Eyüpsultan Istanbul: Property Prices, Metro & Neighborhoods
· Updated:
Eyüpsultan guide: property prices and rents per neighborhood, metro and Golden Horn tram, residence status and buying tips for foreigners.
Eyüpsultan (Eyüp Sultan) district, on the European side of Istanbul, stretches from the head of the Golden Horn (Haliç) to the Black Sea coast and has two completely different faces. In the south lies the historic and religious core around the Eyüp Sultan Mosque, with old neighborhoods and mid-range prices. In the north are green, newly built neighborhoods such as Göktürk, which are among the most expensive in this part of the city. According to Emlakjet property listings data for September 2026, the average asking price for apartments for sale across the whole district is about 78,000 TL per square meter, but this figure ranges from roughly 50,000 to over 150,000 TL depending on the neighborhood. In this guide we review the location, neighborhoods, purchase and rental prices, transport, residence status and buying tips for Eyüpsultan, based on up-to-date sources.
Where Is Eyüpsultan and What Is It Like?
Eyüpsultan is one of Istanbul's 39 districts (ilçe). According to Wikipedia, it covers about 228 square kilometers, and according to the Turkish Statistical Institute (TÜİK) its population at the end of 2022 was about 423,000. Since 2017 the municipality's official name has changed from "Eyüp" to "Eyüpsultan", which is why you will see both names in listings.
The district's neighbors are:
- East: Sarıyer
- Southeast: Kağıthane and Beyoğlu
- South: Gaziosmanpaşa, Bayrampaşa, Fatih and Sultangazi
- Southwest and west: Başakşehir and Arnavutköy
A large part of the northern half of the district is forest and low-density land, and most of the population lives in the south, around the Golden Horn, Alibeyköy and the metro corridor.
Eyüp Sultan Mosque: The District's Historic Identity
The district is named after Abu Ayyub al-Ansari, a companion of the Prophet of Islam who, according to tradition, died during the siege of Constantinople in the 670s. In 1458, five years after the conquest of the city, Sultan Mehmed the Conqueror built the mosque complex beside his tomb. The current mosque was rebuilt under Sultan Selim III and completed in 1800. It is one of the most important pilgrimage sites in Turkey, and on Fridays and religious occasions the area around it becomes very crowded, which you should keep in mind if you plan to buy in neighborhoods near the mosque.
Pierre Loti Hill, with its view of the Golden Horn, is also in this district, and a cable car links the Golden Horn shore to the famous cafe at the top of the hill.
Eyüpsultan Neighborhoods: Three Faces of One District
According to Wikipedia, Eyüpsultan has 29 official neighborhoods. For a buyer, it is best to see the district in three parts:
- The historic core by the Golden Horn: neighborhoods such as Merkez, Nişancı, Defterdar and Silahtarağa. They have older fabric, low-rise buildings and a traditional feel, and prices are usually below the district average.
- The metro corridor and densely populated neighborhoods: Alibeyköy, Çırçır, Akşemsettin, Yeşilpınar, Karadolap and Rami (Rami Cuma and Rami Yeni). These are residential and busy neighborhoods, most affected by the M7 metro stations.
- The green, newly built north: central Göktürk and the neighborhoods around Kemerburgaz, such as Mimar Sinan and Mithatpaşa. Gated complexes, villas and new projects are concentrated in this part. For Göktürk, read our separate guide, Göktürk, Istanbul.
Part of the 5. Levent neighborhood is also within Eyüpsultan, close to the Levent business corridor.
Property Prices in Eyüpsultan, Istanbul, by Neighborhood
The table below shows the average price per square meter of apartments listed for sale and for rent in the main neighborhoods. All figures come from Emlakjet market reports for September 2026:
| Neighborhood | Sale price per m² (TL) | Monthly rent per m² (TL) |
|---|---|---|
| Göktürk Merkez | 154,757 | 794 |
| Mimar Sinan | 144,440 | 787 |
| 5. Levent | 137,384 | 679 |
| Topçular | 134,419 | 623 |
| Mithatpaşa | 123,047 | 721 |
| Düğmeciler | 80,056 | 469 |
| Alibeyköy | 77,174 | 512 |
| Karadolap | 73,002 | 411 |
| Akşemsettin | 71,845 | 391 |
| Çırçır | 71,489 | 438 |
| Silahtarağa | 65,215 | 427 |
| Yeşilpınar | 61,089 | 398 |
| Merkez | 57,979 | 410 |
| Nişancı | 57,310 | 369 |
| Rami Cuma | 50,134 | 366 |
| Eyüpsultan overall | 78,125 | 547 |
According to the same reports, in the 12 months to September 2026, the average sale price across the district rose by about 32.7 percent, and the average rent per square meter by about 46.5 percent, in lira terms.
A few notes on reading this table correctly:
- These figures are averages of asking prices, not prices actually paid. A new unit in a complex with amenities is usually priced above the neighborhood average, and an old building below it.
- The price growth is calculated in lira. Because the lira weakened against the dollar over the same period, growth in dollar terms is lower than these percentages.
- If we divide the average annual rent (547 × 12) by the average sale price, we get a gross rental yield of about 8 percent for the whole district. This is a simple estimate based on listings and does not account for costs such as tax, aidat (building fees) and vacant months.
- In neighborhoods with few listings, such as the northern villages, averages are not reliable, so we have left them out of the table.
To know whether the price of a specific unit is reasonable, an official valuation report helps; see our article Official Property Valuation Report (SPK Expertise).
Transport in Eyüpsultan: Metro, Tram and Cable Car
Until a few years ago Eyüpsultan relied mostly on buses, but since 2020 three rail lines have changed the district:
- M7 metro (Yıldız - Mahmutbey): the Mecidiyeköy to Mahmutbey section has been in service since October 28, 2020. Alibeyköy station is in Eyüpsultan, and the Çırçır, Veysel Karani - Akşemsettin and Yeşilpınar stations link the southern neighborhoods to Mecidiyeköy and Şişli in the east and Mahmutbey in the west.
- T5 tram (Eminönü - Alibeyköy): this tram runs along the Golden Horn shore. The first section opened on January 1, 2021, and the extension to Eminönü opened on August 30, 2023. Stops such as Feshane, Eyüpsultan Teleferik, Eyüpsultan State Hospital, Silahtarağa and Alibeyköy are on this route, and the M7 metro connects to it at Alibeyköy station.
- M11 metro (Gayrettepe - Istanbul Airport - Halkalı): the Kemerburgaz, Göktürk and İhsaniye stations in the north of the district have been in service since January 22, 2023, taking residents of this area by metro to Istanbul Airport and the Gayrettepe and Levent business corridor.
- Eyüp - Pierre Loti cable car: mostly a tourist attraction, but practical for getting from the shore up to Pierre Loti Hill.
An important point: rail access in Eyüpsultan depends on the neighborhood. The neighborhoods of the historic core rely mostly on the T5 tram, the southern and central neighborhoods on the M7, and the north of the district on the M11. Before buying, measure the walking distance to the nearest station yourself. For a comparison with other areas, see the best areas in Istanbul near the metro.
Pros and Cons of Living in Eyüpsultan
| Pros | Cons |
|---|---|
| A traditional, calm atmosphere in the old neighborhoods | Crowds around the mosque on Fridays and religious occasions |
| Three rail lines (M7, T5 and M11) | Rail access is not the same in every neighborhood |
| More moderate prices than central neighborhoods in the south | Building quality varies greatly between neighborhoods |
| Nature and forest in the north of the district | Distance from the sea and the Bosphorus (except the Golden Horn shore) |
| The north of the district is close to Istanbul Airport | Nightlife and culture are more limited than in Beyoğlu and Kadıköy |
Some buildings in the older neighborhoods were built before the new construction regulations. If you are considering a resale property, read our guide to earthquake-resistant buildings in Istanbul before you buy.
Residence Permits for Foreigners in Eyüpsultan
In July 2023 the Turkish Presidency of Migration Management (Göç İdaresi) announced that 10 Istanbul districts were closed to new residence permit applications: Fatih and Esenyurt from January 2021, and Avcılar, Bahçelievler, Başakşehir, Bağcılar, Esenler, Küçükçekmece, Sultangazi and Zeytinburnu from October 2022. Eyüpsultan was not on this list. However, separately from these 10 districts, from July 1, 2022 certain neighborhoods across Turkey (54 in Istanbul, according to the same announcement) were closed to new address registration because of their high share of foreign residents, and the list of these neighborhoods has changed over time.
In 2026 some law firms have reported that the closed-neighborhood restriction in Istanbul has been lifted, but we did not find a comprehensive official announcement on this. So before any payment, check the status of the specific neighborhood with your consultant and the Immigration Office. You can read the history of this issue in our article Why Were Some Istanbul Districts Closed to Residence Permits?.
Residence and Citizenship Through Property Purchase
- Property-based residence permit: according to Turkish media and law-firm reports, since October 16, 2023 the minimum property value for a residence permit application through property purchase has been raised to $200,000, based on the amount recorded in the title deed.
- Citizenship: under the amendment to the Turkish Citizenship Law regulation published in the Official Gazette (Resmî Gazete) on May 13, 2022, the minimum property value is $400,000, and a three-year no-sale commitment must be recorded on the title deed. Since December 2023 the types of eligible property have also become more limited. See the details in our guide to Turkish citizenship documents and steps.
These rules have changed many times, and the issuing of a residence permit or citizenship is the final decision of Turkish government bodies; no purchase on its own guarantees approval of an application. Before buying, check the current situation with the ALO TURKEY consultants.
Eyüpsultan Property Buying Checklist
- Choose the neighborhood precisely: the price per square meter between Rami Cuma and Göktürk Merkez differs by more than three times; the district average is not enough to base a decision on.
- Check the rail station: walking distance to the M7, T5 or M11 is the most important factor for rental demand in this district.
- Check the title deed and the condition of the building: for old buildings, the year of construction and a structural resistance report; for off-plan projects, the deed status (kat irtifakı or kat mülkiyeti) and the delivery date.
- Calculate the purchase costs in advance: under Turkey's Fees Law, the title deed (tapu) transfer fee is 2 percent each for buyer and seller (4 percent in total), plus other costs. Estimate them with our property purchase cost calculator and also read our article Property Purchase Tax in Turkey and Hidden Costs.
- Inquire about the neighborhood's residence status: especially if residence is your main goal.
- Compare the price with a valuation report: weigh the seller's asking price against the neighborhood average and an official valuation report.
Eyüpsultan Projects at ALO TURKEY
- Eyüpsultan Residence: a two-phase project with 1+1 to 4+1 units, green space, a pool and amenities in the southern part of the district.
- Özak DUYU and Özak DOA: two projects in Göktürk, in the north of Eyüpsultan district, with garden units and extensive shared areas.
Prices for these projects are on request and vary with the floor plan, floor and time of purchase. If you are torn between Eyüpsultan and its southern neighbor, also see the Fatih district guide; Fatih has been declared closed to new residence permits since 2021.
Frequently Asked Questions
Which part of Istanbul is Eyüpsultan in?
On the European side, from the head of the Golden Horn to the Black Sea coast. Its historic core is by the Golden Horn, and newer neighborhoods such as Göktürk are in the north of the district.
How much do homes cost in Eyüpsultan?
According to Emlakjet data for September 2026, the average asking price for sale is about 78,000 TL per square meter, ranging from about 50,000 TL in Rami Cuma to about 155,000 TL in Göktürk Merkez.
Does Eyüpsultan have a metro?
Yes. The M7 metro passes through Alibeyköy and the southern neighborhoods, the M11 metro has Kemerburgaz, Göktürk and İhsaniye stations in the north of the district, and the T5 tram runs along the Golden Horn to Eminönü.
Is Eyüpsultan closed to residence permits for foreigners?
Eyüpsultan was not among the 10 districts that the Immigration Office declared closed in 2023, but closure at the neighborhood level is possible. Check the status of the specific neighborhood before buying.
How much is rent in Eyüpsultan?
According to Emlakjet for September 2026, the average rent per square meter across the district is about 547 TL per month; that is about 55,000 TL for a 100 m² apartment, though with large differences between neighborhoods.
Free Consultation with ALO TURKEY
To visit projects in Eyüpsultan and Göktürk, compare neighborhoods and get an up-to-date check on residence status, contact the Persian-speaking ALO TURKEY consultants via WhatsApp or our contact page.
Sources: Emlakjet property portal (sale and rent prices by neighborhood, September 2026); Turkish Presidency of Migration Management, via NTV (districts closed to residence permits, July 2023); Turkey's Official Gazette, via Bloomberg HT and Cottgroup ($400,000 citizenship requirement, 2022 and the 2023 amendment); Ekonomim and Cumhuriyet reports ($200,000 minimum for property-based residence, October 2023); Turkey's Fees Law No. 492 (title deed fees, 2026); Wikipedia (Eyüpsultan, Eyüp Sultan Mosque, M7 metro, M11 metro and T5 tram); Turkish Statistical Institute TÜİK (population at the end of 2022); project information from the ALO TURKEY property pages. Information verified as of October 2026.