Areas with High Rental Income in Istanbul

Istanbul has always been an attractive market for real estate investors. Rapidly rising housing prices and rental rates in recent years have significantly altered investment return periods. So, which areas in Istanbul offer the highest rental yields? What are the average rent levels, and which districts offer the most affordable rents? Additionally, what are the average rental prices by district, and how long is the payback period for housing investments?
 

Let’s explore these questions using the most up-to-date data.
 

Which Districts in Istanbul Have the Highest Rents?

The areas with the highest rents in Istanbul are generally centrally located, densely populated, and home to luxury housing projects. Below are several districts with the highest average monthly rents as of 2025:

• Sarıyer – The highest average rent in Istanbul, approximately 64,000 TL. The district is highly sought after for its waterfront residences with Bosphorus views and upscale housing complexes.
   

• Beşiktaş – Following closely with an average rent of around 59,000 TL. Its central location and proximity to business and entertainment hubs contribute to its high rental prices.
   

• Kadıköy – The most expensive district on the Anatolian side, with average rents near 53,000 TL. Popular neighborhoods like Bağdat Avenue and Moda boost its appeal.
   

• Bakırköy – Average monthly rent is approximately 43,500 TL. Coastal access and a central location drive prices up.
   

• The Princes' Islands – Though more isolated, they have an average rent of 36,000 TL due to limited housing supply and tranquil lifestyle.
   

These districts command high rents due to their centrality, excellent transport links, Bosphorus views, historical charm, and abundance of premium housing options. High demand allows property owners to achieve elevated rental income.
 

What Is the Average Rent in Istanbul?

Rental prices across Istanbul have recently reached record levels. By the end of 2024, the average monthly rent had risen to around 25,000 TL, increasing further to approximately 27,000 TL by February 2025. The average rent per square meter is currently around 270 TL.
 

It’s important to note that this average does not apply evenly across the entire city. While central and prestigious districts may have rents as high as 50,000–60,000 TL, more peripheral areas may see rents closer to 15,000–20,000 TL.
 

By 2025, the citywide average rent per district is estimated at 30,000 TL, with only a few districts exceeding 60,000 TL.
 

Which Districts Have the Cheapest Rents in Istanbul?

The most affordable rental areas are typically located on the outskirts of the city, where new housing developments have expanded supply. According to 2025 data:

• Esenyurt – ~16,700 TL

• Arnavutköy – ~16,950 TL

• Esenler – ~17,400 TL

• Sultangazi – ~18,200 TL

These districts remain relatively affordable due to their distance from the city center, although new infrastructure projects have started to boost their appeal. For instance:

• Esenyurt is favored for its budget-friendly housing and high population density.

• Arnavutköy is experiencing growth due to the new Istanbul Airport and Kanal Istanbul project.

• Esenler and Sultangazi are undergoing urban renewal, but still offer rents below the city average.

Average Rental Rates and Return Periods by District

The table below presents the average rental price and amortization period (payback time in years) for each Istanbul district in 2025. The amortization period refers to how many years it would take for the rental income to cover the property’s purchase price. Shorter periods indicate more favorable investment conditions.
 

Source: Endeksa Data (March 2025); Metin Mercan, Ekonomim (April 2025)

Conclusion

According to the data, the average rental payback period across Istanbul is approximately 14 years. Districts with the fastest returns include:

• Esenyurt (~11 years)

• Fatih, Güngören, Gaziosmanpaşa (~13 years)

On the other hand, areas such as Beykoz (~30 years), Beşiktaş, and Kadıköy (~22 years) have much longer return periods due to higher housing prices.
 

If you're looking for high rental yield, it's wise to consider districts with shorter amortization periods and development potential. While luxury districts like Sarıyer, Beşiktaş, and Kadıköy offer high absolute rental income, their longer return timelines make them more suitable for long-term investors who also anticipate capital appreciation.
 

In any case, assessing rental income potential, property value trends, and infrastructure development in target districts is crucial for making informed real estate investment decisions in Istanbul.