026
• İkamet İzni Çeşitleri — T.C. İçişleri Bakanlığı Göç İdaresi Başkanlığı — 3 October 2026
• Türkiye Cumhuriyet Merkez Bankası Döviz Kurları — 27 October 2026
• DHA, “TÜİK: Eylülde 142 bin 390 konut satışı gerçekleşti” — 27 October 2026
• Gayrimenkul ve Vatandaşlık Edinimi – Invest in Türkiye — 27 October 2026
• Endeksa — Türkiye İstanbul Kadıköy Kiralık Konut m² Birim Kiraları — 26 October 2026
• Endeksa, İstanbul Üsküdar Acıbadem kiralık konut m² birim kiraları — 22 October 2026
• Endeksa — İstanbul Kadıköy Acıbadem satılık konut endeksi — 10 October 2026
• Endeksa — İstanbul Üsküdar Acıbadem satılık konut endeksi — 10 October 2026
• Endeksa — Ataşehir satılık konut endeksi — 27 October 2026
• Endeksa, Türkiye İstanbul Beykoz Kiralık Konut m² Birim Kiraları — 22 October 2026
• Endeksa, İstanbul Beykoz Satılık Konut Ortalamaları — 10 October 2026
• Kartal'da ortalama ev kiraları 2026 — 14 October 2026
• Endeksa, İstanbul Kartal Satılık Konut m² Birim Fiyatları — 9 October 2026
• Endeksa, İstanbul Maltepe Kiralık Konut m² Birim Kiraları — 27 October 2026
• Endeksa, İstanbul Ümraniye Kiralık Konut m² Birim Kiraları — 12 October 2026
• Endeksa, İstanbul Ümraniye satılık konut endeksi — 10 October 2026
• Endeksa — İstanbul Üsküdar Kiralık Konut m² Birim Kiraları — 26 September 2026
• Endeksa — Üsküdar satılık konut m² birim fiyatları — 26 October 2026
• Emlakjet — İstanbul satılık konut emlak piyasası trendleri — 15 October 2026
• Maltepe Devlet Hastanesi — 15 October 2026
• Acıbadem Altunizade Hastanesi — 27 October 2026
• İlçemizin Eğitim ve Kültür Durumu — 6 January 2026
• Üsküdar Üniversitesi — no date shown on the page
• Hakkımızda – Özel Acıbadem Okulları — 12 October 2026
• İletişim ve Ulaşım – YKS Kayıt İşlemleri — 28 October 2026
• Vikipedi: Ataşehir — 29 October 2026
• Vikipedi: Beykoz — 29 October 2026
• Vikipedi: Maltepe, İstanbul — 29 October 2026
• Vikipedi: Ümraniye — 29 October 2026
• Vikipedi: Üsküdar — 29 October 2026

Listing data (code, name, area, starting price) come from the Avla Real Estate listing record (29 October 2026). Report date: 29 October 2026. Price and rent data belong to the sources and periods stated in each sentence; this report will be refreshed when market data is updated.

Let us go through the programme eligibility, transport and sourced rent range of a property you are considering in Anatolian Side together: realestate@avla.com.tr

Avla Real Estate Gayrimenkul A.Ş. — prepared for information only; it contains no investment advice and no promise of yield or appreciation.

AuthorM. Sami Akbeniz

A senior economist, graduate of Université Paris 1 Panthéon-Sorbonne, and a graduate of Istanbul University Business Administration with 33 years in business; founder of Avla Real Estate. He reads every selection and every agreement himself.

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