Every figure in this article was read on 5 September 2026 from three independent sources: Emlakjet's Sarıyer listing pages, Century 21 Türkiye's neighbourhood pages and RE/MAX Türkiye's full Sarıyer list of 366 records. Prices are asking prices, not closed sales. Dollar figures use the central bank's indicative selling rate of 48.3195 TL per USD published on 4 September 2026 and are rounded; they will move with the lira.
Zekeriyaköy: what the listings showed
Emlakjet listed 8 villas for sale in Zekeriyaköy on 5 September 2026. Asking prices ran from 32,800,000 TL (about USD 679,000) for a 250 m² house to 305,000,000 TL (about USD 6.31 million) for a 900 m² renovated mansion. Six of the eight sat between 32,800,000 TL and 67,000,000 TL; the mansion alone formed the top of the range. Emlakjet's average asking price per square metre for the neighbourhood was 165,419 TL.
Century 21 Türkiye showed 4 Zekeriyaköy villa records the same day, between 44,900,000 TL (about USD 929,000) and 132,000,000 TL (about USD 2.73 million). Including apartments and duplexes, its 11 residential Zekeriyaköy records ran from 8,750,000 TL to 132,000,000 TL.
RE/MAX Türkiye's Sarıyer list held 366 records on 5 September 2026. Reading every record, I counted 26 unique Zekeriyaköy homes for sale between 8,900,000 TL (about USD 184,000) and 235,000,000 TL (about USD 4.86 million).
The wider Sarıyer picture
| Area | Emlakjet, 5 September 2026 | Century 21 Türkiye, 5 September 2026 | USD equivalent of the Emlakjet range |
|---|---|---|---|
| Zekeriyaköy | 8 listings, 32,800,000 TL to 305,000,000 TL | 4 villas, 44,900,000 TL to 132,000,000 TL | USD 679,000 to 6.31 million |
| Uskumruköy | 9 listings, 31,000,000 TL to 363,250,000 TL | 9 records, 31,000,000 TL to 56,000,000 TL | USD 642,000 to 7.52 million |
| Demirciköy | 2 listings, 39,500,000 TL and 40,000,000 TL | no page | USD 817,000 to 828,000 |
| Kumköy (Kilyos coast) | 1 listing, 29,000,000 TL | 2 records, 36,500,000 TL and 78,500,000 TL | USD 600,000 |
| Sarıyer district, all villas | 36 listings, 27,500,000 TL to 495,000,000 TL | not measured | USD 569,000 to 10.24 million |
Uskumruköy deserves a note: eight of its nine Emlakjet listings sat between 31,000,000 TL and 85,000,000 TL, and Century 21's nine records all fell between 31,000,000 TL and 56,000,000 TL. The two sources agree at the entry level, which is the level most foreign buyers ask about first.
Price change over the past year
Emlakjet's neighbourhood index on 5 September 2026 put the villa asking price per square metre at 162,170 TL in Zekeriyaköy with a 25.6 percent rise over twelve months, at 173,796 TL in Uskumruköy with a 30.5 percent rise, and at 158,014 TL for the Sarıyer district with a 13.6 percent rise. The index is built from asking prices and measures what sellers want, not what buyers paid. In dollar terms the change depends on the lira's path over the same period; I do not publish a currency-adjusted return because I cannot source one.
Rental levels and gross yield
Emlakjet listed 9 villas for rent across Sarıyer on 5 September 2026, from 85,000 TL to 380,000 TL per month (about USD 1,760 to USD 7,860), with an average of 140,621 TL. The four Zekeriyaköy rentals ran from 125,000 TL to 280,000 TL per month. Century 21 Türkiye's Sarıyer rental list the same day showed a five-bedroom Uskumruköy villa at 200,000 TL and a four-bedroom Zekeriyaköy semi-detached villa at 120,000 TL per month.
Emlakjet's Zekeriyaköy panel computed a gross yield of 5.7 percent and an 18-year payback from these asking figures on 5 September 2026. Vacancy, service charges, tax and management fees are not deducted; for a non-resident owner the net figure is materially lower.
Project snapshot from my own portfolio
These are listings that were open in my own portfolio on 5 September 2026, not market averages.
- KÖY Phase 1: three-bedroom terrace duplex at 35,000,000 TL; six-bedroom detached villa at 190,000,000 TL (about USD 3.93 million).
- KÖY Phase 3: G Type five-bedroom villa at 80,000,000 TL (about USD 1.66 million); garden two-bedroom apartment at 28,000,000 TL; unfinished A Type detached villa on an 880 m² garden at 120,000,000 TL.
- KÖY Villa Phase: six-bedroom detached villa with pool at 185,000,000 TL (about USD 3.83 million).
- KÖY Koru and Live & Work: one-bedroom apartments from 15,000,000 TL (about USD 310,000), the lowest entry point in the development.
For Ormanada, Batıyakası Köy, Zekeriyaköy Konakları and Kemer Country I had no open listing on 5 September 2026 and none of the three portals carried a record I could tie to those projects, so I give no range for them here. I share current comparables on request.
Risk factors for foreign buyers
- Currency. Lira volatility can erase a TL gain in your home currency. Model a stress scenario before you buy.
- Earthquake. Istanbul is a seismic zone. Prefer post-2018 construction or commission an independent engineering report. DASK earthquake insurance is compulsory.
- Regulation. Citizenship-by-investment thresholds and tax rules change; engage current legal counsel rather than relying on an article.
- Property management. Non-resident owners need professional management; vacancy and neglected maintenance destroy returns.
- Resale audience. If you plan to sell after the citizenship holding period, buy in the segment with the broadest buyer pool, which in this market is the mid-range site villa.
How I help international buyers
- Investment models in TRY and your home currency with stress scenarios.
- Project-by-project comparables read from live listings, with the source and date written next to every number.
- Pre-purchase comparative market analysis and coordination of the licensed valuation report.
- Citizenship-by-investment process management with legal counsel.
- Post-purchase rental and property management.
Contact: +90 534 887 0606 | keremaliyoruk@gmail.com | keremaliyorukoglu.com/contact
Correction (6 September 2026)
The April 2026 version of this article carried unsourced ranges and rates: "25 million TL entry to 250 million TL and above for ultra-luxury", "USD 700K", a segment table with project examples, "18-22 percent annual appreciation over five years", a capital-appreciation table by period, a liquidity table with "60-90 day average sale time", yield percentages by segment and a per-project price snapshot. None of those figures came from a named source, and they did not match the 5 September 2026 measurement; the lowest Uskumruköy listing on two portals was 31,000,000 TL while the article gave an 8,000,000 TL floor. All of them were removed and replaced with sourced, dated figures.
Sources
I measured the figures in this article from the sources below. The links open each source’s current page; listing counts and prices change over time, so the figures here belong to the measurement date stated in the text.