Discover Kayaşehir in Istanbul: A Guide to Living and Investment

In the heart of European Istanbul, the Kayaşehir area (Kayaşehir) shines as one of the fastest-growing and most attractive districts—especially for Arab investors and families. Thanks to its modern infrastructure and well-planned urban design, Kayaşehir, which belongs to the Başakşehir Municipality, has transformed from a quiet suburb into a vibrant residential and investment hub that promises many opportunities.

This comprehensive guide from Skyline Real Estate offers you an in-depth analytical view for 2025 to help you make a sound decision—whether your goal is profitable real estate investment or finding an ideal environment for family life.

Why are Arab investors and families turning to Kayaşehir?

Kayaşehir’s rise did not happen by chance; it is the result of several strategic factors that have made it a focal point for those seeking apartments for sale in Kayaşehir. The area’s appeal can be summed up in four main points:

1. The organized, modern face of Istanbul: Kayaşehir represents a model of successful urban planning with its wide streets, integrated residential compounds, and vast green spaces that provide a high quality of life.
2. Home to mega-projects: The district enjoys a strategic location near projects that are reshaping Türkiye—most notably Istanbul Airport—and it lies close to the anticipated route of the new Canal Istanbul project, which adds increasing investment value to its properties.
3. Massive public investment: The Turkish government, through the Housing Development Administration (TOKİ), has paid great attention to the area and injected substantial investment into its infrastructure—from world-class hospitals such as Başakşehir Çam ve Sakura City Hospital to modern transport and metro networks. :contentReference[oaicite:0]{index=0}
4. An ideal family environment: The district has a high concentration of new residential compounds designed specifically for families, with all facilities on hand—security, pools, sports clubs, and children’s playgrounds.

Pros and cons of living in Kayaşehir

Every district has its bright sides and its own challenges. To ground your decision, here is a balanced analysis of the pros and cons of living in Kayaşehir as of October 2025.

Advantages of living in Kayaşehir:

• Modern infrastructure: Well-organized streets and comprehensive services.
• Spacious, new apartments: Compounds offer a wide range of layouts with contemporary designs.
• Green spaces and parks: Chief among them is the vast Başakşehir Botanical Park.
• Safe, family-friendly environment: Considered one of the safer areas of Istanbul.
• Growing Arab community: A comfortable social environment for Arab families.

Disadvantages of living in Kayaşehir:

• Distance from the historic center: Getting to areas like Fatih and Taksim can take time.
• Potential traffic congestion: Especially at peak hours on main roads like the E80.
• Ongoing construction: Some neighborhoods are still under development, which may cause some inconvenience.
• Limited nightlife: Fewer late-night and entertainment options than the city center.
• Monthly service fees (aidat): Can be higher in some upscale compounds.

Property price analysis in Kayaşehir: what to expect in 2026?

Understanding the dynamics of apartment prices in Kayaşehir is key to successful investing. Based on market data up to Q4 2025, the district offers excellent value for money compared with more central areas.

• Average price per square meter: For new units in integrated compounds, the average ranges between USD 2,500 and 4,500 per m², while prices are lower for older properties or those farther from key hubs (source: Skyline Real Estate analyses).
• Rental returns (ROI): The area offers annual rental yields of approximately 4%–7%, a very solid return in Istanbul. Smaller layouts (1+1 and 2+1) see the strongest rental demand.
• Drivers of future price growth: Prices in 2026 are expected to keep rising, driven mainly by the completion of new metro lines that will further connect the area—such as the M3 line to Kayaşehir Merkez—and by progress on the Canal Istanbul project. :contentReference[oaicite:1]{index=1}

Key landmarks and everyday amenities in Kayaşehir

Kayaşehir stands out for the abundance of facilities that meet residents’ daily and leisure needs.

• Healthcare: The area is home to Başakşehir Çam ve Sakura City Hospital—one of Europe’s largest medical complexes, with specialized hospitals across all major disciplines. :contentReference[oaicite:2]{index=2}
• Education: Kayaşehir hosts a number of strong international and Arab schools offering American, British, and Arabic curricula. In addition, Turkish public schools (including İmam Hatip and regular schools) provide high-quality education in Turkish. The district also includes Ibn Haldun University, a reputable research university located in Başakşehir that offers an excellent academic environment for Arab and international students. :contentReference[oaicite:3]{index=3}
• Shopping and entertainment: Kayaşehir Square (Kent Meydanı) is the district’s lively core, with dozens of shops, restaurants, and cafés. Mall of Istanbul—one of Türkiye’s largest shopping centers—is just a short drive away. :contentReference[oaicite:4]{index=4}
• Green spaces: The Başakşehir Botanical Park offers a superb natural escape with vast areas and paths for walking and cycling. The district also features many large neighborhood parks. Work is underway on the Kayaşehir National Garden (Kayaşehir Millet Bahçesi), planned as a landmark urban park.
• Transport: The area is well served by bus lines and the M3 metro (Bakırköy–Kayaşehir Merkez). Future metro expansions are expected to make travel to the city center even easier, according to Istanbul Metropolitan Municipality plans. :contentReference[oaicite:5]{index=5}

How to choose the best real estate project in Kayaşehir

With so many compounds to choose from, it’s normal to feel overwhelmed. Use the following checklist to evaluate any project and make the right decision:

• Reputation of the construction company: Does the developer have a strong track record of on-time delivery and quality?
• Title deed (Tapu): Is the Tapu ready for immediate transfer, or is the project still under construction? This affects eligibility for Turkish citizenship.
• Social and service facilities: Check the quality of amenities (pool, gym, security, parking).
• Monthly service fees: Ask about monthly maintenance (aidat) and make sure they align with the services provided.
• Proximity to transport: How far is the nearest metro or bus stop? This is crucial for the property’s future value.
• Finishes and material quality: Visit a show apartment and inspect the quality of fittings and materials.

If you ever face a delay from the developer, it’s important to know your rights: Your complete guide to your rights if your property handover is delayed in Türkiye.

Top compounds and residential projects in Kayaşehir

The district includes a number of standout developments that suit different tastes and budgets. Here’s a brief look at some of the best known:

Ebruli Project (Ebruli) in Kayaşehir

This project is known for its distinct family concept and its proximity to the Başakşehir Botanical Park, offering wonderful green views. It is noted for practical layouts that suit the needs of larger households.

Bulvar Istanbul Project (Bulvar İstanbul)

Distinguished by its central location near Kayaşehir Square, making it the beating heart of the area. The project combines residential units with retail, offering residents a fully integrated lifestyle.

Evvel Istanbul Project (Evvel İstanbul)

This project focuses on providing a calm, nature-connected environment with expansive green areas within the compound—an ideal choice for those seeking tranquility away from the city buzz.

Mavera Residence Project

Considered one of the district’s luxury developments, it features high-quality construction and premium finishes, offering a distinctive lifestyle with comprehensive social and recreational facilities.

Frequently asked questions about Kayaşehir

How far is Kayaşehir from Fatih?

Kayaşehir is about 22 kilometers from Fatih and can be reached by car in roughly 30–45 minutes, depending on traffic.

Is Kayaşehir suitable for investment?

Yes. It is among Istanbul’s most promising areas for real estate investment in 2026 and beyond, thanks to its proximity to mega-projects, evolving infrastructure, and competitive property prices.

What is the best way to reach central Istanbul from Kayaşehir?

Currently, buses and private cars are the most common options, and the metro is the fastest and most efficient choice on active segments of the network. :contentReference[oaicite:6]{index=6}

Are there Arab restaurants and markets in the area?

Yes. Thanks to the sizeable Arab community, Kayaşehir has many restaurants, shops, and markets that cater to Arab tastes and needs.

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• Turkish citizenship via real estate | Your 2025 guide
• Companies exempt from property valuation in Türkiye | 2025 Guide