Area report · March 2026
What the market in the Sarıyer village belt is actually doing
This page is the public half of the market analysis we keep for the belt. The figures are not street-level comparables but measures of the market as a whole: how long a listing waits, how many listings move their price, how many houses actually change hands. These are the things worth knowing before anyone talks about price.
Sources: KW Türkiye real-estate market report, CBRT house price index, TÜİK, İTO and Go Partners Luxury area analysis · compiled June 2026, field data March 2026.
Market speed
How many days does a listing wait before it sells?
In the hot market of 2022 a listing found its buyer in 68 days on average. Today it is 127. A low number means a seller's market, a high one a buyer's. Correctly priced listings still sell inside the first thirty days; wrongly priced ones stretch to six months. The price decision taken in week one sets the next three months.
Within the first quarter of 2026: January 122 days · February 125 · March 135. The slowdown continued through the quarter.
- 2022 · hot market
- 68 days
- 2024 Q3 · peak
- 139 days
- 2026 Q1 · today
- 127 days
Who blinks
What share of listings changes price each month?
The share cutting price measures seller urgency; the share raising it measures seller confidence. In March 2026 the gap runs six points in the buyer's favour. One listing in seven cuts its price every month, which opens three- to four-month windows for a patient buyer. Adjusted for inflation, housing sits well below its 2022 peak.
- 14%
- of listings cut their price monthly (March 2026)
- 8%
- of listings raise their price monthly
- −32%
- against the 2022 peak on the İTO real index
- −58%
- real change against gold over the same period
Volume
How many homes change hands here in a year?
Sales roughly halved between 2022 and 2024, hardest along the Maden–Bahçeköy line and most gently along Zekeriyaköy–Uskumruköy. That makes this a small market: only three per cent of the stock comes up for sale, and a fifth of what comes up actually sells. For a buyer it means waiting for the right house is normal; for a seller it means the number of genuine competitors at any moment is small.
| Area | 2022 | 2023 | 2024 |
|---|---|---|---|
| Zekeriyaköy, Uskumruköy | 537 | 420 | 391 |
| Demirciköy, Kilyos, Arıköy | 89 | 70 | 71 |
| Maden, Bahçeköy, compounds | 569 | 204 | 213 |
| Total | 1,195 | 694 | 675 |
- 13,200
- homes in Zekeriyaköy and Uskumruköy
- 420
- currently for sale (over 500 live adverts)
- 450
- estimated sales per year
- 20%
- of listed homes convert to a sale
Nine-month comparison
Where does housing sit against the alternatives?
Prices in the belt rose over nine months, but deposit rates and gold rose faster. That does not make housing a poor asset; it shows that someone buying today is not buying at the real level of 2022. The negotiating room confirms it: completed sales in the belt close six to ten per cent below asking on average.
- Zekeriyaköy – Uskumruköy housing
- +17%
- Maden housing
- +12.8%
- Gold (TRY per gram)
- +76%
- Deposit interest
- 45%
What to do with any of this
If you are buying
The market is selective but active. Listings past ninety days open up room to negotiate, and the average discount runs six to ten per cent. Moving without haste, watching what sits in stock, is the method that works in this period. We track how long each listing has been waiting.
See what is currently for saleIf you are selling
The price set in the first week decides the next three months. Starting high and cutting later turns a 127-day average into six months, because a listing's first window of visibility happens only once. We prepare an area report for your property covering comparables, the competing listings still waiting, and the prices sales actually closed at.
Request an area report for your propertyThe data on this page describes the market as a whole and is provided for information; it does not represent the value of any individual property. A given home can sit well away from these averages depending on location, compound, floor, garden, building condition and documentation. This is not investment advice.