Why Sarıyer Stands Out in 2026
Sarıyer has become one of the calmest and fastest-appreciating parts of Istanbul. With square-metre prices in the 200,000 to 250,000 TL range, investors here have seen returns worth noting. Bosphorus views, proximity to forest and a few minutes to the Black Sea are what made Sarıyer a favourite.
Development in and around Zekeriyaköy has raised that potential further. After more than ten years as a property advisor, I can say that investors who moved early in Sarıyer saw average value growth of 25 to 35 percent. 2026 looks set to continue that trend.
There are important changes to be aware of, though. Do not overlook how the new tax system and the revisions to title deed fees may affect your decision.
Key Changes to Property Tax and Title Fees in 2026
2026 brought significant revisions to the tax treatment of property. The most notable is a cap on how far the assessed tax value can rise: the new criteria limit it to three times the 2025 value.
A practical example: a property in Sarıyer assessed at 5 million TL in 2025 can be registered at no more than 15 million TL in 2026, however high it is valued. That restriction is both a disadvantage and an advantage for investors.
The main points:
- Title deed fees for older buildings have been reduced, which makes renovation investment more attractive
- Tax exemptions for single-property owners have been broadened
- Specific exemptions apply to pensioners and homemakers
Anyone buying a second home or an investment property around Zekeriyaköy should review these rules with an advisor.
Strategy: Choosing the Right Area and the Right Moment
Returns vary across Sarıyer itself. The coastal neighbourhoods such as Kilyos and Rumelifeneri present a different profile from the inland areas around Zekeriyaköy and closer to Maslak.
The coastal areas draw on tourism, while the inland neighbourhoods offer quiet living close to forest. Because demand for summer homes is strong near the Black Sea, profitability in Sarıyer can be seasonal.
The core strategies for 2026:
- Investors targeting short-term rental yield should look at the areas that draw visitors
- Investors looking for long-term capital growth should prefer developing areas such as Zekeriyaköy
- Renovate-and-sell opportunities have grown, thanks to the reduction in title deed fees on older buildings
- Areas with Bosphorus views but at some distance carry catch-up potential
The woodland character of the district, the development of the Çatalca to Kemer corridor and the planned metro lines all deserve close attention.
Opportunities Around Zekeriyaköy
Zekeriyaköy is the fastest-developing part of Sarıyer. Offering modern community living inside forest and open country, it is a location with few equals for families and investors alike.
What makes it work as an investment:
- The density of green space gives Sarıyer's quietest living
- 30 to 40 minutes from the city centre, yet it feels like the forest
- New residential projects are concentrated here, so resale and rental options are plentiful
- Its appeal to families strengthens rental potential
Timing matters. Investors who enter at the project stage and exit after delivery see returns of 30 to 40 percent. Plan that with an advisor.
What to Do
When deciding on an investment in Sarıyer in 2026:
- Work out the effect of title and property taxes with a tax adviser
- Choose between coastal and inland according to your objective
- Calculate the return on a project-stage entry through to a future date
- Assess rental potential by season and by distance from the city centre
- Prioritise long-term opportunities in developing areas such as Zekeriyaköy
For property investors in Sarıyer, 2026 is a period in which the system is more transparent but the tax treatment tighter. Moving at the right time, deciding on good information and working with professional support is the route through.
If you would like advice on property investment in Zekeriyaköy and Sarıyer, please get in touch. I am ready to put more than ten years of experience within Keller Williams Türkiye to work.