Maltepe, Istanbul: Prices, Metro & Buying Guide (2026)

26 September 2025 · Updated: 23 October 2026

Maltepe, Istanbul property guide: sale and rent prices per m² in 16 neighborhoods (October 2026), M4 and Marmaray stations, the coast and buying tips.

Maltepe is a residential coastal district on Istanbul's Asian side, between Kadıköy and Kartal on the Sea of Marmara. It sits on the M4 metro line, has several Marmaray stations, offers a large seaside park, and its property prices are lower than in Kadıköy. According to Emlakjet data from October 22, 2026, the average asking price per square meter for apartments listed for sale in Maltepe is about 93,000 TL, but that figure ranges from about 41,000 TL in Gülensu to about 122,000 TL in Çınar. This article covers the district's location, transport, neighborhoods, sale and rent prices by neighborhood, and tips for buying property in Maltepe.

Where Is Maltepe?

Maltepe lies in the south of Istanbul's Asian side, on the Sea of Marmara coast. It borders Kadıköy to the west, Kartal to the east and Ataşehir to the northwest. The D-100 highway (the old E-5) runs through the district and splits it in two: the lower part between the D-100 and the sea, and the upper part climbing toward the hills, whose highest point is about 440 meters above sea level.

According to Turkey's population registration figures (TÜİK) as cited by Wikipedia, Maltepe had a population of about 528,000 at the end of 2022 and covers about 53 square kilometers. It has 18 neighborhoods and about 7 kilometers of coastline.

Transport and Access in Maltepe

For rail transport, Maltepe is one of the best-connected districts on the Asian side:

• M4 metro: This line connects Kadıköy with Sabiha Gökçen Airport. The Kadıköy–Kartal section has been in service since August 17, 2012. The Küçükyalı, Maltepe, Huzurevi, Gülsuyu and Esenkent stations are in Maltepe, along the D-100. At 800 meters, the distance between Maltepe and Huzurevi is the shortest between two stations on this line.
• Marmaray: The Marmaray commuter rail, which has linked Gebze to Halkalı on the European side under the Bosphorus since March 12, 2019, has the stations Küçükyalı, İdealtepe, Süreyya Plajı, Maltepe and Cevizli in Maltepe. These stations are closer to the coast and take you to the European side without changing trains.
• Sea: City ferries (Şehir Hatları) run from Maltepe pier to the Princes' Islands (Adalar). On stormy days, like other sea lines, this route may be cancelled.
• Road: The D-100 and the Asian side's highways make driving easy, but D-100 traffic is heavy at peak hours.

A practical note: in Maltepe, the M4 stations are along the D-100, while the Marmaray stations are closer to the coast. If you are looking at a particular property, measure its walking distance to both lines on the map. For a comparison with other areas, see our article best areas in Istanbul near the metro for buying a home.

Main Neighborhoods of Maltepe

The coast: Yalı, Feyzullah, İdealtepe, Çınar and Küçükyalı

The neighborhoods between the D-100 and the sea, namely Yalı, Feyzullah, İdealtepe, Çınar, Altayçeşme and Küçükyalı Merkez, are close to the seaside park and the Marmaray stations. The eastern end of the famous Bağdat Caddesi also reaches this part. In the price table below you will see that Maltepe's most expensive neighborhoods are all in this strip.

Center and around the D-100: Bağlarbaşı, Zümrütevler, Altıntepe and Cevizli

Bağlarbaşı, Zümrütevler, Altıntepe and Cevizli are close to the D-100 and the M4 stations. Süreyyapaşa Hospital is a well-known landmark of the district, and Maltepe Meydanı (Maltepe Square) opened in 2024. The Dragos area on the border of Maltepe and Kartal is also near Cevizli, and new high-rise projects with sea views have been built there.

North Maltepe: Esenkent, Başıbüyük, Gülsuyu and Gülensu

The northern neighborhoods such as Esenkent, Başıbüyük, Girne, Aydınevler, Fındıklı, Gülsuyu and Gülensu are farther from the sea and on average have lower prices. According to the news site Emlak Kulisi, the zoning plan for Gülsuyu, Gülensu and Başıbüyük was approved by the Istanbul city council in 2018, after about 40 years of uncertainty, to resolve residents' title deed problems. So if you are buying in these neighborhoods, check the deed status and the building permit more carefully.

Property Sale and Rent Prices in Maltepe, Istanbul (October 2026)

The figures below are average asking prices in listings for apartments for sale and for rent on Emlakjet, not transaction prices, and are in Turkish lira. The price of a given unit depends on the building's age, distance to the sea and to a station, the amenities of the complex and the floor, so use this table to compare neighborhoods, not to price a specific unit.

• The average asking price of an apartment in Maltepe sale listings is about 9.3 million TL.
• The average monthly rent of an apartment in listings is about 47,700 TL.
• According to Emlakjet, the average price per square meter is up about 26 percent from last year. This growth is in lira, and a large part of it is inflation, not real gain.
• With these averages, the gross rental yield in Maltepe is estimated at about 7 percent a year, before expenses, building fees and tax. See annual costs in our article annual running costs of an apartment in Istanbul.

On top of the property price come purchase costs such as the title deed (tapu) transfer fee, service fees and translation. To estimate them, use our free property buying cost calculator for Turkey.

Amenities and Daily Life

• Seafront and park: Maltepe's seaside park was built on land reclaimed from the sea and, according to news reports, covers about 1.2 million square meters. It is used for walking, children's play and spending time by the sea.
• Shopping: The Piazza shopping center near Dragos and other malls along the D-100 are within reach; Bağdat Caddesi is also close for shopping and cafés.
• Healthcare: Süreyyapaşa Hospital is one of the district's well-known hospitals, and the big Kartal city hospital is next door.
• Atmosphere: Maltepe is mostly a family and residential district rather than a nightlife center; for nightlife and culture, Kadıköy is close by metro. We have written about Kadıköy in Kadıköy district, Istanbul.

Buying Property in Maltepe: Key Tips

1. Decide on the type of property: The coastal strip mostly has older apartments and urban renewal (urban regeneration) projects, while Dragos and the areas around the D-100 have newer complexes with pools, parking and security.
2. Building age and earthquake safety: Istanbul is an earthquake zone. Check the year of construction, the permit and the building's strength report. The articles earthquake-safe buildings in Istanbul and apartment viewing checklist for buyers in Istanbul will help.
3. Check the title deed: Especially in the northern neighborhoods with a history of deed problems, verify the type of deed and that there are no debts or liens on it before making any payment.
4. Residence permit: The list of neighborhoods closed to foreigners' residence permit registration in Istanbul has changed several times in recent years. Before buying, check the neighborhood's current status with our advisors. Read the background in why were some Istanbul districts closed to residence permits?.
5. Citizenship: Under the amendment published in Turkey's Official Gazette on May 13, 2022, the property must be worth at least $400,000 and a three-year no-sale commitment is annotated on the title deed. See the citizenship page. Rules change, and the final decision on residence and citizenship rests with the Turkish government; consult ALO TURKEY's advisors before deciding.

ALO TURKEY Projects in Maltepe

Our two active projects are in the Dragos area of Maltepe: Özak Dragos, a five-block complex near the seaside park and the Piazza shopping center with one- to three-bedroom units, and Luna Dragos. Prices vary by unit and floor and are provided on request.

To compare Maltepe with its eastern neighbor, read Kartal district, Istanbul, and to see all the options, read best Asian side areas of Istanbul to buy a home and visit the Istanbul areas page.

Pros and Cons of Maltepe at a Glance

Frequently Asked Questions

How much do homes cost in Maltepe, Istanbul?

According to Emlakjet listings on October 22, 2026, the average asking price per square meter in Maltepe is about 93,000 TL and the average price of an apartment is about 9.3 million TL. In coastal neighborhoods such as Çınar and Yalı, it reaches over 115,000 TL per square meter. The full neighborhood table is in the prices section.

How much is rent in Maltepe?

The average monthly rent in Emlakjet listings is about 47,700 TL, or about 530 TL per square meter. It is higher in Çınar and İdealtepe and lower in Gülensu and Gülsuyu.

Is Maltepe better than Kartal?

Both are coastal and on the M4 and Marmaray. Maltepe is closer to Kadıköy and its average price per square meter is slightly higher; Kartal is closer to Sabiha Gökçen Airport.

How do you get from Maltepe to the European side?

With Marmaray you reach the European side under the Bosphorus without changing trains. The other way is the M4 metro to Kadıköy and then a ferry.

Can you get a residence permit by buying property in Maltepe?

This depends on the neighborhood and the migration authority's current rules, because the list of closed neighborhoods changes. Before buying, check the neighborhood's status with ALO TURKEY's advisors.

Free Consultation with ALO TURKEY

If you are considering Maltepe for living or investment, ALO TURKEY's Persian-speaking advisors can arrange an in-person or video tour of the Özak Dragos and Luna Dragos projects and other Asian-side properties, and check the title deed and residence status before you buy. Message us on WhatsApp or request a consultation on the contact page.

Sources: Emlakjet, apartment sale and rent prices in Maltepe and its neighborhoods (October 22, 2026); Wikipedia, based on Turkey's population registration figures (TÜİK, end of 2022), on Maltepe's population, area, neighborhoods and coastline; Wikipedia on the stations and opening dates of the M4 metro and Marmaray; Son Dakika and Takvim reports on Maltepe's seaside park; Şehir Hatları and 2026 news reports on the Maltepe–Islands ferry line; Emlak Kulisi on the zoning plan for Gülsuyu, Gülensu and Başıbüyük (2018); Konya Development Agency (Invest in Konya) on the Official Gazette (Resmî Gazete, May 13, 2022) amendment and the $400,000 citizenship threshold; all checked in October 2026.