Price, demand and rent trends for Karşıyaka, Bornova, Bayraklı and Urla – Çeşme.
This report is a local assessment based on the transactions, listing data and adviser observations of Mekânca Real Estate in Izmir in the third quarter of 2026. It does not replace official statistics; it is an indicator that helps to understand the market's direction.
General outlook
In the summer months, sales activity picked up compared with spring as the interest-rate environment gradually softened. Owners brought their price expectations to realistic levels; the average gap between asking and achieved sale price fell from 12% at the start of the year to 8%. Properties priced well above the market stayed unsold for more than 120 days on average.
Areas
- Karşıyaka – Bostanlı: Sea-view 3+1 apartments were the most in-demand type; buildings with lifts and covered car parks earned a clear premium.
- Bornova: As the university term approached, demand for 1+1 and 2+1 rentals peaked in September.
- Bayraklı: Tenant demand is strong for residences and office floors; newly delivered projects supported rent multiples.
- Urla – Çeşme: Demand for villas and stone houses from foreign and local investors continued; negotiating margins rose after the season.
Rental market
Rents continued to rise within the legal increase limit and market conditions. Across Izmir the average rent of a 2+1 apartment rose about 28% over the start of the year, but rental yield (annual rent / sale price) stayed in the 5 – 6% band.
Expectations
An expected limited easing in mortgage rates in the fourth quarter may shorten buyers' decision process. Our advice to sellers is to invest in property photos and have documents (occupancy permit, DASK, title) ready, and go to market within the first 30 days at the right price.
The ratios in this article are compiled from our firm's internal data and are not investment advice.
Tips for buyers
When setting your budget, take into account not only the sale price but also costs such as the title fee, commission and DASK. Test your affordability with the mortgage calculator and set aside the difference between the appraisal value and sale price as down payment. Seeing at least three comparables in the same neighbourhood on site is your strongest argument in negotiation.
Tips for sellers
The first 30 days are the period in which a listing attracts the most interest. Professional photography, a clean and neutral interior and complete paperwork markedly increase your chance of receiving offers early. Rather than reducing the price later, set it realistically from day one.