Investing in 1+1 and 2+1 Apartments Near Universities in Istanbul

Why Are Areas Near Universities and Metro Stations Becoming an Attractive Opportunity for Real Estate Investors?

When considering real estate investment in Istanbul, location and rental demand remain two of the most important factors determining the strength and long-term potential of an investment.

One segment that deserves particular attention is investing in 1+1 and 2+1 apartments near universities and metro stations in Istanbul, supported by a large student population and recurring housing demand with each new academic year.

More Than 900,000 Students Study in Istanbul

Istanbul is Turkey’s largest university city. Higher education data for the 2024–2025 academic year indicates that approximately 907,000 students are enrolled in higher education institutions across Istanbul.

Among them are more than:

136,000 International Students

studying at universities in Istanbul, meaning that the city alone attracts a significant share of Turkey’s international student population.

However, the size of this market is not limited to international students.

Every year, tens of thousands of Turkish students move to Istanbul from other provinces to attend university, creating recurring demand for student housing near universities and public transportation networks.

Why Invest in 1+1 and 2+1 Apartments?

Small and medium-sized apartments offer considerable flexibility within Istanbul’s rental market.

1+1 Apartments

These units are particularly suitable for:

• Students who prefer independent living
• Postgraduate students
• International students
• Young professionals
• Newly married couples

This means that demand for a 1+1 apartment is not limited exclusively to students, which is an important advantage when considering future re-leasing or resale opportunities.

2+1 Apartments

A 2+1 apartment in Istanbul offers a different investment model.

Two students can share an apartment and divide their rental and living expenses, while the same property remains suitable for small families.

As a result, 2+1 apartments in Istanbul can provide investors with access to a broader tenant base.

Universities Create Demand — Metro Connections Expand It

One common mistake when choosing a property for student-focused investment is looking only for the apartment closest to a university.

In reality, easy access to transportation can be more important than the physical distance to the university campus.

An apartment located near a metro or Metrobus station may serve students attending several universities rather than being dependent on demand from a single institution.

For example, a property located along a major transportation line may allow students to reach their university within 15–30 minutes, even if the apartment is not located in the same district.

This creates a simple investment formula:

University + Metro + Services + Suitable Purchase Price = Greater Rental Potential

A Market Renewed Every Academic Year

Student housing demand differs from many other segments of the rental market.

Every year, some students graduate while new students arrive in Istanbul.

Our preliminary market study estimates that the number of new students coming to Istanbul from outside the city and from abroad could be approximately:

140,000–165,000 Students Per Year

For market-sizing purposes, approximately 150,000 new students per year can be used as an initial benchmark.

This includes an estimated:

30,000–35,000 New International Students Annually

in addition to approximately:

110,000–130,000 Turkish Students Coming From Outside Istanbul

These figures are estimates based on higher education data and student distribution patterns. They should not be interpreted as an official direct count of students physically relocating to Istanbul each year.

Housing Is One of the Biggest Challenges for Students in Istanbul

The large student population, combined with the limited capacity of subsidized student accommodation, makes housing one of the most important issues facing students in Istanbul.

A study published by the Istanbul Planning Agency indicates that the capacity of KYK student dormitories corresponds to approximately 30% of the accommodation needs of students coming to Istanbul from outside the city.

This leaves a significant segment of students relying on:

Private student residences, shared apartments, and residential apartments rented from the private market.

This is where an important opportunity emerges for the real estate investor.

How Much Does a Student Spend on Housing and Living Expenses in Istanbul?

As the cost of living in Istanbul has increased, annual student expenditure has become an increasingly important economic factor.

Based on current price levels, the annual housing and living budget of a student relying on the private market can range approximately between:

TRY 200,000 and TRY 800,000 Per Year

depending on the type of accommodation, location and lifestyle.

For students choosing a quality private residence or an independent apartment, housing alone can represent a substantial portion of their annual budget.

This helps explain why students represent an important segment of the Istanbul rental property market.

Where Is the Real Estate Investment Opportunity?

We do not believe that purchasing just any apartment next to any university automatically represents a successful investment.

A property worth considering should combine several important characteristics:

• 1+1 or 2+1 apartment
• Close proximity to a metro or Metrobus station
• Easy access to more than one university
• Safe and well-serviced location
• Reasonable purchase price compared with expected rental income
• Reasonable monthly maintenance and service charges
• Strong re-leasing potential
• Future resale potential to a broader range of buyers

At this point, the investment evolves from simply purchasing a property into selecting a real estate product supported by identifiable market demand.

From Traditional Real Estate Investment to Student Housing Investment

Investors can develop the traditional model of:

Buy an Apartment → Rent It Out

into a more integrated investment model:

Property Selection → Furnishing and Preparation → Student Marketing → Tenant Selection → Rental Management → Maintenance → Re-Leasing

This model can be particularly valuable for international investors who wish to invest in Istanbul real estate without having to manage the property’s day-to-day operations themselves.

Areas Immediately Next to Universities Are Not the Only Target

From an investment perspective, the best property is not always the one located directly next to a university.

A better opportunity may sometimes be found several metro stations away, where the purchase price is lower while rental demand remains strong and the surrounding area offers comprehensive services.

For this reason, we focus on the concept of:

University & Metro Investment Corridors

These are real estate investment corridors connected to universities through Istanbul’s metro and public transportation network.

Rather than relying on a single university to generate rental demand, a strategically located property can provide access to several universities, business districts and commercial areas.

This can also help maintain broader rental demand during university holiday periods.

What Does This Mean for the Investor?

With more than 900,000 students studying in Istanbul, including over 136,000 international students, together with the continuous annual flow of students arriving from outside the city, student-oriented housing represents a segment worth considering within the Istanbul real estate market.

However, an investment decision should never be based solely on the number of students.

Before purchasing a property, investors should evaluate:

Price per square meter – Expected rental income – Net rental yield – Residential complex fees – Vacancy rate – Target universities – Metro network – Non-student rental demand – Future resale potential.

Because successful real estate investment does not begin with the property being offered for sale.

It begins with understanding who will rent that property — and why they will choose it.

Properties Gate | International Real Estate Consultancy

At Properties Gate, we evaluate real estate investment opportunities based on location, actual market demand, rental potential, transportation accessibility and future resale prospects.

Our objective is to help investors select properties that match their investment goals and long-term strategy.

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