Royal Bay İstanbul Prices and Details 2026
Denizköşkler, Avcılar, Istanbul
Royal Bay İstanbul had only one priced listing visible in October 2026: a 4+2 sea-view duplex at 18,000,000 (eighteen million) TL, or about $363,000 (three hundred sixty-three thousand dollars). The listing's publication date could not be confirmed, so treat this figure as a reference point rather than a firm price. The project is a gated villa complex with a pool in the Denizköşkler neighbourhood of Avcılar, within walking distance of the Marmara shore. It was developed by İstanblue Gayrimenkul, presented at the CNR Real Estate Fair in 2014 and, according to its emlakjet record, completed in November 2015. Homes range from 3+1 apartments and 4+1 and 5+1 duplexes to 6+1 triplexes and 7+2 (seven plus two) detached villas. Sales now happen on the resale market, and prices are mostly given on request. Property Time Istanbul's office is at Skyland in Sarıyer; every legal step of the purchase is handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about Royal Bay İstanbul?
Royal Bay İstanbul is a villa and apartment complex on a sea-view plot in the Denizköşkler neighbourhood of Avcılar, developed by İstanblue Gayrimenkul and completed in 2015. Sources disagree on the number of homes and blocks: the emlakjet project record lists 8 blocks and 51 homes, while Karat Yatırım, which says it joined the project as an investment partner, lists 9 blocks and 41 units. Locally, the complex is also known as "Royal Bay Konakları".
What are the technical features of Royal Bay İstanbul?
Royal Bay İstanbul went through building inspection and a soil survey, and its buildings are stated to comply with Turkey's earthquake and insulation regulations. Shared infrastructure includes a generator, water tank and booster pump; homes have central heating and covered parking.
Source: emlakjet Royal Bay İstanbul project page (accessed 27 October 2026), Karat Yatırım project page (4 March 2021).
How much do villas and homes for sale in Royal Bay İstanbul cost?
The only priced listing for Royal Bay İstanbul found as of 27 October 2026 is a 4+2 sea-view duplex at 18,000,000 (eighteen million) TL, or about $363,000 (three hundred sixty-three thousand dollars). The listing page could not be opened, so its size and publication date could not be confirmed; it is most likely the same type as the 280 m² 4+2 roof duplex on Karat Yatırım's list, which would put the price at about $1,300 (one thousand three hundred dollars) per square metre. There are no current prices for the other types; they are given on request. For comparison, emlakjet puts the average asking price for apartments in Denizköşkler at 49,538 TL per square metre, or about $1,000 (one thousand dollars). At the 2014 launch, prices started at $779,000 (seven hundred seventy-nine thousand dollars); that figure does not reflect today's market.
Source: emlakjet listing #16663285, Uzman Gayrimenkul, "Royal Bay İstanbul projesinde satılık 4+2 deniz manzaralı dubleks" (18,000,000 TL; listing page could not be opened, publication date not confirmed, seen in the search index on 27 October 2026); Karat Yatırım project page (March 2021, remaining unit sizes); emlakjet Denizköşkler neighbourhood apartments-for-sale page (average price per m², 27 October 2026); Emlakta Son Dakika, 15 September 2014 (launch price). Rate: $1 = 49.6 TL (24 October 2026).
How does buying in Royal Bay İstanbul 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.
How do foreigners buy property in Royal Bay İstanbul?
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 villas and homes for rent in Royal Bay İstanbul?
No active rental listing for Royal Bay İstanbul was found as of 27 October 2026, so we cannot give a current rent figure for the project. According to emlakjet, the average monthly rent for homes in the Denizköşkler neighbourhood is 39,671 TL, or about $800 (eight hundred dollars); but that average is driven mostly by smaller, older apartments, so it is not a useful guide for large duplexes and villas in a sea-view complex with a pool.
Source: emlakjet Denizköşkler neighbourhood listings page (average rent, 27 October 2026). Rate: $1 = 49.6 TL (24 October 2026).
What is the rental yield in Royal Bay İstanbul?
The rental yield for Royal Bay İstanbul cannot be calculated at the moment, because the project has neither a current rental listing nor a confirmed sale-and-rent pair for the same type. Once a concrete sale offer and a rental listing for the same type are available, the gross yield can be worked out by dividing the annual rent by the sale price.
Can units in Royal Bay İstanbul 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 Royal Bay İstanbul?
Service charges at Royal Bay İstanbul 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 Royal Bay İstanbul?
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.
At about $363,000, the 4+2 duplex in the only priced listing at Royal Bay İstanbul falls below the $400,000 threshold, so on its own it does not appear to qualify for citizenship. The 6+1 triplexes and 7+2 detached villas are larger and may come close to or exceed the threshold, but with no current prices for these types nothing definite can be said. What counts in the application is the value in the licensed valuation report.
- 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 types of homes are there in Royal Bay İstanbul?
Royal Bay İstanbul has 3+1 apartments along with 4+1 and 5+1 duplexes, 6+1 triplexes and 7+2 detached villas. Public size data exists only for the 260 m² 4+1 garden duplex and the 280 m² 4+2 roof duplex.
The smallest type on site; size not public
Two-storey layout with ground floor and garden use
Upper floors, terrace with sea view
Two-storey layout for larger families
Three-storey villa type with garden
The largest, stand-alone home type on site
How do you get to Royal Bay İstanbul?
The easiest way to reach Royal Bay İstanbul is by car via the D-100 (E-5) highway and the Avcılar coastal road. There is an IETT bus stop about 100 metres from the site entrance; the Metrobus line is about 2.5 km away and Marmaray's Küçükçekmece station about 3.4 km. Distances are approximate, measured on a map.
How long does it take to get from Royal Bay İstanbul to the airports?
From Royal Bay İstanbul, Istanbul Airport is about 45 km away, 40 – 60 minutes depending on traffic; Sabiha Gökçen Airport is about 60 km, a 60 – 90 minute drive. The former Atatürk Airport is about 10 km away but no longer handles scheduled passenger flights.
What facilities does Royal Bay İstanbul offer?
Royal Bay İstanbul offers residents an outdoor swimming pool, a large garden and children's play areas, and the site is protected by 24/7 security and CCTV. The Avcılar seafront promenade with its cafés and restaurants, as well as local shops and schools, are a short distance away.
Is Royal Bay İstanbul a good investment?
Royal Bay İstanbul is worth a look for buyers who want a sea-view villa complex with gardens and few homes on Istanbul's European side; but with very few listings on the market, any investment case can only be built on a concrete offer. The price per square metre of the 4+2 duplex in the listing is above the neighbourhood average, which suggests the view and the site facilities are priced in.
- Sea view and walking distance to the shore
- Gated complex with pool and gardens, few homes
- Completed project, no construction risk
- Limited supply of villa-type homes in Avcılar
- No current price list, very few listings on the market
- No rental data, yield cannot be calculated
- Not within walking distance of rail transit
- Earthquake risk in the Avcılar area; building checks matter
Before buying, the title deed record, occupancy permit (iskan), condominium status and any mortgages or annotations should be checked as part of a title deed review; a valuation report should be obtained to see whether the price reflects real value, and the contract terms should be reviewed by a lawyer at the sales contract stage.
What other projects are near Royal Bay İstanbul?
We do not yet list a project close to Royal Bay İstanbul in Avcılar or Beylikdüzü. To compare other residential projects on the European side, see the pages below.
Who should you buy Royal Bay İstanbul 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 Royal Bay İstanbul
How much do villas in Royal Bay İstanbul cost?
The only priced listing seen in October 2026 is a 4+2 sea-view duplex at 18,000,000 TL (about $363,000). The listing date could not be confirmed; prices for other types are given on request.
Where exactly is Royal Bay İstanbul?
In the Denizköşkler neighbourhood of Avcılar, within walking distance of the Marmara shore and the coastal road. It is not in Gümüşdere or Ambarlı; Ambarlı is a separate neighbourhood of Avcılar.
Who developed Royal Bay İstanbul?
The project was developed by İstanblue Gayrimenkul. Karat Yatırım also states that it took part in the project as an investment partner.
When was Royal Bay İstanbul completed?
According to its emlakjet project record, the project was completed in November 2015. It was first presented at the CNR Real Estate Fair in September 2014.
How many homes are there in Royal Bay İstanbul?
Sources give different figures: emlakjet lists 51 homes in 8 blocks, while Karat Yatırım lists 41 units in 9 blocks. The exact number should be confirmed with the management or the land registry before buying.
What types of homes are there in Royal Bay İstanbul?
There are 3+1 apartments, 4+1 and 5+1 duplexes, 6+1 triplexes and 7+2 detached villas. Known sizes are 260 m² (4+1 garden duplex) and 280 m² (4+2 roof duplex).
Are there villas for rent in Royal Bay İstanbul?
No active rental listing was found as of 27 October 2026. As a result, a rent figure and rental yield for the project cannot be calculated.
Can a villa in Royal Bay İstanbul qualify for citizenship?
The 4+2 duplex in the only priced listing is about $363,000, below the $400,000 threshold. Larger triplexes and villas may exceed it, but that depends on the current price and the licensed valuation report.
What facilities does Royal Bay İstanbul have?
There is an outdoor swimming pool, a large garden, children's play areas, 24/7 security with CCTV and covered parking.
How do you get to Royal Bay İstanbul by public transport?
There is an IETT bus stop about 100 metres from the site entrance. The Metrobus line is about 2.5 km away and Marmaray's Küçükçekmece station about 3.4 km.
Who handles the legal process when buying at Royal Bay İstanbul?
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 Royal Bay İstanbul?
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.
Can units in Royal Bay İstanbul be rented short term?
Short-term rental requires a permit from the Ministry of Culture and Tourism and the unanimous consent of the other unit owners; in projects with many units this consent is hard to obtain in practice.
Where do Royal Bay İstanbul 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.