Two neighbourhoods in Küçükçekmece have a metro station, and two of the three stations are in Atatürk Mahallesi. Despite that, it has the district's second-lowest price per square metre.
Put those two sentences side by side and you get the most interesting table in the district.
Two stations, one neighbourhood
The M9 Ataköy–Olimpiyat line's three stations inside Küçükçekmece:
| Station | Neighbourhood | Street |
|---|---|---|
| Halkalı Caddesi | Atatürk | Halkalı Caddesi |
| Atatürk Mahallesi | Atatürk | Yunus Emre Caddesi |
| Bahariye | Mehmet Akif | Şehit Albay Rıdvan Özden Cad. |
The 14-station M9 runs 26 minutes end to end. Interchanges: metrobüs and M1A at Yenibosna, M3 at İkitelli Sanayi, M11 (the airport line) at Olimpiyat, and the Marmaray at Ataköy.
So from Atatürk Mahallesi the metrobüs, the Marmaray and the airport line are all one change away. No other neighbourhood in the district offers that from walking distance.
The numbers: why so cheap?
As of July 2026:
| Atatürk | District average | |
|---|---|---|
| Sale per m² | ~₺38,000 | ₺59,109 |
| Rent per m² | ~₺387 | ₺449 |
| Year-on-year | 32.0% | — |
| Gross yield | ~12.2% | ~9.1% |
| Population | 42,737 | — |
| Density | ~29,900 /km² | — |
The thing to notice is the difference in the size of the two discounts: the sale price is 36% below the district average while rents are only 14% below. Rent has not fallen as far as price.
There are two plausible reasons, and both may be true:
1. Metro effects reach rents first. This section of the M9 was completed in March 2024 with the Ataköy–Bahariye phase. Transport investment pulls rents up quickly and sale prices more slowly — a tenant moves today, a buyer waits.
2. Building stock is pushing sale prices down. Age and seismic-code uncertainty suppress sale prices independently of rent. Building age does not weigh on a tenant's calculation the way it weighs on a buyer's.
Keeping the two apart matters: the first is a gap that may close over time, the second is one that will not.
The highest yield: reward or risk premium?
At 12.2%, the gross yield is the district's highest. Attractive, and on its own misleading.
A high yield is a risk premium. If the market sells the same rent more cheaply, there is a reason. In Atatürk Mahallesi the likely reasons are:
- the age of the stock and seismic-code uncertainty,
- higher maintenance and refurbishment costs,
- a tenant pool narrower than Kartaltepe's.
A yield calculated without those stays gross. For every Atatürk Mahallesi property in our portfolio we give you the permit year, any risk assessment and the three-year service-charge trend in writing — net yield is only discussable after that.
Who is this neighbourhood right for?
Yield-focused investors. The highest bare ratio in the district. If you accept the risk premium, little in Küçükçekmece competes on capital efficiency.
Metro commuters and their landlords. Two stations means the strongest metro access in the district, and time-to-let is correspondingly short.
First-time buyers. The district's second-lowest entry price — and not in a poorly connected neighbourhood but a well connected one. Subject to a building-level assessment, one of the most sensible starting points in Küçükçekmece for a limited budget.
Buyers who want newer stock. Not the right neighbourhood. Look at Atakent.