Istanbul Property: Days on Market Lengthen as Vendor Discounting Rises in 2026

Homes and apartments across Istanbul are taking longer to sell in mid-2026, with many vendors in sought-after districts increasingly willing to negotiate on price as the pace of property transactions slows compared to last year.

This cooling in market momentum comes after nearly three years of booming demand-driven by both local buyers seeking safe assets and foreign investors pursuing Turkish citizenship through real estate. Now, with sales activity easing and buyers weighing up choices, sellers on Istanbul’s European and Asian sides are adjusting their expectations.

Sisli and Kadikoy: Activity Slows, Discounts Rise

The slowdown is particularly noticeable in early summer data from property agencies operating in Sisli and Kadikoy. In Sisli’s bustling Halaskargazi Avenue corridor, as well as the luxury stretch of Abdi Ipekçi Caddesi in Nisantasi, listings are now spending an average of 81 days on market, compared to the 50-60 day averages seen at the start of 2025. On the Asian side, agents in Kadikoy-especially around Moda and Bahariye Street-report similar patterns, with average days on market climbing into the low 70s in May and June, up from around 40 earlier last year.

The Istanbul Real Estate Agents’ Association (ISTEK), which tracks transactional data, notes a visible uptick in vendor discounting across the city. Their recent mid-year report highlights that sellers in districts with the highest asking prices-such as Besiktas, Beyoglu, and the premium parts of Kadikoy-are typically accepting reductions of 4-6% below their original listed price before completing a sale. This is a departure from 2024, when buyers often paid close to, or even above, the asking price in areas like Levent, Etiler, and Cihangir.

Numbers and Next Steps

According to data compiled by REIDIN, the average sale price for property in Istanbul now stands at roughly $2,500 per square meter. In prime neighbourhoods including Besiktas and Beyoglu, the average remains higher-but even here, price growth has slowed and negotiation has become more common. The Turkish citizenship by investment programme-which set the minimum real estate investment at $400,000 in 2022-continues to draw overseas buyers, but the flow has moderated as those who entered the market earlier seek to exit or upgrade, pushing more resale units onto the market.

With summer usually a brisk season for Istanbul real estate, the current rise in days-on-market and tendency for greater discounting suggests a more measured environment. Prospective buyers now have greater leverage, particularly for properties that have lingered unsold for two months or more. Market watchers advise sellers to price competitively from the outset, and for buyers to be prepared to negotiate-especially in the city’s established, higher-end districts. Further shifts are possible as the autumn approaches and both domestic and foreign demand responds to Turkey’s evolving economic conditions.

This article is general information only and is not personal financial or investment advice. Consider your own circumstances and seek licensed professional advice before making financial decisions.