Bahçeşehir and Kemerburgaz District Report — Transport, Lifestyle and Price Range

European Side: Bahçeşehir and Kemerburgaz: Overview of Bahçeşehir, Kemerburgaz, and Göktürk Real Estate Markets

This report provides an analysis of the real estate landscape in Bahçeşehir, Kemerburgaz, and Göktürk, located on the European side of Istanbul. These areas span two distinct administrative districts: Başakşehir, which had a population of 536,797 as of 31 December 2025, and Eyüpsultan, which recorded a population of 425,216 during the same period (basaksehir.bel.tr; TÜİK; nufusu.com). We examine these neighbourhoods to understand their unique settlement patterns, ranging from the modern, administratively younger district of Başakşehir to the historically layered communities of Kemerburgaz and Göktürk, which are rooted in Ottoman infrastructure and twentieth-century migration (Wikipedia).

Our coverage includes transport connectivity, local amenities, and available market data for these regions as of 29 October 2026. We detail the current infrastructure, including the M3 and M11 metro lines and various bus routes, alongside educational and healthcare facilities serving the local populations (Metro İstanbul; basaksehir.bel.tr). The report also synthesizes available pricing and rental trends to provide a clear view of the current market environment. Every figure is sourced; there is no number in this text whose source we cannot show.

At a glance

• Location: The region encompasses Bahçeşehir within the Başakşehir district and the Kemerburgaz and Göktürk neighbourhoods within the Eyüpsultan district (basaksehir.bel.tr; webdosya.csb.gov.tr; nufusu.com).
• Population/scale: Başakşehir district has a population of 536,797, while Eyüpsultan district has a population of 425,216 and covers 242 km² (basaksehir.bel.tr; TÜİK; webdosya.csb.gov.tr).
• Transport: Bahçeşehir is served by the Marmaray B2 line and the TEM motorway, while Kemerburgaz and Göktürk are connected via various bus routes and the M11 metro line (Metro İstanbul; Wikipedia).
• Sale-price range: According to Endeksa's August 2026 data, Bahçeşehir 2. Kısım recorded 62,924 TL/m²; Göktürk prices were reported at 157,677 TL/m² by Endeksa (August 2026) and 162,032 TL/m² by Emlakjet (October 2026) (Endeksa; Emlakjet).
• Rent range: According to Endeksa's September 2026 data, average monthly rents are 76,231 TL in Bahçeşehir 1 (Endeksa). Kısım, 49,916 TL in Bahçeşehir 2 (Endeksa). Kısım, and 116,494 TL in Göktürk Merkez (gokturkdergisi.com).
• Buyers/tenants: Foreign buyers purchased homes in Başakşehir during the first half of 2025, though specific transaction counts were not disclosed (ekonomim.com).
• Our portfolio: We hold 4 active listings in this region, with starting prices ranging from $470,000 to $600,000.
• Notable development: A residential project in Göktürk launched by Ege Yapı on 9 February 2026 comprises 225 units with a targeted delivery in 2027 (ozakgyo.com; emlaknews.com.tr).

Character of the area

Bahçeşehir and Kemerburgaz lie on Istanbul's European side, spanning parts of two districts. Bahçeşehir falls within Başakşehir district, which had a population of 536,797 as of 31 December 2025 (basaksehir.bel.tr; TÜİK). Kemerburgaz and Göktürk are located in Eyüpsultan district, which recorded a population of 425,216 in the same period (nufusu.com). Eyüpsultan covers 242 km² and comprises 28 neighbourhoods (webdosya.csb.gov.tr).

Başakşehir district itself was established in 2008 (Wikipedia), formed from the merger of municipalities and areas separated from Küçükçekmece, Esenler and Büyükçekmece (Wikipedia). The region carries Ottoman heritage; it was historically known as Azatlık following the establishment of a gunpowder mill in that era (Wikipedia). Notable historical sites include the Resneli estate, Yarımburgaz Cave and Şamlar dam (Wikipedia). The district has become one of Turkey's preferred destinations for foreign nationals (Wikipedia).

Kemerburgaz occupies a distinct historical position. Located between the Belgrade Forest and the Kurt Kemer and Uzun Kemer aqueducts, it was known as Pyrgos in the Byzantine period (Wikipedia). Following Istanbul's conquest, it took the Turkish name Burgaz, later becoming Kemerburgaz after Mimar Sinan's restoration and construction of water conduits in the area (Wikipedia). The settlement received successive waves of population: Turkish refugees from the 1877–78 Ottoman-Russian War, and after the 1923 population exchange, Turks from Salonika who established a community there (Wikipedia).

Göktürk and Kemerburgaz neighbourhoods sit within Eyüpsultan's planning framework (webdosya.csb.gov.tr), a district with deep Islamic and Ottoman significance, home to the Eyüp Sultan Mosque and other heritage structures (Wikipedia). The two areas thus represent different settlement patterns: Bahçeşehir as part of a modern, administratively younger district with significant foreign resident populations, and Kemerburgaz–Göktürk as historically layered communities with roots in Ottoman infrastructure and twentieth-century migration patterns.

Getting around

We look at transport connectivity for Bahçeşehir, Kemerburgaz and Göktürk based on available verified sources as of 29 October 2026.

Public Transit

Kemerburgaz and Göktürk are served by several bus routes. These include lines 48, 48C, 48D, 48G, 48K, 48KA, 48L, 48P, 48U, 50G and TM4, along with minibus services connecting to neighbouring areas (Wikipedia). The M3 metro line (Bakırköy–Kayaşehir) operates 26.7 km with 20 stations and runs 06.00–00.00 daily; it connects to M1B at Kirazlı-Bağcılar, M7 at Mahmutbey, M9 at İkitelli Sanayi, and M11 at Kayaşehir Merkez (Metro İstanbul). The M11 line (Gayrettepe–İstanbul Havalimanı–Halkalı) provides a connection through Gayrettepe and Kağıthane (Metro İstanbul). Bahçeşehir is served by Marmaray's B2 line, which stops at Bahçeşehir and Ispartakule stations (Wikipedia).

Airport Access

From Bahçeşehir, HAVAİST operates the İST-2 shuttle service to İstanbul Havalimanı, covering 61 km with an average journey time of 110 minutes (turkishairlines.com). From Göktürk, HAVAİST provides service via a 48 km route with an average 90 minutes travel time (turkishairlines.com). The airport metro serves Göktürk and Kemerburgaz according to airport authority information, though specific journey times from these areas are not detailed in available sources (dhmi.gov.tr).

Road Access

The TEM motorway provides access to the district (Wikipedia).

Daily life: schools, healthcare, coast and shopping

The region encompasses Bahçeşehir, Kemerburgaz, and Göktürk, serving populations of 536,797 in Başakşehir district and 425,216 in Eyüpsultan district, which spans 242 km² across 28 neighbourhoods (basaksehir.bel.tr; TÜİK; webdosya.csb.gov.tr).

Education is supported by a range of public and private institutions. In Bahçeşehir, state schools include Bahçeşehir Atatürk Anadolu Lisesi, Bahçeşehir Boğazköy Ortaokulu, and Bahçeşehir Borsa İstanbul Mesleki ve Teknik Anadolu Lisesi (basaksehir.bel.tr; basaksehir.meb.gov.tr). Private options include Özel Gelişim Odaklı Yeni Serüven Anaokulu and Özel Gölet Küçük Adımlar Anaokulu (ookgm.meb.gov.tr). In Kemerburgaz and Göktürk, private schools such as Özel Eyüboğlu Kemerburgaz Ortaokulu, Özel Göktürk Bahçeşehir Koleji Ortaokulu, Özel Kemerburgaz Bilim Ortaokulu, and Özel Kemerburgaz Okyanus Ortaokulu serve the area (ookgm.meb.gov.tr). University campuses in these three neighbourhoods are not documented in available sources (bau.edu.tr).

Healthcare is provided through public facilities. Başakşehir Devlet Hastanesi serves the western area, with Bahçeşehir Semt Polikliniği and Güvercintepe Hatice-Haydar Aslan Semt Polikliniği offering outpatient care (basaksehirdh.saglik.gov.tr). Başakşehir Çam ve Sakura Şehir Hastanesi and Başakşehir Sağlıklı Hayat Merkezi and Kayaşehir Sağlıklı Hayat Merkezi provide additional services (istanbulism.saglik.gov.tr; hsgm.saglik.gov.tr). Eyüpsultan Devlet Hastanesi, with Kemerburgaz Semt Polikliniği and Alibeyköy Semt Polikliniği, covers the eastern neighbourhoods (eyupdh.saglik.gov.tr).

Parks and outdoor spaces include Bahçeşehir Gölet Park, featuring 4,200 m of EPDM walking paths, 2,500 m of natural tartan paths, and 1,950 m of cycling routes (basaksehir.bel.tr). Hayatpark in Bahçeşehir Hoşdere offers a biological pond and recreational trails (basaksehir.bel.tr). Kelebekler Vadisi Parkı is located in Bahçeşehir 2. Kısım (basaksehir.bel.tr). The region has no coastal access or marina facilities.

Shopping and dining options in Bahçeşehir include venues near Bahçeşehir Gölet (tremglobal.com). Arcadium Çarşı serves Göktürk. Cultural venues include Bahçeşehir Kültür Sanat Merkezi and Başakşehir Emin Saraç Kültür Merkezi (tremglobal.com). Specific dining and cultural establishments in Kemerburgaz and Göktürk are not documented in current sources.

Price and rent range

We have limited current pricing data for the three areas. For Bahçeşehir, according to Endeksa's August 2026 data, Bahçeşehir 2. Kısım recorded an average sale price of 62,924 TL/m² with a year-on-year increase of 20.13% (Endeksa). No current September or October 2026 sale-price data by neighbourhood is available for Bahçeşehir 1. Kısım, Kemerburgaz, or Göktürk from any tracked source (Endeksa; Hepsiemlak; Reidin).

For Göktürk, we have two sources at different dates: Endeksa reported 157,677 TL/m² in August 2026 with a 18.98% year-on-year change, while Emlakjet showed 162,032 TL/m² as of October 2026 with a 20.1% year-on-year increase (Endeksa; Emlakjet). These figures reflect the same neighbourhood but differ in timing and provider. Kemerburgaz has no verified sale-price data for the requested period (Endeksa; Hepsiemlak; Reidin).

Rental data is more complete for two areas. According to Endeksa's September 2026 data, Bahçeşehir comprises two distinct sub-areas with different rental profiles:

Bahçeşehir's two sections show notably different rental economics: the first section commands higher absolute rents but lower unit yields, while the second section offers higher gross returns and faster payback (Endeksa). Kemerburgaz has no rental data for September or October 2026 (Endeksa).

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 2026-08 data the sale price per square metre is roughly: Bahçeşehir 2. Kısım $1,264/m²; Göktürk Merkez $3,167/m². Average monthly rent is roughly: Bahçeşehir 1. Kısım $1,531; Bahçeşehir 2. Kısım $1,003; Başakşehir $1,180; Göktürk Merkez $2,340.

Buyer and tenant profile

We have limited verified data on buyer and tenant profiles for Bahçeşehir, Kemerburgaz and Göktürk as of October 2026.

Regarding foreign buyers, Istanbul accounted for approximately 37% of Turkey's foreign residential sales in 2025, with 7,989 units sold to non-citizens (haberler.com; turkgun.com). Başakşehir was mentioned among districts where foreign buyers purchased homes in the first half of 2025, though specific transaction counts and the district's share of Istanbul's total were not disclosed (ekonomim.com). At the national level, foreign purchases represented 1.5% of all residential sales in September 2026, totalling 2,167 units (dha.com.tr). Among foreign buyers in that month, the leading nationalities were Russian Federation (388 sales), Iraq (166) and Germany (162) (dha.com.tr).

Similarly, owner-occupancy versus rental ratios for Başakşehir and Eyüpsultan districts were not available (TÜİK).

Rental yields vary across the region according to Endeksa's September 2026 data. Bahçeşehir 1st Section showed a gross yield of 6.02% with a 17-year amortisation period and annual rent growth of 27.82% (Endeksa). Bahçeşehir 2nd Section recorded a gross yield of 7.18%, 14-year amortisation and 30.60% annual rent growth (Endeksa). For Göktürk, available data indicated 7.04% gross yield and 14-year amortisation, though the source documentation showed conflicting references and cannot be confirmed as reliable neighbourhood data (Endeksa).

Recent developments and planned projects

We review recent developments and planned projects across Bahçeşehir, Kemerburgaz, and Göktürk based on available verified sources as of 29 October 2026.

In Bahçeşehir, the municipal administration lists completed projects including renewal work on Sular Vadisi, Bahçeşehir Defne Park, and the Bahçeşehir–Şahintepe Road (basaksehir.bel.tr). Individual completion dates and scope details for these projects are not specified in the available sources.

Kemerburgaz has seen zoning activity. The Ministry of Environment, Urbanization and Climate Change's 2026 plan report addresses a change to the 1/100,000 scale environmental plan covering approximately 12.6 hectares in the Eyüpsultan Mimar Sinan neighbourhood, including parcels 1057, 2865, and 3329 and adjacent state land (webdosya.csb.gov.tr). In the Mithatpaşa neighbourhood, a 1/1000 scale plan change approved on 28 May 2025 covers parcels 2 and 3 of block 1178, designating residential, commercial-residential, administrative service, park, and road uses (halkgyo.com.tr).

Residential projects in Göktürk show activity. Ege Yapı launched a project on 9 February 2026 comprising 225 units and 33,309 m² of construction area, with a targeted delivery date of 2027 (ozakgyo.com; emlaknews.com.tr). Özak Duyu's Göktürk project has completed construction; deliveries and occupancy began as of October 2026 (ozakgyo.com).

We found no verified information in available sources for the 2025–2026 period regarding new metro lines or approved transport extensions serving these areas, earthquake resilience or urban renewal programmes specific to these neighbourhoods, or current construction and delivery status for the developer’s Kemerburgaz project.

Avla listings in this region

We hold 4 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

• Price data for Bahçeşehir 2. Kısım is current only to August 2026; no verified sale-price figures exist for Bahçeşehir 1 (Endeksa). Kısım, Kemerburgaz, or Göktürk beyond October 2026 (Endeksa; Hepsiemlak; Reidin). Göktürk shows conflicting figures from two providers in the same period: Endeksa reported 157,677 TL/m² in August 2026, while Emlakjet recorded 162,032 TL/m² in October 2026; these differences reflect timing and methodology variation between sources (Endeksa; Emlakjet).

• Rental data for Bahçeşehir derives from Endeksa's September 2026 survey (Endeksa); Göktürk rental information is available for September 2026 (gokturkdergisi.com), but Kemerburgaz has no rental data for the requested period (Endeksa). Gross yield and payback figures for Göktürk Merkez are not documented (gokturkdergisi.com).

• Seismic risk assessment, earthquake resilience programmes, and urban renewal initiatives specific to Bahçeşehir, Kemerburgaz, or Göktürk are not detailed in available sources. Buyers and investors should verify structural standards and any regeneration plans independently with municipal authorities and developers.

• Residential project delivery dates require separate verification with developers. Ege Yapı's Göktürk project targets 2027 delivery (emlaknews.com.tr); Özak Duyu's Göktürk project began occupancy in October 2026 (ozakgyo.com). Actual completion and handover timelines may differ from stated targets.

• No verified information is available regarding the current construction and delivery status of the developer’s Kemerburgaz project, or any approved metro extensions or new transport lines serving these neighbourhoods in the 2025–2026 period (webdosya.csb.gov.tr).

• Foreign buyer activity in Başakşehir was noted in the first half of 2025 (ekonomim.com), but specific transaction volumes and the district's share of Istanbul's foreign sales were not disclosed. National foreign purchase data (1.5% of all sales in September 2026) does not indicate concentration in these neighbourhoods (dha.com.tr).

• Turkish Lira equivalents of any USD-denominated property prices or rents depend on the prevailing exchange rate at the time of transaction; historical TL/USD figures do not predict future rates.

• Rental yields and payback periods presented are based on historical data and do not constitute forecasts of future returns. Year-on-year rent growth figures (Endeksa) reflect past performance and carry no guarantee of continuation.

• All developer names, project details, and delivery dates cited should be verified independently with the relevant companies and municipal planning departments before investment or purchase decisions.

Citizenship and residence framework

We review the citizenship and residence frameworks applicable to property acquisition in this region based on official sources current as of our report date.

Citizenship by Investment

For Turkish citizenship through property investment, the minimum purchase price is $400,000 USD (Yatırım Ofisi). The property deed must carry an annotation stating that the property will not be sold for at least three years (Yatırım Ofisi). These requirements are set out on the Presidency Investment Office's official guidance page, last updated 27 October 2026 (Yatırım Ofisi).

Short-Term Residence Permit

For a short-term residence permit, the minimum property value is the Turkish lira equivalent of $200,000 USD, assessed at the date of acquisition (Göç İdaresi). The permit is issued for a maximum of two years per application (Göç İdaresi). These conditions are specified in the Immigration Administration's e-Residence application form, last updated 10 September 2026 (Göç İdaresi), and in their residence permit types guidance, last updated 3 October 2026 (Göç İdaresi).

We note that the valuation methodology for citizenship eligibility and the scope of family members covered under either framework require written confirmation from the relevant authorities.

Our Listings Above the Thresholds

From our active portfolio in this region, the following listings carry a starting price at or above the citizenship threshold of $400,000 USD:

All three listings are also residential properties above the $200,000 USD minimum for the short-term residence permit.

We emphasize that these are starting prices only. Eligibility for citizenship or residence permits depends on the title-deed valuation of the specific unit chosen and on the official authority's assessment at the time of application.

What we could not confirm in this report

• Current residential sales and rental price data for Bahçeşehir, Kemerburgaz, and Göktürk for September and October 2026 could not be verified.
• Official distance and travel time metrics from these neighborhoods to major transport hubs, airports, and highways are not available.
• Specific metro station locations and official IETT bus line information for Bahçeşehir and Göktürk/Kemerburgaz could not be confirmed.
• Verified data regarding the number of foreign property sales, tenant profiles, and owner-occupancy ratios at the district or neighborhood level is unavailable.
• Official confirmation of current operational status for local shopping centers and cultural facilities could not be obtained.
• Detailed character definitions and demographic density figures for the specified neighborhoods are not available from official sources.
• Information regarding university campuses located within the boundaries of Bahçeşehir, Göktürk, or Kemerburgaz could not be verified.
• Official construction timelines or project completion dates for specific residential developments in Kemerburgaz are not available.
• Verified data on earthquake strengthening programs or new urban transformation projects specific to these regions for the 2025–2026 period could not be found.

Sources

• Başakşehir Belediyesi, Nüfus Yapısı — 29 October 2026
• TÜİK, ADNKS 2025 kalite raporu (Excel) — 11 October 2026
• Çevre, Şehircilik ve İklim Değişikliği Bakanlığı, Eyüpsultan Kemerburgaz rezerv yapı alanına ilişkin planlama belgesi (PDF) — 21 March 2026
• Nüfusu.com, İstanbul ilçeleri nüfusu — 27 October 2026
• Yenikapı-Seyrantepe-Hacıosman Metro Hattı — 3 October 2026
• Endeksa, İstanbul Başakşehir Bahçeşehir 2. Kısım satılık konut analizi — 21 September 2026
• Endeksa — İstanbul Başakşehir kiralık konut m² birim kiraları — 20 October 2026
• Endeksa — İstanbul Çankaya kiralık konut m² birim kiraları — 27 October 2026
• Bahçeşehir Üniversitesi, İletişim ve Ulaşım — 20 October 2026
• Başakşehir Devlet Hastanesi, İletişim ve Ulaşım — 28 October 2026
• Eyüpsultan Devlet Hastanesi, Hastanemiz — 22 October 2026
• Trem Global, Bahçeşehir Bölge Rehberi — 29 October 2026
• Başakşehir Belediyesi — Tamamlanan Projeler — 29 October 2026
• Halk Gayrimenkul Yatırım Ortaklığı — Kemerburgaz değerleme raporu (13.04.2026) — 13 April 2026
• Çevre, Şehircilik ve İklim Değişikliği Bakanlığı — 1/100.000 ölçekli çevre düzeni planı değişikliği plan raporu — no date shown on the page
• Özak GYO — Özak Duyu Göktürk — 27 October 2026
• Emlaknews — Ege Yapı Göktürk, yüzde 35 peşinat kampanyasıyla satışta — 9 February 2026
• TÜİK: 2025'te 1,6 milyon konut satıldı — 20 January 2026
• İstanbul'da yabancıların gözdesi: Esenyurt konut pazarında lider konumda — 19 August 2025
• TÜİK Açıkladı: Yabancıya konut satışında son 9 yılın en düşük seviyesi! — 22 January 2026
• Adrese Dayalı Nüfus Kayıt Sistemi (ADNKS) — no date shown on the page
• 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 Kiralık Konut m² Birim Kiraları — 26 October 2026
• Endeksa, Başakşehir kiralık konut analiz sayfası — 20 October 2026
• Göktürk Dergisi, Endeksa verilerini aktaran sayfa — 28 October 2026
• Endeksa, İstanbul Eyüpsultan Göktürk Merkez Satılık Konut — 15 September 2026
• Emlakjet, İstanbul Göktürk Semti Satılık Ev Fiyatları ve İlanları — 16 October 2026
• Endeksa Kemerburgaz yazısı — 29 October 2026
• Hepsiemlak Eyüpsultan konut projeleri — 26 May 2025
• REIDIN Emlak Endeks 2026 Ocak ayı sonuçları — no date shown on the page
• Türk Hava Yolları, İstanbul Havalimanı - HAVAİST Hat-Sefer-Tarife Bilgileri — 28 October 2026
• Ulaşım - DHMİ — no date shown on the page
• M3 Bakırköy-Kayaşehir Metro Hattı — 2 October 2026
• M7 Yıldız-Mahmutbey Metro Hattı — 3 October 2026
• İstanbul İl Sağlık Müdürlüğü, Başkanlık Bölgesinde Hizmet Veren Hastaneler — 26 October 2026
• Sağlık Bakanlığı Halk Sağlığı Genel Müdürlüğü, İstanbul — 16 May 2025
• Başakşehir Belediyesi — Devlet Okulları — 28 October 2026
• Başakşehir İlçe Millî Eğitim Müdürlüğü — Başakşehir Resmî Okul ve Kurum Web Adresleri — 8 September 2025
• MEB Özel Öğretim Kurumları Genel Müdürlüğü — İstanbul özel okullar, sayfa 4 — 16 October 2026
• MEB Özel Öğretim Kurumları Genel Müdürlüğü — İstanbul özel okullar, sayfa 7 — 29 October 2026
• Bahçeşehir Gölet – Başakşehir Belediyesi — no date shown on the page
• Bahçeşehir’e İkinci Gölet: Hayatpark – Başakşehir Belediyesi — no date shown on the page
• Park ve Bahçeler – Başakşehir Belediyesi — no date shown on the page
• Vikipedi: Başakşehir — 29 October 2026
• Vikipedi: Eyüpsultan — 29 October 2026
• Vikipedi: Kemerburgaz — 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 European Side: Bahçeşehir and Kemerburgaz 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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