Sea-View Apartments in Istanbul: Beylikdüzü, Kartal or Üsküdar?

Sea-View Apartments in Istanbul: Beylikdüzü, Kartal or Üsküdar?

Which sea do you actually want to see?

"An apartment with a sea view" is one of the most common requests we hear at our office in Bomonti. The first question we ask back is: which sea? Istanbul has two very different waterfronts. Beylikdüzü and Kartal look out over the open Sea of Marmara. Üsküdar sits on the Bosphorus, the narrow strait between Europe and Asia. Transport, price level, building stock and daily life differ a lot between the three, so it pays to compare them before you start viewing.

Beylikdüzü, Kartal and Üsküdar at a glance

The rent figures are district-wide monthly averages from Endeksa's 2026 district table, as reported in Turkish media in September 2026. In the same ranking of 39 districts from cheapest to most expensive, Beylikdüzü was 8th, Kartal 27th and Üsküdar 29th. These are averages for all homes, not sea-view units, which usually sit above the district average. We did not find a comparable, sourced sale-price dataset for the three districts, so on purchase prices we stay qualitative: Beylikdüzü generally offers the lowest entry point, Kartal sits in the middle, and a genuine Bosphorus view in Üsküdar is the scarcest and most expensive of the three. Always ask for recent comparable sales (emsal) rather than relying on asking prices.

Beylikdüzü: Marmara views at the lowest entry price

Transport

Beylikdüzü is on the European side, at the western edge of the city. Its backbone is the Metrobus, a bus rapid transit line on dedicated lanes that starts at Beylikdüzü Sondurak (TÜYAP) and runs about 50 km, across the 15 July Martyrs Bridge, to Söğütlüçeşme in Kadıköy. Reaching central districts at rush hour takes time, so check your real commute.

There is no metro yet. İBB (Istanbul Metropolitan Municipality) has completed the design of the Sefaköy–Beylikdüzü–TÜYAP line (M20), but as of January 2026 it had still not been approved for construction in the Presidency's public investment programme. Treat it as a possible bonus, not as a reason to pay more today.

View and lifestyle

The coastal neighbourhoods such as Yakuplu, Kavaklı and Gürpınar have many gated complexes (site) with pools, parking and security. Flats are often larger and newer for the money than in the older districts. Views here are usually wide and open; what matters is what stands between your building and the shore.

Suits: families who want space and amenities on a moderate budget, and people who work on the western side of the city. Less suited to anyone commuting daily to the historic centre or the Asian side.

Kartal: Marmara and island views with strong rail links

Transport

Kartal is on the Asian side, between Maltepe and Pendik. The M4 metro, whose Kadıköy–Kartal section opened in 2012, now runs from Kadıköy to Sabiha Gökçen Airport. Marmaray, the suburban rail line that crosses under the Bosphorus, also has a Kartal station and connects the coast directly to the European side without changing.

View and lifestyle

From Kartal you look across the Marmara to the Princes' Islands (Adalar). The long seaside park along the coast is part of daily life here. Housing is mixed: newer residential towers next to older apartment blocks, some of which are being rebuilt through kentsel dönüşüm (urban renewal). That mix creates opportunities, but also risk for your view, as explained below.

Suits: buyers who want a sea view and good rail access on the Asian side, people working around Kadıköy or Ataşehir, and frequent flyers using Sabiha Gökçen. Endeksa's 2026 figures put Kartal's average rent close to Üsküdar's, which is worth noting for rental investors.

Üsküdar: living on the Bosphorus

Transport

Üsküdar is one of the best-connected districts on the Asian side. Marmaray takes you under the Bosphorus to the European side in one stop. The M5 metro starts in Üsküdar and, since its last section opened in May 2026, runs all the way to Sultanbeyli. Ferries to Eminönü, Karaköy and Beşiktaş are part of everyday life.

View and lifestyle

This is the classic Istanbul view: the Bosphorus, the bridges, the Maiden's Tower and the historic peninsula. Shoreline neighbourhoods such as Kuzguncuk, Beylerbeyi and Çengelköy have a village feel; inland areas such as Altunizade are more modern.

Much of Üsküdar's shoreline lies inside the Bosphorus Area defined by Law No. 2960 (the Bosphorus Law, 1983). The law divides the area into the shoreline strip, the öngörünüm (foreground view) zone, the geri görünüm (background view) zone and affected zones, and its stated purpose is to limit construction that would increase density and to protect the natural and historic fabric. In practice this means few new projects, many older buildings and strict rules on renovation, which helps explain the price premium.

Suits: buyers who want central city life and history, long-term holders, and people who value ferries over driving. Less suited to those looking for a brand-new complex with a pool on a moderate budget.

What "sea view" really means: checks before you sign

1. Check what can be built in front of you. A view is only as safe as the zoning of the plots between you and the water. Look up neighbouring parcels in İBB's E-Plan app (1/5000 plans, for information only) and ask the district municipality for the imar durumu (zoning status) of those plots.
2. Ask about urban renewal nearby. A four-storey building in front of you today may be replaced by a taller one under kentsel dönüşüm. This matters most in Kartal and in older parts of Beylikdüzü.
3. Be precise about the view. Full, partial and side views are very different. Visit the actual flat, on the actual floor, and do not rely on photos taken from the roof terrace.
4. In off-plan projects, fix the unit. A "sea-view project" does not mean every unit sees the sea. Put the block, floor, unit number and facade direction in the contract.
5. Match the paperwork to reality. Check the tapu (title deed) and iskan (occupancy permit), and order an ekspertiz (valuation report) from a licensed valuation company. In older Bosphorus buildings, compare the approved project with what is actually built, as unauthorised additions are a known issue.
6. Count running costs. Sea air and wind increase facade and window maintenance; ask about the aidat (monthly building or complex fee).

Zoning and planning rules change and every parcel is different; confirm the legal position with a licensed lawyer before you commit.

So which one?

• Beylikdüzü if you want space, a modern complex and a Marmara view for the lowest budget, and you can live with a Metrobus commute.
• Kartal if you want a sea and island view on the Asian side with metro, Marmaray and the airport close by.
• Üsküdar if the Bosphorus itself is the point, and you accept older buildings and higher prices in exchange for location and scarcity.

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