What is the real estate inflation rate?
According to recent reports by Iran Gate, the real estate inflation rate in Tehran, its suburbs, and satellite cities has been published. According to these statistics, the month-on-month real estate inflation in Tehran and its suburbs in the month of Farvardin 1402 (March/April 2023) has exceeded 100%. The published report shows that the inflation rate in the impoverished areas of Tehran has been significantly higher than the affluent neighborhoods of the capital.
The first part of the real estate inflation investigation file focuses on analyzing the point-to-point inflation statistics in Tehran province. This present report, which is the second part of this file, examines and analyzes the statistics and figures related to inflation in different neighborhoods and areas of Tehran.
What is the housing rate in Tehran neighborhoods?
According to the published reports in domestic media, the average housing prices in Tehran province have experienced an increase of over 100% compared to Farvardin 1401 (March/April 2022). In this report, the lowest housing price is related to District 18, and the highest housing rate has been recorded in District 1 of Tehran. The housing price range in Tehran is very wide, ranging from 18 million toman per square meter to 167 million toman, as reported by the media and supervisory authorities.
The real estate inflation rate in 22 neighborhoods of Tehran
The examination of inflation rates in the 22 districts of Tehran shows that District 10 of Tehran has the highest inflation rate of 149%, while District 1 has the lowest housing inflation rate of 59% according to this table. As evident from the top and bottom of this list, there is a significant disparity in housing inflation between impoverished and affluent areas of Tehran, which can be clearly seen in the table below.
District 1
This district includes old and established neighborhoods such as Tajrish, Evin, Azgol, Jamaran, Dezashib, and Bagh Ferdows. Looking at the housing rates in these areas, we can observe a significant statistical difference between older neighborhoods and newly developed ones. However, according to published statistics, the point-to-point housing inflation rate in Farvardin 1402 (March-April 2023) is reported to be 59%, meaning that the average property price in District 1 of Tehran in Farvardin 1401 (March-April 2022) was 59% cheaper than the price of the same property in Farvardin 1402.
District 2
Sadabad, Gisha, Tehran Villa Daryan, and Nava Setareh Khan are located in District 2 of Tehran. This area is also one of the most expensive neighborhoods in Tehran. For example, in areas like Setareh Khan, depending on which part of the neighborhood the property is located in, there is a significant price difference. However, the housing inflation rate in this neighborhood is lower than the average inflation rate in the capital and has been recorded at around 104%.
District 3
District 3 of Tehran Municipality is also one of the affluent neighborhoods in Tehran, including areas like Vanak, Zargandeh, Darous, Amanieh, Ghalehak, and Seydkhandan. The housing inflation rate in this district is more than 30% lower than the average of the 22 districts of Tehran and has stabilized at around 75%.
District 4
Tehranpars East and West, Narmak North, Louizan, Shamsabad, Hakimieh, Shemiran-e-Nou, Golshen, and Majidabad are among the most important neighborhoods in District 4 of Tehran Municipality. The housing prices in these areas are lower compared to the previous 3 districts. However, in some areas like Louizan and Shayan, the housing rates are much higher than other neighborhoods in District 4. Nevertheless, it can be said that this district is considered as one of the central areas of Tehran, and the inflation rate recorded for this district in Farvardin 1402 is 116%, which is about 5% higher than the average inflation rate in the capital city.
District 5
Shahrak-e-Ekbatan, Kooy-e-Ferdous, Kooy-e-Bimeh, Punak North and South, Baharabad North and South, Sazman-e-Barnameh, Shahraneh North and South, and Bagh-e-Feiz are among the most important neighborhoods in District 5 of Tehran Municipality. Due to the vastness of this district, the housing prices also cover a wider range. For example, the housing rates in Ekbatan are significantly higher than the property prices in a neighborhood like Bagh-e-Feiz. However, the point-to-point inflation rate for housing in District 5 of Tehran in Farvardin 1402 was 106%, which is about 5% lower than the average.
District 6
Amirabad, Yusefabad, Motahari, Jihad, Fatemi, Iranshahr, Sanaei, University of Tehran, Keshavarz Boulevard, Laleh Park are among the most important neighborhoods in District 6 of Tehran. This district hosts middle-class citizens of Tehran. District 6 is studied as one of the indicators of the purchasing power of the middle class in various markets. The housing inflation rate in this area is recorded at about 88 percent point-to-point, but it is said that the highest demand for rental housing has been registered in this area.
District 7
Bahar, Sohravardi North and South, Abbasabad, Majidieh, Nazamabad, Kaj, Heshmatieh, Khajeh Nasir are among the important areas located in District 7 of Tehran Municipality. The housing inflation rate in 1402 for District 7 of Tehran was about 113, slightly higher than the average for the whole capital.
District 8
Tehranpars, Dardasht, Haft Haz, Madaen, Fadak, Narmak, Majidieh, Kerman, Vahidieh, Sabalan are among the most important neighborhoods in District 8 of Tehran. District 8, known as one of the lower-middle-class areas in Tehran, has registered a 126 percent inflation rate for housing in Farvardin 1402.
District 9
This area, located in the west of Tehran, includes neighborhoods such as Shemshiri, Mehrabad, South Dastgheib, Imamzadeh Abdullah, Sarasiab, Mehrabad, Estad Moein, and Fath. The point-to-point inflation rate for housing in this area of Tehran has been recorded at 116 percent.
District 10
The point-to-point inflation rate in District 10 of Tehran is the highest among the 22 districts of Tehran, according to published reports. The housing market in District 10 of Tehran has been affected by a 149 percent inflation rate in Farvardin 1402 (March/April 2023). This district includes neighborhoods such as Haft Chenar, Beryanak, Jey, Salsabil, Sepah, and Karun. In other words, it can be said that District 10 of Tehran is one of the poorer areas of Tehran, although it has a slightly better situation compared to other poor areas of the capital. Due to the high cost of housing, the middle class has flocked to this area from Tehran, which has increased the demand.
District 11
Enghelab Street, Jameh Republic Palestine, Monirieh Amirieh, Har Rah Ahan, Salamat Jamalezadeh, Eskandari, and among the most important neighborhoods of District 11 in Tehran. This area, which is one of the busiest 22 districts of Tehran, has always been a hotbed for real estate. The year-on-year inflation rate for housing in District 11 of Tehran has reached 96%. Analysts believe that due to the increase in prices, the middle class and students, who are the main housing applicants in this area, have been forced to move towards poorer areas.
District 12
District 12 is one of the oldest areas of Tehran, including neighborhoods such as Baharestan, Darvazeh Shemiran, Pamnar, Ferdowsi, Tehran Bazaar, Ghiyam Herandi. The registered inflation rate for this area is 93%. The demand for these areas is mainly for administrative and commercial purposes, indicating the severity of the business conditions in the capital.
District 13
Sarkheh Hasar-e Niru-ye Havai-ye Payrozi Safa are among the most important neighborhoods located in District 13 of Tehran. This district, located in the eastern and southeast parts of Tehran, is considered one of the middle-income neighborhoods. The inflation rate in this area has reached 144%, which is more than 30% higher than the average inflation rate in the capital. Experts believe that the housing market in middle-income and upper-middle-income neighborhoods of Tehran is currently hotter than other areas. District 10 is also one of these areas, facing high demand from the middle class.
District 14
District 14 of Tehran Municipality includes neighborhoods such as Shokoufeh, Ghasr-e Firouzeh, Dolab, Javadiyeh, Sar’asab, Dolab-e Chahar Sad, Minaye Delgosha, Taxirani, and Mi. The point-to-point inflation rate for housing in this area is 119%, which is 8% higher than the average housing inflation rate in the capital.
District 15
Neighborhoods such as Afsarieh, Mosagarabad, Moshiriye, Khavaran, Masoudiye, Abouzar, and Kianshahr are located in District 15. This district, located in the eastern part of the capital, is one of the poor neighborhoods of Tehran and is known for its high housing inflation rate of 125% as one of the areas with high housing inflation in Tehran.
District 16
Nazabad, Yaghchiabad, Khazaneh Bagh Azari, and Shahrek-e-Ba’athat are among the most important areas located in District 16 of Tehran. The 117% inflation in housing prices in this area has made it known as a highly demanded hub for homebuyers in Tehran. However, due to the unique and outdated infrastructure of this area, the demand from property buyers is not as visible as in other middle-class and affluent areas of Tehran.
District 17
District 17 of Tehran Municipality, which is also the most densely populated part of the capital, is known as one of the poorest areas of Tehran. The neighborhoods of Yaft Abad, Emamzadeh Hassan, Baloursazi, Sajjad, Zamzam, Bagh Khazaneh, and Abu Zar (both northern and southern parts) are among the most important areas in this district. The housing inflation rate in District 17 of Tehran was stabilized at around 149% in Farvardin 1402 (March-April 2023). In fact, District 17, along with District 10, has the highest housing inflation rate among the 22 districts of Tehran.
District 18
Shadabad, Shamsabad, Sadeghieh, Ferdous, Valiasr, Shahid Rajaei are among the main neighborhoods located in District 18 of Tehran Municipality. The inflation rate in this area is also very high, calculated at 129%. This area, located in western Tehran, is known as one of the middle-income neighborhoods.
District 19
Khanabad North and South, No Bahmani, Abdulabad, Ne’matabad, Esmaeilabad, Dolkhah North and South are located in District 19 of Tehran Municipality. The point-to-point inflation rate in District 19 of Tehran is calculated at 113%. This area is also considered one of the low-income neighborhoods in Tehran.
District 20
Eghdasiye, Cheshme Ali, Javanmard, Qasab, Hamzehabad, Dilman, Taghiabad, and Baharesti are among the most important neighborhoods located in District 20 of Tehran. The point-to-point inflation rate for housing in District 20 of Tehran, registered in the period of Farvardin 1402, is equivalent to 106%, which is about 5% lower than the average housing inflation rate in the capital.
District 21
Among the most important areas in District 21 of Tehran are Chitgar, Vardavard, Tehransar, Ghazali, Vilashahr. The housing inflation rate in this western area of Tehran is equivalent to 118 percent. This area is also considered one of the central areas of Tehran and is a destination for many individuals who intend to migrate and relocate from Karaj to Tehran but do not have enough liquidity to buy housing in better areas of Tehran.
District 22
Olympic Village, Lake Khalij-e Fars, Havaniruz, Koohak, and Zibadashat Waterfall are also located in District 22 of Tehran. This area, located in the west and northwest of the capital, is known as one of the central residential areas of the capital. The month-to-month inflation rate in District 22 in April 2023 was recorded at 88 percent, indicating low demand for property purchase in this part of Tehran.
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