If you're looking for a place in Istanbul that offers sea views, green spaces, modern apartments, and convenient access to the city, Kartal should be on your radar. Located on the Asian side of Istanbul, Kartal has undergone a major transformation in recent years — from an industrial hub to one of the city’s fastest-growing and most promising residential districts.
Once known for its factories and warehouses, today’s Kartal is urban, green, well-connected, and highly attractive for families, young professionals, and investors alike. With its proximity to the Marmara Sea...
Rental Demand Score
8.7/10
+0.8%
vs last year
Supporting Factors
Expected Tenant Types
Employees
42%
Families
35%
Tourists
15%
Students
8%
Exit Strategy Analysis
Excellent
92%
Resell
Very Good
74%
Rental
Average
55%
Airbnb
Project Overview Propa Vist
Propa Vist is located in Kartal, one of the most attractive coastal districts on the Asian side of Istanbul. Kartal is known for its modern urban transformation projects and strong investment potential.
Key location advantages:
Prime coastal location in Kartal
Direct access to E-5 highway
Only 5 minutes away from the metro
These advantages provide:
Fast city transportation access
High rental demand
Strong long-term investment value
Contact us now to discover the best available opportunities
If you're looking for a place in Istanbul that offers sea views, green spaces, modern apartments, and convenient access to the city, Kartal should be on your radar. Located on the Asian side of Istanbul, Kartal has undergone a major transformation in recent years — from an industrial hub to one of the city’s fastest-growing and most promising residential districts.
Once known for its factories and warehouses, today’s Kartal is urban, green, well-connected, and highly attractive for families, young professionals, and investors alike. With its proximity to the Marmara Sea, stunning views of the Princes’ Islands, and high-rise developments with smart infrastructure, Kartal offers a balanced lifestyle between nature and city life.
So, why is everyone suddenly talking about Kartal?
It’s cheaper than many central districts yet offers similar (or better) quality of life.
It's packed with new infrastructure, malls, schools, and transport links.
Property values are rising fast, offering great investment potential.
It has become a popular choice for foreign buyers seeking Turkish residency or citizenship.
In this ultimate guide, we’ll explore everything you need to know about Kartal — from its history and real estate market to its lifestyle, safety, schools, and more.
Whether you’re considering moving, investing, or just curious, this article will help you understand why Kartal is becoming one of Istanbul’s hottest districts.
Geography and Location
Where is Kartal Situated?
Kartal is located on the southeastern coast of Istanbul’s Asian side, bordered by:
Pendik to the east
Maltepe to the west
Sultanbeyli and Sancaktepe to the north
And the Marmara Sea to the south
This strategic position gives Kartal a unique advantage: easy access to transportation, seafront lifestyle, and growing infrastructure.
Kartal also serves as a gateway to the Princes’ Islands, offering ferry services and stunning sea views from many parts of the district.
Access and Nearby Districts
Kartal is just:
15–20 minutes from Sabiha Gökçen International Airport
30–40 minutes from central areas like Kadıköy and Üsküdar
40–50 minutes to the European side via Marmaray or ferry
The district is well-integrated with Istanbul’s transportation grid, making it an ideal place to live while working or studying anywhere in the city.
You can live by the sea, enjoy fresh air, and still reach your office in Levent or school in Kadıköy without stress — a rare combo in a megacity like Istanbul.
Transportation and Connectivity
Metro, Ferry, and Highways
Kartal stands out for its exceptional transportation infrastructure, making it one of the most accessible districts in Istanbul.
Key Transportation Options:
Metro (M4 Line – Kadıköy to Sabiha Gökçen Airport) The M4 metro line runs through Kartal, connecting it to Kadıköy, Maltepe, Pendik, and Sabiha Gökçen Airport. This is a game changer for commuters.
Marmaray Line This high-speed train runs under the Bosphorus and connects Kartal with European districts like Zeytinburnu, Sirkeci, and Bakırköy.
Sea Ferry (İDO and Private Ferries) Kartal’s coastline offers ferry routes to Yenikapı, Bostancı, and the Princes’ Islands, ideal for both daily travel and weekend escapes.
Highways (E-5 and TEM) Major expressways pass near Kartal, making it easy to drive across the city.
Buses, Minibuses, and Dolmuş Kartal’s local transport system covers all its neighborhoods with frequent and affordable public transport.
Bottom Line: If you want a district with fast, flexible transport options — Kartal delivers. You can easily move between the Asian and European sides, travel to the airport, or commute to work without the headache of long delays.
History of Kartal
From Ancient Settlement to a Modern District
Kartal's history stretches back to ancient times, believed to have been founded by Greek settlers who named it “Kartalimen” — meaning “Eagle’s Harbor.” Its location on the Marmara Sea made it an attractive spot for early fishing villages, trade posts, and even Byzantine-era settlements.
During the Ottoman Empire, Kartal was a peaceful coastal area where aristocrats and merchants built summer homes, taking advantage of the clean air and sea views. It retained a calm, rural charm until the mid-20th century when industrialization reached its peak across Istanbul.
Industrial Era and Transformation
In the 1960s and 1970s, Kartal became a manufacturing hub, home to factories, warehouses, and workers’ housing. While this helped boost the local economy and population, it also led to urban congestion and pollution, especially near industrial zones.
Fast forward to the 2000s — Kartal began reinventing itself. The Turkish government and private developers started massive urban regeneration projects, aimed at transforming Kartal into a modern, livable, and environmentally-friendly district.
Old industrial areas were replaced with:
Residential skyscrapers
Office complexes
Shopping malls
Parks and promenades
Today, Kartal is one of the best examples of Istanbul’s urban transformation success story — retaining its historical depth while embracing a futuristic, sustainable vision.
Urban Development
Urban Renewal and Modernization
Over the past 15 years, Kartal has emerged as a leading district in Istanbul’s real estate and urban development boom. Large-scale government-backed regeneration plans have reshaped the district, turning it into a prime spot for both living and investing.
What’s Changed?
Old housing blocks demolished and replaced with earthquake-resistant smart buildings
Creation of green corridors and parks to improve air quality and lifestyle
Development of high-end residential complexes with luxury amenities
Infrastructure projects such as metro extensions and seafront revitalization
The transformation has been especially visible in neighborhoods like Dragos, Orhantepe, Yakacık, and Kartal Merkez, where modern skyscrapers now define the skyline.
Kartal is now positioning itself as “the new urban center of the Asian side” — a place that combines comfort, nature, technology, and culture.
New Residential and Commercial Projects
Kartal is filled with eye-catching residential developments, many of which offer sea views, resort-style amenities, and smart home technology.
Notable Projects:
AND Pastel – Family-friendly living with lush gardens, playgrounds, pools, and social clubs.
Mesa Kartall – A luxury project known for its hotel-style services and sustainable design.
Referans Kartal – High-end apartments with private beach access and wellness centers.
In addition to residential towers, Kartal is also attracting office buildings, tech hubs, and co-working spaces, making it ideal for remote workers, entrepreneurs, and freelancers.
The district’s mixed-use developments allow residents to live, work, shop, and relax — all within walking distance.
Real Estate in Kartal
Prices, ROI, and Popular Projects
The real estate market in Kartal is booming — and for good reason. With rising demand, strategic location, sea views, and modern infrastructure, Kartal offers excellent value for money, especially compared to more expensive central districts like Şişli or Beşiktaş.
If you're a homebuyer or investor, Kartal is one of the smartest districts to consider in 2026.
Average Property Prices in Kartal (as of 2026):
Property Type
Average Price per m² (USD)
New high-rise apartment (sea view)
$2,500 – $4,500
Mid-range apartment (inner Kartal)
$1,500 – $2,200
Luxury residence (Dragos area)
$4,500 – $6,000+
Investment Returns:
Rental yield (long-term): 5%–7% annually
Short-term rentals (Airbnb): 10%–12% in coastal areas
Property value growth (last 3 years): +35% to +45%
With Istanbul's growing population and Kartal's development pace, the ROI potential is high, especially for early investors buying into new projects.
Top Residential Projects to Watch:
Nidapark Küçükyalı – Smart homes, green living, and proximity to Marmaray.
Kartal Wings – Gated community with landscaped gardens, fitness centers, and family-friendly design.
Dumankaya Horizon – Iconic twin towers with panoramic sea views.
Tual Adalar – Budget-friendly yet modern residences with a direct view of the Princes’ Islands.
These projects often offer:
Installment payment plans
Foreign buyer support
Citizenship-by-investment packages (when the total investment exceeds $400,000)
What Are Foreign Buyers Purchasing?
Foreigners — especially from the Middle East, Russia, Iran, and Europe — are actively buying in Kartal.
Popular property types among expats:
1+1 and 2+1 apartments in secure compounds
Luxury penthouses with sea or island views
Commercial spaces for rental income
Residences for Turkish citizenship acquisition
Why foreigners love Kartal:
Better prices than central Istanbul
High rental demand from locals and expats
Modern buildings with English-speaking sales teams
Easy access to metro, ferry, airport, and international schools
If you’re considering property investment in Istanbul, Kartal offers one of the best entry points for short- and long-term returns.
Quality of Life
Environment, Safety, and Living Standards
One of the biggest reasons why people choose Kartal is its outstanding quality of life. Unlike the crowded, fast-paced districts on the European side, Kartal offers peace, space, greenery, and fresh air — without sacrificing modern convenience.
Whether you're a young professional, a family with kids, or a retiree looking for a slower lifestyle, Kartal checks all the boxes.
Why the Quality of Life in Kartal Is So High:
Proximity to the Marmara Sea with clean coastal air
Low population density compared to central districts
New urban planning with wide streets, bike lanes, and green belts
Plenty of parks, playgrounds, and coastal walking paths
Quiet residential neighborhoods with low noise pollution
Modern residential complexes with on-site gyms, pools, and security
Many developments in Kartal are designed with wellness in mind — from fresh air systems to nature-based landscaping and earthquake-safe structures. It's a district built for comfort, health, and sustainability.
Is Kartal Safe?
Yes — Kartal is considered one of the safest and most stable areas on the Asian side of Istanbul.
Here's why:
Low crime rate, especially in new developments and family zones
Gated communities with 24/7 private security
Police presence and neighborhood watch programs
Well-lit streets and CCTV surveillance in public spaces
The calm and respectful social environment makes Kartal ideal for families, single women, and elderly residents. It’s a place where kids can safely play in the park, and where walking home at night feels completely normal.
Family-Friendly Living
Kartal is one of the top choices in Istanbul for raising a family — and here’s why:
Excellent schools, both public and private, within walking distance
Modern playgrounds in every neighborhood
Abundant green spaces for family picnics and outdoor play
Cultural and educational centers for kids and teens
Access to quality healthcare and pediatric clinics
Some family-friendly compounds in Kartal even offer:
Kindergarten and daycare centers
After-school programs
Sports academies and swimming classes
Music and language workshops
In short, Kartal has all the ingredients of a safe, peaceful, and healthy environment for raising children — with easy access to everything you need.
Eco-Friendly and Sustainable
Kartal is also on the frontlines of green urbanism in Istanbul. The local municipality has prioritized:
Reducing industrial pollution
Planting thousands of new trees
Encouraging bicycle use and walkability
Creating smart, eco-friendly buildings with energy-saving systems
This makes Kartal a cleaner and more breathable district — ideal if you’re health-conscious or looking to escape Istanbul’s crowded city core.
Education
Schools, Colleges, and Universities in Kartal
Kartal offers a solid and growing education system, making it a top choice for families with school-age children, university students, and educators. Whether you’re looking for public schools, private institutions, or higher education options, Kartal has something to suit your needs — and often within walking distance of residential areas.
Public and Private Schools
Kartal is home to some of Istanbul’s most reputable schools, offering national curriculum, bilingual education, and science-focused learning. Many schools in Kartal are newly built, with modern classrooms, computer labs, and sports facilities.
Notable Institutions:
Kartal Anadolu Lisesi – One of the top-performing state high schools on the Asian side. Known for academic excellence and university preparation.
Bahçeşehir Koleji (Kartal Campus) – Private school with a strong emphasis on English, technology, and STEM programs.
TED Kartal Koleji – A highly respected private school that offers holistic education and extracurricular development.
Doğa Koleji, Bilfen, Final Schools – Nationally recognized private school networks with branches in Kartal, offering preschool through high school education.
Most private schools offer:
Bilingual education (Turkish-English)
Cambridge or IB-aligned programs
Smart classrooms, arts, and sports facilities
Universities and Higher Education
Kartal and nearby districts have several major universities, making the area attractive for students and academic professionals.
Nearby Universities:
Marmara University (Kartal Campus) – Offers medical and health sciences programs.
Maltepe University – A private university close to Kartal, offering degrees in law, business, design, and engineering.
İstanbul Gedik University – A growing institution with a campus in central Kartal offering a range of undergraduate and postgraduate courses.
Students living in Kartal benefit from affordable housing, safety, fast transportation to campus, and a lifestyle that balances study with leisure.
International Schools Nearby
While Kartal itself doesn't host large international schools, several are located within a 15–30 minute drive in nearby districts like Maltepe, Ataşehir, and Ümraniye.
Top international schools nearby:
British International School Istanbul (BISI)
MEF International School
Keystone International Schools
Istanbul International Community School (IICS)
Families with international backgrounds or expatriate children can easily live in Kartal and commute to these schools via metro or private shuttle services.
Language and Learning Centers
Kartal also offers a wide range of education centers, including:
English language schools
SAT, IELTS, and TOEFL prep centers
YÖS exam courses for foreigners applying to Turkish universities
After-school tutoring and coding courses for kids
Adult learning programs (arts, cooking, IT, etc.)
In short, Kartal is a comprehensive educational district, offering quality, diversity, and convenience for learners of all ages and levels.
Healthcare
Public and Private Hospitals
Kartal boasts one of the best healthcare ecosystems on the Asian side of Istanbul. Whether you're looking for public services or private clinics, you’ll find state-of-the-art facilities, multilingual staff, and accessible locations.
Major Hospitals in Kartal:
Kartal Dr. Lütfi Kırdar City Hospital One of Istanbul’s largest and most advanced hospitals. Offers specialized departments including cardiology, oncology, pediatrics, and surgery. Also functions as a teaching hospital.
Kartal Yavuz Selim State Hospital A well-equipped public hospital providing affordable care through Turkey’s universal health system. Excellent for emergency services and general medical needs.
Private Clinics:
Medipol Kartal
Vera Hospital
Birinci International Hospital (nearby in Pendik)
These offer premium-level care, shorter wait times, and multilingual doctors — especially helpful for expats and foreign residents.
Clinics, Pharmacies, and Emergency Services
In every neighborhood of Kartal, you’ll find:
Family health centers (Aile Sağlığı Merkezi)
Pediatric and dental clinics
Dermatology and cosmetic clinics
24/7 pharmacies (Nöbetçi Eczane)
Emergency medical services (112 Ambulance)
Healthcare in Kartal is highly accessible, affordable, and reliable, making it a safe choice for families, retirees, and anyone with ongoing medical needs.
Shopping and Retail
Shopping Malls, Markets, and Local Stores
Kartal offers a vibrant and convenient shopping scene, blending the best of modern retail with traditional Turkish market culture. Whether you’re into designer brands, daily groceries, handmade crafts, or street food, Kartal has something for everyone.
Top Shopping Centers in Kartal:
1. İstMarina AVM
A massive waterfront shopping and lifestyle complex that combines retail, dining, entertainment, and sea views.
What you’ll find:
150+ national and international brands
Cinemas, playgrounds, and activity centers
Seaside cafes and fine dining
Grocery stores and electronics outlets
Stunning views of the Princes’ Islands
It’s the perfect weekend destination for shopping, relaxing, or catching a movie with family or friends.
2. Anatolium Marmara
Located just a short drive away in nearby Pendik, this open-air shopping center features:
IKEA
Decathlon
Koçtaş (home improvement)
Clothing stores and food courts
Local Markets and Bazaars
Kartal still maintains the charm of traditional Turkish markets where you can experience authentic shopping and local interaction.
Popular weekly markets include:
Yakacık Market (Wednesdays)
Kartal Center Market (Fridays)
Uğur Mumcu Market (Sundays)
Here you’ll find:
Fresh fruits, vegetables, and spices
Olives, cheese, and homemade pastries
Clothing, textiles, shoes, and kitchen goods
Bargains and lively haggling culture
These markets are not just about shopping — they’re also social spaces where locals meet, chat, and enjoy tea.
Everyday Shopping Essentials
In Kartal, you’re always close to daily necessities:
Supermarkets: Migros, A101, Şok, CarrefourSA
Bakery & Butchers: Found in every neighborhood
Pharmacies: With late-night duty options
Street shops: For fresh simit, börek, roasted chestnuts, etc.
Local textile stores and tailor services
Whether you live in a high-rise or a quiet neighborhood, everything is within reach, making everyday life seamless and efficient.
Leisure and Lifestyle
Seaside Promenade and Parks
Kartal’s biggest lifestyle advantage is its proximity to the sea. The district boasts one of the most beautiful coastal promenades in Istanbul, attracting locals from all over the Asian side.
The Seaside Features:
Walking and cycling lanes
Open-air fitness equipment
Picnic zones and barbecue areas
Cafes with outdoor seating
Children’s playgrounds
Fishing spots and yoga decks
Breathtaking sunset views
You can jog by the sea in the morning, walk with your dog at sunset, or enjoy coffee while watching the ferries sail by. The vibe is peaceful yet lively, ideal for people of all ages.
Top Parks in Kartal:
Dragos Sahil Parkı – Coastal park with pine trees, hammocks, and sea views
Yakacık Mesire Alanı – A large forest park with panoramic city views, ideal for picnics
Kent Parkı (City Park) – Central park with walking trails, benches, and fountains
These parks are perfect for families, fitness enthusiasts, and anyone looking for a green escape without leaving the city.
Sports and Active Living
Kartal supports an active and healthy lifestyle, with a variety of options:
Public and private gyms
Swimming pools and tennis courts
Outdoor basketball and football fields
Yoga and pilates studios
Martial arts schools
Cycling tracks by the coast
The municipality also organizes:
Marathons and running events
Free outdoor fitness classes
Weekend sports festivals
In Kartal, staying active is easy — whether you’re into team sports or solo workouts.
Cultural Life
Art, Theater, and Community Events
Kartal is not just about high-rise living and sea views — it’s also a thriving hub for culture and creativity. The district has invested in public spaces and municipal programs that support the arts, education, and community engagement, offering something for all age groups.
Major Cultural Institutions in Kartal:
Bülent Ecevit Cultural Center (Kartal Belediyesi Kültür Merkezi) This is the heart of cultural life in the district. It hosts:
Theater performances (local and national)
Classical music concerts
Film screenings and festivals
Art exhibitions
Seminars, lectures, and workshops
Art Street (Sanat Sokağı) A charming pedestrian street where you’ll find:
Local galleries
Street musicians
Independent bookstores
Cafés hosting poetry readings and mini-concerts
Cultural Houses (Kültür Evleri) Small municipal venues scattered throughout the district that offer:
Painting and music classes
Pottery and crafts workshops
Free educational courses
Activities for children, women, and seniors
Festivals and Public Events
Kartal’s local government frequently organizes public festivals and city-wide celebrations that make the district feel alive, united, and family-oriented.
Annual highlights include:
🎉 Kartal Literature and Poetry Festival Celebrates Turkish literature with author readings, book fairs, and open mic sessions.
🎶 Sea Festival (Deniz Şenliği) Held on the waterfront, featuring music performances, traditional dance shows, and fireworks.
👧 Children’s Day Festival (April 23) A huge celebration with costumes, parades, theater shows, and games for kids.
🚴♀️ Sports and Wellness Week Includes outdoor yoga, bike rides, and seminars on healthy living.
These events help foster community spirit, bring people together, and create a sense of local pride that makes Kartal more than just a place to live — it becomes home.
Food and Dining
Turkish and International Cuisine
Kartal’s culinary scene is rich, affordable, and incredibly diverse. From traditional Turkish lokantas to seafood restaurants with ocean views, you’ll never run out of places to eat and explore.
Where to Eat in Kartal:
Günaydın Steakhouse – Premium kebabs and grilled meats
Kartal Sofrası – A local favorite for Turkish homestyle cooking
Derya Balık Restaurant – Fresh seafood with a stunning view of the Princes’ Islands
Midyeci Ahmet – Famous for stuffed mussels (midye dolma) and kokoreç
Nalia Karadeniz Mutfağı – Black Sea regional cuisine (hamsi, muhlama, cornbread)
Cafés and Bakeries:
MADO, Pelit, and Hafız Mustafa – Turkish desserts and ice cream
Third-wave cafés – Kartal has a growing number of hip coffee shops, perfect for working remotely or catching up with friends
Street Food Culture
You can’t live in Istanbul without falling in love with street food — and Kartal delivers:
Simit and tea by the coast
Lahmacun, gözleme, and börek from corner bakeries
Chestnuts and corn on the cob during winter
Kokoreç and dürüm from food trucks late at night
The food culture here reflects Kartal’s down-to-earth, inclusive, and flavorful vibe — where locals and newcomers gather around shared meals and open spaces.
Demographics and Community
Who Lives in Kartal?
Kartal is home to a diverse, upwardly mobile, and increasingly international population. As one of the more affordable yet modern parts of Istanbul, it attracts:
Young professionals
Growing families
Educated middle-class locals
Expats from Europe, the Middle East, Central Asia, and the Balkans
Retirees seeking quiet coastal life
The community is friendly, open, and respectful, and the district feels inclusive without being chaotic.
Neighborhood Vibe
Each area within Kartal has its own atmosphere:
Dragos & Sahil – More upscale, quiet, and scenic
Yakacık & Uğur Mumcu – Family-friendly with parks and schools
Kartal Merkez – More urban, lively, with easy access to transit and shopping
What they all share:
Clean streets
Low-rise and high-rise housing options
A strong sense of safety and community
If you’re looking for a district where you can grow roots, meet friendly neighbors, and enjoy a relaxed urban rhythm, Kartal is a fantastic option.
Conclusion: Is Kartal Right for You?
So, after exploring every corner of Kartal — its history, growth, lifestyle, real estate market, community, and coastal charm — one question remains: Is Kartal the right place for you?
Here’s the short answer: If you’re looking for a district that offers modern living, green space, sea views, and excellent value — then YES, Kartal is 100% worth considering.
Why People Are Choosing Kartal:
🌊 Seaside living without the European-side price tag
🚇 Fast transportation via metro, Marmaray, ferry, and highway
🏢 Modern homes in earthquake-safe buildings
📚 Great schools, hospitals, parks, and malls
💰 High investment returns and affordable entry for foreigners
🧘♀️ Peaceful lifestyle with active city benefits
🌍 Diverse, welcoming, and growing community
Whether you’re a first-time homebuyer, a foreign investor, a remote-working expat, or a family looking to settle down, Kartal has the infrastructure, comfort, and vibe to make you feel at home — while still giving you access to everything Istanbul has to offer.
As Istanbul continues to expand and modernize, Kartal is leading the charge on the Asian side — blending nature, culture, and city living into one powerful package.
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Beach
4 Km
School
3 Km
City Center
35 Km
Mall
1 Km
Subway
300 m
Hospital
2 Km
Bus
500 m
Istanbul Airport
5 Km
E-5
100 m
Security
Sauna
Green Area
Indoor pool
Parking
Gym
cafe
Turkish Bath
Restaurant
