Deniz Istanbul Prices and Details 2026
Yakuplu, Beylikdüzü, Istanbul
1 / 81Deniz Istanbul prices start from about $141,000 (one hundred forty-one thousand dollars) for 1+1 apartments, $232,000 for 2+1 units and about $1,310,000 for villas, based on sale listings on Emlakjet in October 2026, while 2+1 apartments are offered for rent from about $1,500 (one thousand five hundred dollars) a month. Officially named Denizİstanbul, the project is a coastal town of about 1.2 million m² built by Keleşoğlu Holding (Eston Yapı) on the Yakuplu shore of Beylikdüzü, right next to West Istanbul Marina; a 1.5 km coastline, the marina and a sports club are all inside the township. The metrobus is about 7 minutes away by car and Istanbul Airport about 35 minutes. Phases such as Kalyon Evleri, Marina Evleri, Mercan Konakları and Sedef Konakları were delivered between 2016 and 2024, and resale units carry condominium title deeds. Ranging from affordable 1+1 apartments to marina-view villas, it suits both rental investors and buyers looking for a seaside lifestyle. Property Time Istanbul's office is in Skyland, Sarıyer, and every legal step of the purchase is handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about Deniz Istanbul?
Deniz Istanbul is a large township developed in phases on the Yakuplu shore in Marmara Mahallesi, Beylikdüzü, combining apartments, mansion blocks, residences and villas with a marina, commercial and tourism areas. According to Emlakjet, Keleşoğlu bought the project from the Savings Deposit Insurance Fund (TMSF) for 75 million dollars. Total unit counts vary by source: yeniemlak gives 4,949 (4,619 apartments + 330 villas), Emlakjet 4,610 apartments + 319 villas, and Ekonomist (2022) 5,700 homes on completion.
Which phases make up Deniz Istanbul?
Deniz Istanbul consists of phases, each with its own site layout. The official website lists Bahar Residence, Marina Residence, Sedef Konakları, Mercan Konakları and Marina Evleri; portals also show Kalyon Evleri, Yakamoz Evleri and the Kalyon West Wall mansions.
140 apartments and 202 villas on 108,000 m²; resale listings range from 1+1 to 9+2 villas.
Twin and detached garden villas on 65,000 m², net 453 – 585 m²; the phase closest to the marina.
5 – 8 storey blocks with 2 flats per floor on 122,000 m²; 1+1 – 4+1.
Delivery date shown as January 2023 on the Emlakjet project card.
Phase with large 3+1 and 3.5+1 units; listings of 210 – 216 m².
9th phase with 1+1 – 5+1 flats; planned delivery June 2024.
Sources: denizistanbul.com, Emlakjet project cards, guncelprojebilgileri, yeniemlak, Ekonomist (2022). Delivery dates are those first announced or shown on portals; the current status of the latest phases could not be verified.
What are the technical specifications of Deniz Istanbul?
Building inspection, a soil survey and compliance with earthquake and insulation regulations are stated for the phases; blocks have a generator, hydrophore and water tank. Marina Evleri villas have a lift, a 2 – 4 car closed garage, sauna, steam room and private pool. Heating varies by phase: one Mercan Konakları listing we checked has a gas combi boiler, another listing a central system.
Sources: guncelprojebilgileri, Emlakjet project page and listings, deal-tr. No earthquake performance report, parking capacity or dues per phase are public.
How much are apartments for sale in Deniz Istanbul?
Based on 18 sale listings for Deniz Istanbul phases on Emlakjet between August and October 2026, 1+1 units are listed at $141,000 – $161,000, 2+1 units at $232,000 – $333,000, and 3+1 and 3.5+1 units at $313,000 – $565,000. A 200 m² top-floor 3+1 with a full sea view in Yakamoz Evleri is listed at $897,000, and villas at $1,310,000 – $1,956,000. A 215 m² 4+1 in Mercan Konakları was offered at $540,000 in August 2025.
Sources: Emlakjet sale listings for Marmara Mahallesi, Beylikdüzü (August – October 2026; 1+1 n=2, 2+1 n=4, 3+1/3.5+1 n=7, Yakamoz n=1, villas n=4) and deal-tr listing no. 1006 (4+1, August 2025, in USD; older price). TRY prices converted at the 24 October 2026 rate (1 USD ≈ 49.6 TRY) and rounded to the nearest $1,000. Apartment listings equal roughly 82,000 – 156,000 TRY per m². These are asking prices and samples per type are small. The lists on deal-tr's project page are internally inconsistent (e.g. a 1+1 starting at both $150,000 and $306,000).
How have Deniz Istanbul prices changed?
In undated project data from around 2016 – 2017, Mercan Konakları was priced at 460,000 – 2,395,000 TRY, Kalyon Evleri at 1,592,000 – 4,417,000 TRY and Marina Evleri villas at 4,450,000 – 5,995,000 TRY. Ekonomist reported in 2022 that the project had gained 120% in value since launch. This lira-based comparison also reflects inflation and the exchange rate.
How does buying in Deniz Istanbul work?
As the project is completed, sales are resales: a contract is signed with a deposit and the balance is paid at the land registry together with the title transfer. During this process, the title deed, mortgage and lien check, review of the sale contract and the transfer are handled by Att. Egemen Yasin Şahalioğlu. Buyers who cannot travel to Turkey can complete the title transfer by power of attorney.
Is there a payment plan at Deniz Istanbul?
Resale purchases are usually cash. Earlier developer campaigns mentioned 25% down and 36 monthly instalments (deal-tr, dated 26 October 2023), and 25% down with 24 instalments plus bank-loan eligibility for Marina Evleri (guncelprojebilgileri, undated). Current terms for phases still on sale must be confirmed with the developer.
How do foreigners buy property in Deniz Istanbul?
A foreign buyer first obtains a Turkish tax number and opens a Turkish bank account; then the title deed and encumbrance check, valuation report and contract are completed and the title is transferred. The land registry also confirms that the property can be sold to a foreigner. Every step is followed by Att. Egemen Yasin Şahalioğlu, who works on property purchases by foreigners.
What needs to be done after the title transfer?
After the transfer, the electricity, water and gas subscriptions are opened in the new owner's name, the owner is registered with building management and a property tax return is filed with the municipality. If a citizenship application will be made, the payment documents and the title deed annotation are added to the file at this stage.
How much are apartments for rent in Deniz Istanbul?
In October 2026 we found 4 rental listings for Deniz Istanbul phases on Emlakjet: a 144 m² sea-view 2+1 in Mercan Konakları at $1,500 a month, and 175 – 181 m² 3+1 units in Kalyon Evleri and Mercan Konakları at $1,600 – $2,300.
Source: Emlakjet rental listings for Marmara Mahallesi, Beylikdüzü (18 – 23 October 2026; 2+1 n=1, 3+1 n=3). Rents converted at 1 USD ≈ 49.6 TRY and rounded to the nearest $100. No rental listings were found for 1+1 units or villas.
What is the rental yield at Deniz Istanbul?
Where sale and rent data exist for the same phase and type, the gross yield is about 5.4% – 7.6%: 144 m² 2+1 units in Mercan Konakları at $328,000 – $333,000 with $1,500 rent give about 5.5%; 175 m² 3+1 units in Kalyon Evleri at $313,000 – $343,000 with $1,600 rent give 5.6% – 6.1%; and 3+1 units in Mercan Konakları at $363,000 with $1,800 – $2,300 rent give 6.0% – 7.6%. With small samples, these rates are indicative only.
Can units in Deniz Istanbul be rented short term?
Under the rules in force since 2024, short-term rental requires a permit from the Ministry of Culture and Tourism and the unanimous consent of the other owners in a condominium building. In projects with many units this consent is hard to obtain in practice, so investment returns should be calculated on long-term rent.
What are the service charges and buying costs at Deniz Istanbul?
Service charges at Deniz Istanbul are set by building management according to the apartment's size and the compound's services. We obtain the current service charge for the apartment you are considering in writing from management and share it before purchase. The main buying costs on top of the price are:
By law, buyer and seller pay 2% each; the parties may agree otherwise.
A fixed fee charged for the title deed transaction.
Compulsory earthquake insurance taken out before the transfer.
Licensed valuation; compulsory for purchases by foreigners.
Present at the land registry for buyers who do not speak Turkish.
By Att. Egemen Yasin Şahalioğlu, from contract to title deed.
Fee rates may change with legislation; you can request the exact breakdown in writing before purchase. For new-build purchases, whether VAT is included in the price is also checked.
Can you get Turkish citizenship by buying in Deniz Istanbul?
A home or office worth at least $400,000 (four hundred thousand dollars) qualifies for Turkish citizenship by investment; the threshold can also be reached with more than one property.
Based on October 2026 listings, the units in Deniz Istanbul that exceed the $400,000 threshold on their own are the large 3+1 and 3.5+1 units in Sedef Konakları and 180 m² sea-view 3+1 units (about $494,000 – $565,000), the top-floor Yakamoz unit ($897,000), 4+1 units in Mercan Konakları ($540,000 in August 2025) and all villas (from $1,310,000). 1+1 and 2+1 units do not reach the threshold alone; it can be met by buying more than one apartment.
- The value is determined by a licensed valuation report.
- A no-sale annotation of at least 3 (three) years is placed on the title deed.
- Payment is made in foreign currency and documented through a Turkish bank.
- The application file is prepared and followed by Att. Egemen Yasin Şahalioğlu.
Legislation may change; current requirements are confirmed with the lawyer before applying.
What apartment and villa types are there in Deniz Istanbul?
Deniz Istanbul ranges from 66 m² 1+1 apartments to 248 m² 4+1 units and 450 – 712 m² detached and twin villas. Sizes vary by phase; the ranges below combine project data and 2026 listings.
The entry type; from $141,000 in October 2026. In Kalyon 81 m² gross / 60 m² net.
Mercan's large type is 144 m²; rents for $1,500 a month.
The most listed type; from $313,000, with large layouts in Sedef.
In Mercan 215 m² gross / 175 m² net, with sea view.
Twin and detached garden villas closest to the marina.
Detached villas and West Wall mansions; from $1,310,000.
Sources: yeniemlak (Mercan Konakları types), Emlakjet project page (Kalyon net areas), guncelprojebilgileri (Marina Evleri), Emlakjet and deal-tr listings.
How do you get to Deniz Istanbul?
Deniz Istanbul sits on the Yakuplu shore right next to West Istanbul Marina, with the beach about 100 metres away. According to the developer, the Beylikdüzü metrobus line is about 7 minutes by car and Istanbul Airport about 35 minutes; the E-5 highway is about 6 km away. A shuttle service runs within the township.
How long does it take from Deniz Istanbul to the airports?
The developer gives about 20 minutes to the Atatürk Airport area and about 35 minutes to Istanbul Airport; deal-tr gives about 40 km and 45 – 50 minutes to Istanbul Airport depending on traffic.
What amenities does Deniz Istanbul offer?
What sets Deniz Istanbul apart is that it is a coastal town with its own marina, beach and water sports club. According to one listing, the sports and life club is operated by MidClubs and is open only to Deniz Istanbul residents.
Are there schools, hospitals and malls near Deniz Istanbul?
The developer lists a school, hospital, hotel, shopping centre, mosque, cafés and restaurants among the township's facilities; their current operating status should be confirmed separately. deal-tr names Kolan Beylikdüzü Hospital among nearby hospitals and gives a university about 3 km away.
Is Deniz Istanbul a good investment?
Deniz Istanbul is one of the few Istanbul townships with its own marina and beach, offering options for different budgets from 1+1 units at $141,000 to villas; most phases are delivered and the resale and rental markets are active. On the other hand, it is 30 – 40 km from the city centre, the metrobus requires a car or shuttle, and one agency listing marks Marmara Mahallesi as not eligible for residence permits. The project suits buyers looking for a seaside lifestyle and a balanced rental yield.
- Coastal town with marina, beach and sports club
- Wide price range: 1+1 from $141,000 up to villas at ~$1,956,000
- Most phases delivered with condominium deeds; active resale and rental market
- ~5.4% – 7.6% gross rental yield on matching 2026 listings
- 30 – 40 km to the city centre, ~7 km to the metrobus
- One agency listing marks Marmara Mahallesi as not eligible for residence permits; the current status must be confirmed
- Total units, area and the status of the latest phases differ by source
- Small listing samples per type (2 – 7) and no published dues
Before buying, the phase's title deed record, occupancy permit, outstanding dues and residence-permit status are reviewed separately by Att. Egemen Yasin Şahalioğlu.
Which other projects are near Deniz Istanbul?
As alternatives to Deniz Istanbul, you can look at projects in Büyükçekmece, Avcılar and Bahçeşehir, and Skyland Istanbul, where our office is located:
Who should you buy Deniz Istanbul from?
Property Time Istanbul is a licensed Istanbul firm offering property and legal advice to foreign and local buyers, with its office in Skyland Istanbul, Sarıyer. We represent the buyer, not the developer: we show apartments on site, compare prices with current market listings and manage the process up to the title deed. All legal work, including the title deed check, contract, transfer and citizenship application, is handled in full by Att. Egemen Yasin Şahalioğlu, registered with the Istanbul Bar Association (registration no. 66465).
Skyland İstanbul, Huzur Mah. Azerbaycan Cd. No:4 D:238, 34415 Sarıyer/İstanbul · info@propertytimeistanbul.com · About · Contact · Att. Egemen Yasin Şahalioğlu
Frequently asked questions about Deniz Istanbul
How much do Deniz Istanbul properties cost in 2026?
According to October 2026 Emlakjet listings, 1+1 units are $141,000 – $161,000, 2+1 units $232,000 – $333,000, 3+1 and 3.5+1 units $313,000 – $565,000, and villas $1,310,000 – $1,956,000.
Are Deniz Istanbul and Denizİstanbul the same project?
Yes. The official name is Denizİstanbul; it is Keleşoğlu Holding's township on the Yakuplu shore of Beylikdüzü next to West Istanbul Marina. It should not be confused with projects in Avcılar.
Who built Deniz Istanbul?
The project was developed by Eston Yapı A.Ş., a subsidiary of Keleşoğlu Holding. According to Emlakjet, Keleşoğlu bought the project from TMSF for 75 million dollars; yeniemlak names Kraft Mimarlık as the architect.
Has Deniz Istanbul been delivered?
Most phases are delivered: Kalyon Evleri in August 2016, Marina Residence in January 2023 and Sedef Konakları 2 in July 2023; Bahar Residence was planned for June 2024. Completion of the whole township was targeted for 2026; the status of the latest phases could not be verified.
What kind of title deed does Deniz Istanbul have?
Resale listings we checked (e.g. a Mercan Konakları 3+1, September 2026) show a condominium title deed. The deed record of each unit is checked separately before buying.
How many homes are there in Deniz Istanbul?
Sources differ: yeniemlak gives 4,949 (4,619 apartments and 330 villas), Emlakjet 4,610 apartments and 319 villas, and Ekonomist (2022) 5,700 homes on completion.
Can foreigners buy at Deniz Istanbul and get a residence permit?
Foreigners can buy property in Beylikdüzü. However, one agency listing marks Marmara Mahallesi as not eligible for residence permits, and Beylikdüzü is known to have neighbourhoods closed to new permits, so the current status must be confirmed with a lawyer.
Can you get Turkish citizenship with a Deniz Istanbul property?
The large 3+1 units in Sedef Konakları, 4+1 units, the top-floor Yakamoz unit and all villas exceed the $400,000 threshold on their own. With 1+1 and 2+1 units, the threshold can be met by buying more than one apartment.
How much is rent at Deniz Istanbul?
In October 2026 a 144 m² 2+1 was listed at about $1,500 a month and 175 – 181 m² 3+1 units at $1,600 – $2,300.
How far is Deniz Istanbul from the metrobus?
According to the developer, the Beylikdüzü metrobus line is about 7 minutes by car, and about 7 km according to deal-tr; a shuttle service runs within the township.
Does Deniz Istanbul have a marina and beach?
Yes. The township is next to West Istanbul Marina and includes a 1.5 km coastline and beach; a water sports club is also among the facilities.
What are the monthly dues at Deniz Istanbul?
Dues per phase have not been published in a public source. For the unit you choose, current dues and any arrears are obtained in writing from the management.
Who handles the legal process when buying at Deniz Istanbul?
For purchases through Property Time Istanbul, the title deed check, contract, title transfer and citizenship application are handled by Att. Egemen Yasin Şahalioğlu, registered with the Istanbul Bar Association.
What are the buying costs at Deniz Istanbul?
The main costs are the 4% title deed fee (by law 2% each for buyer and seller), the land registry service fee, DASK insurance and, for foreigners, a valuation report and a sworn translator. Service charges are set by building management and confirmed in writing before purchase.
Where do Deniz Istanbul prices come from?
Prices are compiled from the portal listings, estate agencies and developer price lists named under each table on this page; Turkish lira amounts are converted to US dollars at the 24 October 2026 rate ($1 ≈ 49.6 TRY). They are asking or list prices.