Istanbul Real Estate Investment Picks for September 2026: 5 New Developments to Watch

Istanbul’s development pipeline keeps moving, and September brings five projects onto our radar that are worth a serious look — whether you’re buying your first Istanbul apartment, adding a second property for rental income, or working toward Turkish citizenship by investment. Between them, this month’s list spans a Golden Horn waterfront masterplan, a forest-side complex on the European side’s fastest-growing corridor, and a low-rise “quiet luxury” residence on the Asian side.

Below, we break down the location, pricing, and standout features of each — plus what to know about buying as a foreign investor right now. All prices are in USD as listed by the developers in September 2026, based on an exchange rate of 1 USD = 48.23 TRY; both currency values and final pricing can shift, so always confirm the current rate and price list with our team before making a decision.

September 2026 at a glance

1. Tersane Istanbul — Rixos Residences on the Golden Horn

Beyoğlu · Starting from $1,118,000

Tersane Istanbul is the most ambitious project on this list: a mixed-use waterfront masterplan on the Golden Horn, with the Rixos-branded residences sitting at its centre. The location alone does most of the selling — Galataport and İstiklal Avenue are close by, the historic peninsula is a short ride across the water, and Istanbul Airport is roughly 45 minutes away.

The Rixos Residences themselves range from one to four-bedroom flats and penthouses, sized between 79 m² and 443 m², with floor-to-ceiling windows framing Golden Horn views. Residents get indoor and rooftop pools, a full fitness centre, a spa, 24/7 concierge covering everything from in-residence dining to housekeeping, and direct access to Tersane Istanbul’s underground shopping centre, Museum Square, and Luxury Zone.

The first phase of the residences is ready to move into now, with the second phase delivering in Q4 2028. September’s headline offer here is a 7% guaranteed rental income for 5+5 years on Rixos Tersane Istanbul Residences — a strong pull for buyers prioritising yield alongside long-term capital growth in one of Istanbul’s most closely watched regeneration zones. Pricing across the development’s zones runs from roughly $794,000 for a 1+1 Tersane Apartment up to $6.85 million for the largest Yalı Apartments on the waterfront.

Best for: buyers who want a flagship address, sea views, and a structured rental-income guarantee rather than a self-managed investment.

2. Maslak Koru — the last plot in Vadi Istanbul

Sarıyer · Starting from $470,000

Maslak Koru is the final residential release inside the 270,000 m² Vadi Istanbul district, and it leans hard into the site’s biggest advantage: green space next to a business hub. The project sits five minutes from Vadistanbul shopping centre and the Vadi metro station, ten minutes from Maslak’s office towers, and fifteen minutes from Taksim and Beşiktaş — all while backing onto forested hillside.

Across 750 flats in 12 blocks, layouts run from compact one-bedroom units up to five-bedroom homes with private gardens, sized 65 to 313 m². The amenity list is genuinely resort-scale for a residential project: two outdoor pools plus an indoor pool, a professional gym, steam and dry saunas, a massage room, a Turkish bath, a conference hall, and four dedicated children’s parks with a walking path threading through the grounds. Security is handled with 24/7 guards, smart lifts, and CCTV, and there’s guest parking on top of the standard allocation.

Delivery is scheduled for Q2 2026 — close enough that buyers can realistically plan a move-in or rental start within the next year. Entry-level 1+1 units start at $470,000 for 68–87 m², while five-bedroom homes top out around $2.19 million.

Best for: families or investors who want a self-contained, amenity-rich community with fast access to Maslak’s business district and Istanbul’s international schools and hospitals.

3. Avrupa Konutları Güneşli — scale and value in the “Second Maslak” corridor

Bağcılar · Starting from $239,000

Developed by Artaş İnşaat, Avrupa Konutları Güneşli is the largest project on this list by unit count: 1,556 apartments across 11 residential blocks on a 72,000 m² site, with 24 commercial spaces built in so the community is largely self-sufficient. Roughly 32,000 m² — nearly half the site — is landscaped green space, and 2,043 parking spaces mean the numbers work for a development this size.

The location is the real story here. Güneşli sits in what’s increasingly being called Istanbul’s “Second Maslak” corridor — just 1.2 km from Basın Ekspres Road and 2.6 km from the TEM highway, five minutes from the İkitelli–Ataköy metro line, and roughly ten minutes from the Ataköy Marmaray station. Retail is dense nearby too: 212 Mall, Güneşli Park Mall, Mall of Istanbul, and Forum Istanbul are all within a few kilometres.

Unit sizes span 74 m² to 253 m² across 1+1 through 4+1 layouts, with entry pricing at $239,000 and 4+1 units reaching around $762,400. Amenities include a smart home system, pool, fitness centre, playground, and indoor parking — solid fundamentals rather than luxury flourishes, which is exactly what keeps entry pricing this competitive for a rapidly developing part of the European side.

Best for: investors prioritising entry price, unit choice, and rental demand in a growth corridor over prestige branding.

4. Atasehir 173 — low-rise “quiet luxury” on the Asian side

Ataşehir · Starting from $505,000

Atasehir 173, developed by DAP Yapı in partnership with Emlak Konut GYO, takes a different approach from most new Istanbul launches: it’s deliberately low-rise, built around a “quiet luxury” and healthy-homes concept rather than height and density. Units run from 1+1 to 3+1, with spacious balconies, terraces, and gardens designed for natural ventilation, and smart home technology built in throughout.

The location is arguably the strongest argument for the project — seven minutes from the Istanbul Financial Center, close to Küçükbakkalköy Metro Station, and inside Ataşehir, which has become one of the Asian side’s most established business and residential districts. On-site, residents get a fitness centre, indoor pool, spa, and landscaped green spaces.

Delivery is set for Q1 2028, with a 36-month installment plan available — a longer runway than most projects on this list, which suits buyers planning ahead rather than looking to move in immediately. As an Emlak Konut GYO project, it also carries institutional backing that some buyers weigh heavily when comparing developers. Pricing starts at $505,000 for a 1+1 (68–86 m²) and reaches around $1.678 million for the largest 3+1 layouts.

Best for: buyers who want institutional developer backing, a calmer low-density setting, and proximity to Istanbul’s financial centre.

5. Bakırcı Zenit Topkapı — earthquake-isolated living by the Historical Peninsula

Zeytinburnu · Starting from $238,500

Bakırcı Zenit Topkapı comes from Bakırcı GYO, a developer with more than 45 years of construction experience dating back to 1981, and it leads with a feature none of the other projects on this list can currently match: Menshin, Japan’s leading seismic isolator system, placed between the foundation and the ground so the building can move independently during an earthquake. For buyers weighing safety alongside investment return, that’s a genuinely differentiating detail.

The project sits just next to Istanbul’s Historical Peninsula, within walking distance of several universities and major hospitals, and close to the E-5 highway, Metro, Metrobüs, and Marmaray lines — a location built for tenants and owners who need to move around the city daily. Across nine and ten-story blocks, the development includes 364 residential apartments, 72 offices, and 26 commercial shops, with above-standard ceiling heights throughout for extra light and a more spacious feel.

Delivery is expected in Q4 2027, with 12-month installment plans and GYO-project status that qualifies eligible units for Turkish citizenship by investment. Pricing starts at $238,500 for a 69.86–87.85 m² 1+1, with 2+1 units available in both open- and closed-kitchen layouts, up to $982,142 for the largest 4+1 residences.

Best for: investors who want central, transit-connected pricing at entry level, with the added reassurance of seismic isolation technology.

NLI 2026 – September by Baris

Why Istanbul, and why now

All five of these projects sit inside Istanbul’s ongoing shift toward transit-connected, amenity-led developments — whether that’s Tersane Istanbul’s waterfront regeneration, Maslak Koru’s forest-adjacent business-district access, or Güneşli’s position in the emerging “Second Maslak” corridor. For foreign buyers, the same underlying drivers that have made Istanbul real estate attractive for the past several years remain in place: property here is priced in a mix of USD-linked and TRY terms depending on the developer, rental demand stays strong in transit-connected districts, and several of this month’s projects — including Tersane Istanbul, Atasehir 173, and Bakırcı Zenit Topkapı — are structured to qualify eligible units for Turkish citizenship by investment.

Currency movement matters more than usual right now. At 1 USD = 48.23 TRY, buyers working in dollars, euros, or pounds should treat every lira-denominated figure as a moving target and confirm same-day pricing before signing anything — this is one of the areas where having a local team on the ground pays for itself.

How NLI can help you buy

Every project above comes with its own payment structure, from Tersane Istanbul’s guaranteed rental-income campaign to Atasehir 173’s 36-month installment plan, and the right fit depends on your budget, timeline, and whether citizenship eligibility is a priority. Our team works directly with these developers, tracks current price lists and campaigns as they change month to month, and can walk you through location visits, paperwork, and the citizenship process from wherever you’re based.

If any of these five catch your interest — or you’d like the full September price list with floor plans — reach out to NLI on WhatsApp or by email and we’ll put together a shortlist based on your budget and goals.

Frequently asked questions

Which of these September 2026 projects is closest to being move-in ready? Tersane Istanbul’s first phase (Rixos Residences) is already ready to move into. Maslak Koru is next, delivering in Q2 2026.

Which projects qualify for Turkish citizenship by investment? Tersane Istanbul, Atasehir 173, and Bakırcı Zenit Topkapı are all structured with citizenship-eligible units in September 2026. Eligibility depends on the final purchase price meeting Turkey’s investment threshold, so confirm the current requirement with our team before reserving a unit.

What’s the lowest entry price among this month’s picks? Bakırcı Zenit Topkapı in Zeytinburnu currently has the lowest starting price at $238,500, closely followed by Avrupa Konutları Güneşli in Bağcılar at $239,000.

Do these prices include VAT and title deed fees? Fees vary by project and campaign — some September offers include reduced VAT or title deed costs as part of a limited-time campaign. Always ask for the full cost breakdown for the specific unit and campaign you’re considering.

Prices, availability, and campaigns reflect NLI’s September 2026 developer price lists and are subject to change. Contact our team for the current price list before making a purchase decision.