# How to choose the right location for your cafe or restaurant

> District tiers, street vs mall vs office vs campus, a footfall counting method and lease red flags.

Source: https://fizibi.com/en/guides/dogru-lokasyon-secimi
Updated: 2026-09-06

## What do district tiers mean?

Because street-level data changes monthly, we group districts into rent and price tiers. 2026 estimates for monthly rent (₺/m², street-front F&B):

| Tier | Examples | Rent |
|---|---|---|
| Istanbul prime | Nişantaşı, Bebek, Moda, Karaköy, Bağdat Avenue | 2,500-4,500 |
| Istanbul busy | inner Kadıköy, Beşiktaş, Ataşehir, Bakırköy | 1,000-1,800 |
| Ankara / Izmir | Tunalı, Çankaya, Alsancak, Bornova | 900-1,500 |
| Other metros | Antalya, Bursa, Adana, Gaziantep, Konya | 600-1,000 |
| Anatolian city centres | Eskişehir, Trabzon, Kayseri, Denizli | 300-500 |

Within a tier, a side street is 15% cheaper and a mall 30% dearer plus service charges; office districts are empty at weekends; campus areas collapse in summer.

## Street, mall, office or campus?

- **Main street:** high footfall, high rent, takeaway-heavy.
- **Side street:** loyal neighbourhood customers, lower rent, takes time to be discovered.
- **Mall:** guaranteed traffic, turnover rent (8-12%) plus service charges and mandatory long hours.
- **Office district:** strong weekday lunch, meal cards essential, closed weekends.
- **Campus:** high volume, low ticket, 40% drop in summer and holidays.
- **Seaside / touristic:** 60% of the year in May-September; winter must be cash-funded.

## How do you count footfall yourself?

Count people passing the candidate on a weekday 12:30-13:30, a weekend 15:00-16:00 and an evening 19:00-20:00. Mark separately those who fit your profile (age, pace, coffee in hand). Rough conversion: 2-6 of every 100 suitable passers-by walk in. This is the most reliable source for a daily customer estimate.

## Competitor map

Draw a 5-minute walking circle on Google Maps; note similar venues, seat counts and three prices (filter coffee, breakfast plate, main course). No competitors may signal no demand; a "cafe street" proves demand but requires a verifiable difference.

## What are the red flags in a rent negotiation?

- Rent quoted in foreign currency (not lawful, shifts the risk to you).
- Lease shorter than 3 years or no renewal option.
- No gas line, chimney or ventilation route.
- Title deed registered as residential.
- Key money above 6 months of rent.
- A landlord who says "the licence is your problem": ask for a licence-conditional break clause.

## How much do visibility, parking and delivery matter?

Corner plots and glass frontage raise visibility; parking matters for families, courier access for delivery. A terrace with morning sun is valuable for breakfast.

## How do seasonality and Ramadan affect revenue?

Ramadan cuts daytime dining 10-20% (and lifts patisseries) and moves 11 days earlier each year. August is low in city centres, October-December high. FIZIBI applies a monthly index based on the location type you choose.

## Candidate scoring list

Score rent-to-revenue, footfall count, competitor density, title deed, gas, chimney, visibility, lease term, key money and licence eligibility from 1 to 5; compare two candidates as two separate FIZIBI feasibilities.