Most people house-hunting in Sefaköy look at Kartaltepe. Tevfikbey is in the same quarter, tied to the same metrobüs stop, and 20% cheaper and markedly less dense.
Among the quarter's ten neighbourhoods, Tevfikbey is the most coherent answer for the buyer who wants Sefaköy's advantages without its density.
The numbers
| Tevfikbey | Kartaltepe | District average | |
|---|---|---|---|
| Sale per m² | ~₺54,900 | ~₺68,300 | ₺59,109 |
| Rent per m² | ~₺397 | ~₺512 | ₺449 |
| Year-on-year | 39.2% | 53.0% | — |
| Gross yield | ~8.7% | ~9.0% | ~9.1% |
| Population | 36,848 | 12,166 | — |
| Density | ~25,100 /km² | ~14,500 | — |
Density: where it sits inside Sefaköy
The quarter's ten neighbourhoods differ enormously in density, and listings never show it:
| Neighbourhood | Density (/km²) |
|---|---|
| Yeşilova | ~56,900 |
| Sultanmurat | ~53,000 |
| Kemalpaşa | ~45,800 |
| Gültepe | ~44,900 |
| İnönü | ~38,900 |
| Fevzi Çakmak | ~35,000 |
| Söğütlüçeşme | ~33,900 |
| Tevfikbey | ~25,100 |
| Kartaltepe | ~14,500 |
| Beşyol | ~13,600 |
Tevfikbey is the quarter's third least dense. Kartaltepe and Beşyol are sparser still, but for different reasons: Kartaltepe is a commercial centre (small resident population, large daytime one), and Beşyol is the quarter's smallest neighbourhood.
Tevfikbey is both large and sparse: 36,848 people spread over 1.47 km². That combination is rare inside the quarter, and in practice it means:
- Parking is noticeably easier than in Yeşilova or Sultanmurat.
- Buildings are further apart; lower floors suffer less for light.
- Green space exists at neighbourhood scale.
And all of it while remaining tied to the Sefaköy metrobüs stop.
The E-5: the same dilemma again
Tevfikbey is, with Kartaltepe and Fevzi Çakmak, one of Sefaköy's three E-5 neighbourhoods.
That brings the noise problem along with the transport advantage. Flats facing the arterial and flats three streets back are different lives at the same floor area, and they price differently.
We recommend the inner streets to family buyers. An E-5 frontage makes more sense for an investor letting the property out: noise weighs less on a tenant's decision than on a buyer's.
Yield: just below average, but predictable
Gross yield runs at roughly 8.7% against a district average of 9.1% — just below on the bare ratio.
As in Kartaltepe, the value here lies not in the size of the yield but in its predictability: near the metrobüs, in a populous neighbourhood, a market-priced flat does not sit empty for long.
Higher ratios exist in the district — Atatürk (~12.2%), Sultanmurat (~10.0%), Yeşilova (~9.7%) — but each comes with either older stock or higher density. What Tevfikbey offers is not the highest yield but the fewest compromises.
Who is this neighbourhood right for?
Families buying in Sefaköy. The quarter's most balanced option: metrobüs access retained, density below the quarter's average.
Buyers priced out of Kartaltepe. The same metrobüs stop at 20% less per square metre.
Investors. A predictable yield; if you are maximising the bare ratio, look at Yeşilova or Sultanmurat.
Anyone unwilling to accept the parking problem. The first place to look inside the quarter.