Scenario analysis
How Occupancy and Nightly Rates Differ by District
Why do two apartments of the same size earn differently in two districts?
A broad district name isn't enough to analyse on; look at neighbourhood level and the demand profile, occupancy and price range separate out clearly. The figures below come from our own area analyses.
| Area | Average occupancy | Nightly rate range | Dominant demand |
|---|---|---|---|
| Beyoğlu — Galata / Karaköy | Over 78% | ₺2,500 – ₺4,000 | Tourists, short stays |
| Kadıköy — Moda / Bahariye | 72% | Area average | Digital nomads, long stays |
| Beşiktaş — Nişantaşı | Upper segment | ₺3,500 – ₺6,000 | Premium, business travel |
Galata and Karaköy produce the highest occupancy, but their nightly rate ceiling is lower than Nişantaşı's. Nişantaşı commands a high rate, but its demand comes from a narrower segment. In Kadıköy occupancy is a little lower while stays are longer, which brings operating costs down.
What this tells us
- High occupancy and a high nightly rate rarely sit in the same district; which is more profitable depends on the property's running costs.
- Where long stays dominate, cleaning and turnaround costs fall, so the same gross income leaves a higher net return.
- The district name isn't enough: walking time to the metro, how the street reads, how the building looks and what's nearby all change the outcome within one district.
Source: PeraHomes guide — A Guide to Short-Term Rental in Istanbul — read the guide. These figures are regional averages; an individual property can perform differently.
How does this arithmetic work out for your property?
Let's prepare an assessment for your property, using occupancy and rate data from your area.