12/09/2026
Investing in 1+1 and 2+1 Apartments Near Istanbul’s Universities
Why Have Areas Near Universities and Metro Stations Become an Opportunity Worthy of Real Estate Investors’ Attention?
When considering a real estate investment in Istanbul, location and the level of rental demand remain among the most important factors determining the strength of the investment.
One sector that deserves particular attention is investing in 1+1 and 2+1 apartments near universities and metro stations in Istanbul, due to the presence of a large student market that renews itself at the beginning of every academic year.
More Than 900,000 Students Study in Istanbul
Istanbul is considered the largest university city in Türkiye. Higher education data for the 2024–2025 academic year indicates that approximately 907,000 students are enrolled in higher education institutions in Istanbul.
Among them are more than:
136,000 international students studying at Istanbul’s universities, meaning that the city alone attracts a significant proportion of the international students present in Türkiye.
However, the size of the market is not limited to international students.
Every year, tens of thousands of Turkish students move from other provinces to Istanbul to attend its universities, creating renewed demand for housing near universities and transportation networks.
Why 1+1 and 2+1 Apartments?
Small and medium-sized apartments offer good flexibility in the rental market.
1+1 Apartments
They are particularly suitable for:
Students who prefer independent living.
Postgraduate students.
International students.
Young professionals.
Newly married couples.
This means that demand for the apartment is not limited to students alone, which is an important point when considering re-renting or selling it in the future.
2+1 Apartments
They offer a different model.
Two students can share the apartment and divide the rental and living costs, while at the same time the apartment remains suitable for small families.
Therefore, 2+1 apartments in Istanbul can provide investors with a broader tenant base.
The University Generates Demand… and the Metro Expands It
One of the common mistakes when selecting a property for student investment is searching only for the apartment closest to the university.
In reality, ease of transportation may be more important than direct proximity to the university campus.
An apartment located near a metro or Metrobus station can serve students from several universities at the same time.
For example, having the property located along a major transportation line can allow students to reach their universities within 15–30 minutes, even if the property is not located in the same neighborhood.
This is where the investment formula becomes clear:
University + Metro + Services + Suitable Purchase Price = A Property More Capable of Attracting Tenants.
A Market That Renews Itself Every Year
Student demand differs from many other segments of the rental market.
Every year:
Students graduate, and new students arrive in Istanbul.
Our preliminary market study indicates that the number of new students coming to Istanbul from outside the city and from outside Türkiye can be estimated at approximately:
140,000–165,000 students annually
With approximately 150,000 students per year adopted as an initial reference figure for studying the size of the market.
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 are estimated figures based on higher education data and student distribution. They are not a direct official statistic of the number of students who actually relocate to Istanbul each year.
Housing Is One of the Greatest Challenges Facing Students in Istanbul
The increase in the number of students, compared with the limited availability of subsidized student accommodation, makes housing one of the most important aspects of student life.
A study issued by the Istanbul Planning Agency indicates that the accommodation capacity of KYK dormitories is equivalent to approximately 30% of the needs of students coming from outside Istanbul.
This leaves a significant segment dependent on:
Private student accommodation, shared apartments, and residential apartments rented from the open market.
This is where the opportunity for the real estate investor emerges.
How Much Does a Student Spend on Housing and Living Expenses?
With the rising cost of living in Istanbul, students’ annual spending has become an important economic factor.
Based on current price levels, the annual budget of a student who depends on the private market for housing and living expenses can range approximately between:
TRY 200,000 and TRY 800,000 per year
Depending on the type of accommodation, the area, and the level of spending.
For a student who chooses good-quality private accommodation or an independent apartment, housing costs alone constitute a significant part of their budget.
This demonstrates why the student market represents an important segment of Istanbul’s rental market.
Where Does the Investment Opportunity Lie?
We do not believe that purchasing any apartment next to any university automatically constitutes a successful investment.
A property worth considering should combine several elements:
A 1+1 or 2+1 apartment
Proximity to a metro or Metrobus station
Easy access to more than one university
A safe and well-serviced area
A suitable purchase price compared with the expected rent
Reasonable monthly expenses
Ease of re-renting
The possibility of reselling the property in the future to a broader segment of students
This is where the investment shifts from merely purchasing a property to selecting a real estate product based on genuine demand.
From Real Estate Investment to Student Housing Investment
The investor can develop the traditional model:
Purchasing an apartment ← Renting it out
Into a more integrated model:
Property selection ◀️ Furnishing and preparation ◀️ Marketing to students ◀️ Tenant selection ◀️ Rental management ◀️ Maintenance ◀️ Re-renting.
This model can be particularly important for investors residing outside Türkiye who wish to own an investment property without managing its daily details.
Areas Near Universities Are Not the Only Areas Being Targeted
The best investment option is not always the property located directly next to the university.
There may be a better opportunity in an area several metro stops away from the university, but which offers a lower purchase price, good rental income, and integrated services.
Therefore, we focus on the concept of:
University & Metro Investment Corridors
In other words, investment corridors connected to universities and metro networks.
Instead of relying on a single university, the property becomes accessible to several universities, business centers, and commercial districts.
This also helps maintain demand for the property during university holiday periods.
What Does This Mean for the Investor?
The presence of more than 900,000 students in Istanbul, including more than 136,000 international students, in addition to the continuous annual inflow of students coming from outside the city, makes student housing one of the sectors worthy of attention within Istanbul’s real estate market.
However, the investment decision should not be based on the number of students alone.
Before purchasing the property, the following factors should be studied:
Price per square meter – Expected rent – Net return – Residential complex fees – Vacancy rate – Target university – Metro network – Non-student demand – Resale potential.
Because a successful real estate investment does not begin with the property 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 study each investment opportunity based on:
Location ◀️ Genuine demand ◀️ Rentability ◀️ Transportation network ◀️ Resale potential
To help investors select the property that suits their investment objectives.
Properties Gate – Your Safe Gateway to Real Estate in Türkiye
www.properties-gate.com
