Kartal, Istanbul: Property Prices, Metro and New Projects
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Get to know Kartal, Istanbul: buying and rental prices by neighborhood (October 2026), the M4 metro and Marmaray, urban renewal and tips for buyers.
Kartal (Istanbul) is a coastal district on the Asian side that, in recent years, has turned from an old industrial area into a residential district with new projects. Kartal is on the M4 metro line, which runs from Kadıköy to Sabiha Gökçen Airport, it has a Marmaray station, ferries to the Princes' Islands leave from its pier, and one of Istanbul's largest public hospitals is located there. If you are looking for a home on the Asian side with rail access, proximity to the sea and a lower price than Kadıköy, Kartal is worth a look. In this article we review Kartal's location, transport, neighborhoods, amenities and tips for buying property there.
Where is Kartal?
Kartal lies in the southeast of the Asian side of Istanbul, on the Sea of Marmara. It borders Maltepe to the west and Pendik to the east. The D-100 highway (the old E-5) runs through the middle of the district and divides it into two parts: the lower part, between the D-100 and the coast, and the upper part, which rises toward the hills and the Aydos Forest.
According to Turkey's population registration figures published by citypopulation.de, Kartal had a population of about 475,000 in 2023, making it a populous district but not as crowded as Esenyurt. The district has 20 neighborhoods, including Atalar, Cevizli, Yakacık, Soğanlık, Orhantepe, Kordonboyu and Yalı.
Transport and access
Rail transport is Kartal's most important advantage:
- M4 metro: This line is about 33.5 kilometers long and connects Kadıköy to Sabiha Gökçen Airport. The section to the airport opened in October 2022. Three stations, Hastane–Adliye, Soğanlık and Kartal, are within Kartal.
- Marmaray: The Marmaray suburban train, which links Gebze to Halkalı on the European side under the Bosphorus, has a station in Kartal. That means you can reach the European side without changing trains. Note that the metro station and the Marmaray station in Kartal are not the same.
- Sabiha Gökçen Airport: Directly reachable by the M4 metro, a real plus for frequent travelers.
- Sea: Ferries to the Princes' Islands (Adalar) and Yalova depart from the Kartal pier.
- Road: The D-100 and proximity to the Asian side's motorways make access by car easy, but at peak hours D-100 traffic is heavy.
If your workplace or school is in Kadıköy, Ataşehir or along the Marmaray line, Kartal is a logical choice. To compare it with other areas, see the article the best areas of Istanbul near the metro to buy a home.
Main neighborhoods of Kartal
The coast and central Kartal
The area between the D-100 and the sea, including old central Kartal, Yalı and Kordonboyu, is close to the beach and the waterfront park. Buildings here are a mix of older apartment blocks and new projects. Sea-view properties in this part are usually more expensive.
Soğanlık and Orhantepe
Soğanlık is close to the D-100 and the main transport routes, and many of Kartal's renewal and new construction projects are in and around it. Orhantepe sits on the hills overlooking the sea, and the Dragos area on the border of Maltepe and Kartal falls within the same zone.
Yakacık and the northern part
Yakacık is on Kartal's northern slopes, closer to green space and the Aydos Forest. Building density is lower in some parts, and there are more residential complexes. The M4's Yakacık–Adnan Kahveci station is near the border of Kartal and Pendik.
Cevizli
Cevizli lies along the D-100, and Kartal City Hospital is in this area. The Hastane–Adliye metro station also serves this part.
The Kartal urban renewal project
For years Kartal was an industrial district with factories and a stone quarry. In 2009, the Istanbul Metropolitan Municipality introduced the master renewal plan for Kartal, designed by Zaha Hadid in an international competition. According to Turkish newspapers, the plan was annulled in court several times, was approved by the city council in 2015, and its area was reduced from about 550 hectares to about 350 hectares. Part of Kartal's transformation today, including the waterfront residential and office towers, is a result of this process.
An important point for buyers: a "renewal project" does not mean guaranteed price growth. These plans have taken years to carry out, and part of the plan has still not been implemented. The value of each property should be assessed separately with an official valuation report; on this, read the official property valuation report (SPK expertise).
Amenities and daily life
- Healthcare: Kartal Dr. Lütfi Kırdar City Hospital, according to Turkey's Ministry of Health, has a capacity of 1,105 beds, including 145 intensive care beds, and is one of the largest hospitals in Istanbul. The Istanbul Anatolian Courthouse is also in Kartal.
- Sea and leisure: Kartal's waterfront park and pier are good for walks and day trips to the Princes' Islands.
- Shopping: The streets of central Kartal have local markets, and larger shopping malls are available in Kartal and the neighboring districts of Maltepe and Pendik.
- Green space: The northern part of the district is close to the Aydos Forest.
Buying property in Kartal: key tips
- Property type: In Kartal you can find both older apartments in the urban fabric and new complexes with amenities such as parking, green space and security. For families, new complexes near the metro are usually the more comfortable choice.
- Building age and earthquake safety: Istanbul is in an earthquake zone. Check the year of construction, the building permit and the state of structural reinforcement. Our checklist in the checklist for viewing an apartment before buying in Istanbul can help.
- Residence permit: The status of neighborhoods closed to residence permit registration for foreigners in Istanbul has changed several times in recent years. Before buying, check the current status of your chosen neighborhood with our advisors. You will have read the background in why were some areas of Istanbul closed to residency?
- Citizenship: If your goal is a Turkish passport, the property must be worth at least $400,000 and must not be sold for three years. See the citizenship page. The final decision on residency and citizenship rests with the Turkish government.
- ALO TURKEY's project in Kartal: The Batıyakası Kartal project is one of our active properties in this district. Prices vary by unit and floor and are provided on request. If you are also considering the Dragos area, Özak Dragos is on the Maltepe side.
To compare Kartal with other Asian side districts, read the best Asian side areas of Istanbul to buy a home.
Property purchase and rental prices in Kartal, Istanbul (October 2026)
The figures below are average asking prices in listings for sale and rent, not transaction prices, and are in Turkish lira. The price of each unit depends on building age, distance to the sea and the metro station, the complex's amenities and the floor; so use this table to compare neighborhoods, not to set the price of a specific unit.
| Area | Buying: per square meter | Renting: per square meter per month |
|---|---|---|
| Kartal overall average | about 85,200 TL | about 500 TL |
| Kordonboyu | about 129,800 TL | about 684 TL |
| Atalar | about 105,200 TL | — |
| Orhantepe | about 96,100 TL | about 572 TL |
| Cevizli | — | about 563 TL |
| Cumhuriyet | — | about 419 TL |
| Hürriyet | — | about 415 TL |
| Gümüşpınar | about 68,800 TL | — |
| Uğur Mumcu | — | about 376 TL |
- The average asking price of an apartment in Kartal sale listings is about 9.1 million TL (Emlakjet, October 20, 2026).
- The average monthly rent of an apartment in listings is about 45,000 to 50,000 TL (Emlakjet and Hepsiemlak, September 2026).
- According to Emlakjet, the average price per square meter is up about 34.6 percent from last year. This growth is in lira and a large part of it is inflation, not real profit.
- With these averages, the gross rental yield in Kartal is estimated at about 7 percent per year, before expenses, building fees and taxes. See the annual costs in the article annual running costs of an apartment in Istanbul.
Kartal's pros and cons at a glance
| Pros | Cons |
|---|---|
| M4 metro and Marmaray | Heavy D-100 traffic at peak hours |
| Direct metro access to Sabiha Gökçen Airport | Long distance to the center of the European side |
| Beach, waterfront park and ferries to the Princes' Islands | Old, crowded urban fabric in part of the district center |
| Large public hospital and courthouse | The renewal plan has not yet been fully carried out |
Frequently asked questions
How much do homes cost in Kartal, Istanbul?
According to Emlakjet listings in October 2026, the average asking price per square meter in Kartal is about 85,000 TL and the average price of an apartment is about 9 million TL. In Kordonboyu, by the coast, this reaches about 130,000 TL per square meter. The full neighborhood table is in the "Property purchase and rental prices" section above.
Is Kartal suitable for Iranian families to live in?
It is a good option for families whose work or school is on the Asian side and who care about the metro and the sea. If your workplace is on the European side, take the commute time seriously.
How do you get from Kartal to the airport?
The M4 metro connects Kartal directly to Sabiha Gökçen Airport. For Istanbul Airport on the European side, you will have to take a longer route.
Is Kartal connected to the European side by Marmaray?
Yes. Marmaray has a station in Kartal and runs under the Bosphorus to the European side as far as Halkalı.
Is Kartal better or Maltepe?
Both are on the Asian coast and on the M4 and Marmaray. Maltepe is closer to Kadıköy and Kartal is closer to Sabiha Gökçen Airport. We have written about Maltepe in Maltepe district, Istanbul.
Free consultation with ALO TURKEY
If you are considering Kartal for living or investment, ALO TURKEY's Persian-speaking advisors can arrange an in-person or video viewing of the Batıyakası Kartal project and other properties on the Asian side, and check the residency status and property documents before you buy. Message us on WhatsApp or request a consultation from the contact page.
Sources: Wikipedia, M4 Istanbul metro line details and the opening of the airport section (October 2022); Milliyet newspaper, list of M4 stations (2026); Turkey Travel Planner on Marmaray stations; citypopulation.de based on Turkey's population registration data (TÜİK, 2023); Wikipedia on Kartal's neighborhoods and Princes' Islands ferries; Turkey's Ministry of Health on Kartal Dr. Lütfi Kırdar City Hospital; the news sites Memurlar.net and Steelradar on the Kartal renewal plan; Invest in Türkiye on citizenship requirements; all checked in October 2026; Emlakjet, apartment sale prices in Kartal and its neighborhoods (October 20, 2026); Kartal24 citing Emlakjet and Hepsiemlak, rents in Kartal's neighborhoods (September 6, 2026).