Bahçelievler at a glance
| Population | 539,035 (end of 2025); 560,086 a year earlier (TÜİK, address-based population results 2025) |
|---|---|
| Area | 16.7 km² (İBB earthquake booklet, 2020) |
| Neighbourhoods | 11: Bahçelievler, Çobançeşme, Cumhuriyet, Fevzi Çakmak, Hürriyet, Kocasinan Merkez, Şirinevler, Siyavuşpaşa, Soğanlı, Yenibosna Merkez, Zafer (Bahçelievler Municipality) |
| Became a district | 1992, by Law No. 3806, split from Bakırköy (Law 3806) |
| Neighbouring districts | Bakırköy to the south, Küçükçekmece to the west, Bağcılar to the north, Güngören to the east (İBB earthquake booklet, 2020) |
| Metro stations in the district | M1A: Bahçelievler. M9: Çobançeşme, 29 Ekim Cumhuriyet, Doğu Sanayi (İBB M9 line data) |
| On the southern edge (D-100) | M1A Ataköy-Şirinevler and Yenibosna stations (officially in Bakırköy); metrobüs stops Yenibosna, Şirinevler and Bahçelievler (İETT metrobüs line 34) |
| Land registry office | Bahçelievler Tapu Müdürlüğü, in the district government building, Barbaros Caddesi No:11/3, Şirinevler (Bahçelievler District Governorship) |
| Court for rent disputes | Sulh hukuk (civil peace) courts of the Bakırköy Courthouse, sitting in its Bahçelievler annex in Yenibosna (Bakırköy Courthouse) |
| Earthquake scenario | About 34% of 23,276 buildings moderately damaged or worse in a magnitude 7.5 earthquake (İBB model, 2020) (İBB earthquake booklet, 2020) |
Where Bahçelievler is and how people get around
Bahçelievler lies inland from Bakırköy. The D-100 (E-5) highway forms its southern edge and the old London road (Londra Asfaltı) runs across its north; between them the district filled with apartment blocks, high-rise from the late 1970s on.
Rail is what most tenants here ask about first. The M1A metro (Yenikapı–Atatürk Airport) has had a station at Bahçelievler since January 1999, and two more, Ataköy-Şirinevler and Yenibosna, sit on the district's southern edge. Since March 2024 the M9 line has run through the district's west with three stations, Çobançeşme, 29 Ekim Cumhuriyet and Doğu Sanayi, and two stops south of Çobançeşme, at Ataköy, it meets the Marmaray commuter rail. The metrobüs runs down the middle of the D-100 with stops at Yenibosna, Şirinevler and Bahçelievler.
One practical note for anyone reading a listing: because the D-100 is the district boundary, several stations and stops named after Bahçelievler neighbourhoods are officially on the Bakırköy side. A flat "next to Şirinevler metro" may be in either district, which matters for the land registry office and the municipality that bills the property tax.
What the housing is like
The İBB's building inventory used for its 2020 earthquake study counted 23,276 buildings in Bahçelievler: 66% built between 1980 and 2000, 17% before 1980 and 17% after 2000. Most are mid-rise: 17,598 of them have five to nine floors. That inventory dates from 2017, and the district has rebuilt a great deal since; the municipality describes itself as Turkey's leader in urban transformation for two years running (its own claim, January 2026).
In our view, from letting and selling here, that produces two markets side by side: older apartment blocks, and new buildings that replaced them, especially around Kocasinan, Zafer and Siyavuşpaşa. A flat priced against the wrong group is the commonest reason we see a listing sit for weeks. Alongside them are three large gated complexes completed between 2020 and 2024, listed further down.
On the commercial side, Yenibosna and Kocasinan hold warehouses, workshops and small production space with their own demand, and the Yenibosna press axis is home to media companies such as the İhlas group and TGRT Haber. In our experience these properties let on technical details (ceiling height, door width, loading access), not on the things that let a flat.
Earthquake risk and urban transformation
In the İBB's 2020 scenario for a magnitude 7.5 night-time earthquake, 796 buildings in Bahçelievler would be very heavily damaged and 1,490 heavily damaged, and about 34% of the district's buildings would suffer moderate or worse damage. The highest counts of very heavily damaged buildings were in Şirinevler (105), Zafer (101) and Siyavuşpaşa (88). These are model estimates for the district, not findings about any single building, and they rest on the 2017 inventory.
For an owner the useful questions are about one building: when it was built, whether a risky-building (riskli yapı) assessment has been made, and what the building's owners have agreed. Our guide to urban transformation explains the process and your rights in it, and earthquake insurance (DASK) is compulsory for every flat: how to buy or renew it from abroad.
Complexes in Bahçelievler we have owner guides for
- Nef Bahçelievler: 903 flats in 10 blocks of 6 to 20 storeys by Timur Gayrimenkul (Nef), delivered 2020
- RAMS Garden Bahçelievler: 796 flats in 11 blocks by RAMS Global, delivered 2024
- İstwest: 982 units in 14 blocks in Yenibosna by Fer Yapı and Boyner Holding, delivered 2021
Owning a flat in Bahçelievler from abroad
Property tax (emlak vergisi) on a Bahçelievler flat is billed by Bahçelievler Municipality. It can be paid online at the municipality's payment page with a Turkish tax number, through e-Devlet, or by bank transfer; our step-by-step guide covers each route. A sale or a transfer is done at the Bahçelievler land registry office, in person or through someone holding your power of attorney. If a tenant dispute ever goes to court, it is heard by the civil peace courts of the Bakırköy Courthouse, in its Bahçelievler annex. Rent increases on renewal are capped by law each month: the latest legal cap.
We are a licensed agency with our office in Bahçelievler. Under property management we let the flat, collect the rent and look after it while you live abroad; nothing is charged while it stands empty. If it will stay empty, vacant property care covers visits, bills and keys. Not sure what it is worth today? Start with a free valuation in lira, euros and dollars.
