Property for sale in Beylikdüzü

Beylikdüzü is a sensible place to buy if you want a modern apartment in a planned compound on the European side, near the Sea of Marmara, at a lower entry level than central Istanbul. It suits families and buyers who mainly live in the west of the city; it suits less well anyone who needs a fast daily commute to the centre, because the main link is the Metrobüs and the road.

• 409,347 residents (TÜİK data via citypopulation.de, end of 2023)
• 10 neighbourhoods (Beylikdüzü Municipality)
• About 14 km of coastline (Beylikdüzü Municipality, 2018)
• 95 min one-way Metrobüs trip Beylikdüzü–Zincirlikuyu, line 34BZ (İETT, 2026)

Where it is and how it feels

Beylikdüzü sits on the Marmara coast at the western end of the city, past Avcılar and before Büyükçekmece. In the early 1990s only a few thousand people lived here. It became a district in its own right in 2008, carved out of Büyükçekmece, and its population climbed sharply after the 1999 earthquake and again after the Metrobüs extension of 2012.

That history explains what you see today. Most buildings are recent, streets are wide, and much of the housing sits in gated compounds with pools, playgrounds, security and underground parking. It does not have the old-city texture of Beşiktaş or Üsküdar. What it has is space, newer construction and a coastline the municipality has turned into a long public seafront.

The area is older than it looks. The municipality points to an ancient harbour in Sahil Mahallesi used between the 4th century BC and the 10th century AD, and to sites such as Yarımburgaz Cave, the Anastasius Walls and the Haramidere (Mimar Sinan) Bridge. None of this changes daily life much, but it is part of the local identity.

Neighbourhoods inside Beylikdüzü

The municipality lists ten neighbourhoods (mahalle). Each has a slightly different mix of compounds, older low-rise housing and commercial streets.

• Adnan Kahveci — central, close to the D-100 and the Metrobüs.
• Barış — residential streets and compounds near the main road.
• Büyükşehir — compounds and apartment blocks on the eastern side.
• Cumhuriyet — near the municipal building and several Metrobüs stops.
• Dereağzı — smaller, on the coast near Gürpınar.
• Gürpınar — on the coast, with the district's best-known beach.
• Kavaklı — residential, with many newer compounds.
• Marmara — towards the coast, mixed housing.
• Sahil — the shore neighbourhood, home of the ancient harbour site.
• Yakuplu — one of the older village cores, now a large residential area by the sea.

Getting around

Be realistic about transport. Beylikdüzü has no metro line yet. A planned İncirli–Sefaköy–Beylikdüzü–TÜYAP metro was still waiting for central-government approval in February 2026, according to Istanbul municipality officials quoted by Karar, so do not buy on the assumption that it will open soon. The backbone is the Metrobüs, a dedicated bus lane running along the D-100 to the centre and over the Bosphorus to the Asian side.

• Metrobüs to Levent and Zincirlikuyu Line 34BZ runs Beylikdüzü–Zincirlikuyu with a stated one-way trip time of 95 minutes (İETT, accessed October 2026).
• Metrobüs to the Asian side Line 34G runs Beylikdüzü–Söğütlüçeşme with a stated one-way trip time of 122 minutes (İETT, accessed October 2026).
• By car The D-100 (E-5) crosses the district, and the municipality's transport map shows the TEM motorway route towards Taksim to the north.
• Airports TÜYAP notes a Beylikdüzü–TÜYAP Havaist service to Istanbul Airport; for Sabiha Gökçen it suggests airport buses to the Metrobüs at Uzunçayır.

Daily life

Day to day, Beylikdüzü works well for families. Compounds often include pools, gyms and children's areas, and the streets outside have supermarkets, weekly markets and plenty of cafés. Large shopping malls line the D-100.

• The coast The municipality describes a coastline of about 14 km, with Gürpınar beach, lifeguards in summer and regular water testing (Beylikdüzü Municipality, 2018).
• Health care Beylikdüzü State Hospital appears on the municipality's transport map, together with an oral and dental health centre.
• Education Beykent University has its Beylikdüzü campus at the district's edge, and the municipality's map shows many state and private schools across the neighbourhoods.
• Green space Parks and the seafront promenade are the main open spaces; Wikipedia notes the district's relatively high green area per resident.

The weak point is the centre of Istanbul. A dinner in Beyoğlu or a meeting in the old city is an outing, not a casual trip. People who settle happily in Beylikdüzü tend to build their life around the west of the city.

Homes you will find and what to check

Most of what you will see are apartments in gated compounds, from studios and one-bedroom units to larger family flats, plus a smaller number of villa and townhouse projects. TFF currently lists mostly apartments here, with a few villas. Examples on the site include Referans Beylikduzu, Kirlangic Evler Beylikduzu and Boutique concept villas for sale in Beylikdüzü, Istanbul.

Because so much stock is similar, the details decide whether a home holds its value.

1. Construction date and earthquake code The current Turkish Building Earthquake Regulation took effect on 1 January 2019. Ask when the building permit was issued and which code applied, and get a structural opinion for older buildings.
2. Developer track record Visit finished projects by the same developer and talk to residents about maintenance and management.
3. Title deed and occupancy permit For completed homes, confirm flat ownership (kat mülkiyeti) and the occupancy permit (iskan). For off-plan homes, check the contract terms and delivery guarantees with your lawyer.
4. Service charges (aidat) Big compounds with pools and staff have monthly fees. Ask for the current amount and the last year's accounts.
5. Distance to the Metrobüs Measure the walk to the nearest stop. It affects your daily life and the pool of future tenants or buyers.
6. Exact district Confirm the property is in Beylikdüzü and not in Esenyurt or Büyükçekmece, if that matters to you.

Who it suits and who should look elsewhere

• Families who want a newer flat with parking, security and on-site facilities.
• Buyers who prefer a sea-side district with a long public seafront.
• People who work or study in western Istanbul.
• Buyers who want more square metres for their budget than central districts usually offer.

• Anyone who must commute daily to Levent, the old city or the Asian side and dislikes long journeys.
• Buyers looking for historic character, Bosphorus views or a lively old-town feel; look at Üsküdar or Beşiktaş instead.
• Buyers who want a resort lifestyle with clear water and marinas; Bodrum fits that better.

Buying here as a foreigner

Foreign nationals from eligible countries can buy in Beylikdüzü. Invest in Türkiye summarises the general limits: no purchases in military or security zones, foreign ownership capped at ten percent of a district's area, and up to 30 hectares per person nationwide. The land registry checks these points for every sale.

For citizenship, the official minimum is property worth USD 400,000 or more, with a declaration not to sell for three years (Invest in Türkiye, accessed October 2026). Whether a home qualifies depends on its official appraised value, so ask for the valuation early if citizenship is your goal. See our page on Turkish citizenship by investment.

How TFF can help

Servet Property's Turkey Flat For Sale team is based in Levent, at the other end of the Metrobüs line. We arrange viewings in Beylikdüzü, send video tours of compounds and flats if you are abroad, and help you compare several projects in one day. We also support the legal and title-deed process and stay in touch after the sale for handover and practical questions.

Browse the current homes on our Beylikdüzü property page and contact us to set up viewings or video tours of the compounds you like.

Sources

• İETT: Metrobüs line 34BZ Beylikdüzü–Zincirlikuyu, one-way trip time 95 minutes (accessed 2 October 2026)
• İETT: Metrobüs line 34G Beylikdüzü–Söğütlüçeşme, one-way trip time 122 minutes (accessed 2 October 2026)
• Beylikdüzü Municipality: coastline of about 14 km, Gürpınar beach, lifeguards and water testing (1 August 2018) (accessed 2 October 2026)
• Beylikdüzü Municipality: ancient harbour in Sahil Mahallesi and historic sites (12 September 2020) (accessed 2 October 2026)
• Beylikdüzü Municipality: transport map (neighbourhoods, state hospital, TEM route, schools) (accessed 2 October 2026)
• TÜYAP: fair centre address in Büyükçekmece, Metrobüs and Havaist access (accessed 2 October 2026)
• Beykent University: Beylikdüzü campus address (accessed 2 October 2026)
• City Population: Beylikdüzü population 409,347 (TÜİK, 31 December 2023) (accessed 2 October 2026)
• Wikipedia: Beylikdüzü location, creation in 2008, ten neighbourhoods, growth after 1999 and 2012 (accessed 2 October 2026)
• Metro İstanbul: M4 Kadıköy–Sabiha Gökçen line (accessed 2 October 2026)
• Metro İstanbul: M5 line starting at Üsküdar (accessed 2 October 2026)
• Official Gazette: Turkish Building Earthquake Regulation, in force 1 January 2019 (accessed 2 October 2026)
• Invest in Türkiye: property acquisition rules for foreigners and citizenship threshold (accessed 2 October 2026)
• Karar: status of the İncirli–Sefaköy–Beylikdüzü–TÜYAP metro, awaiting approval (15 February 2026) (accessed 2 October 2026)