Alya Bahçe Prices and Details 2026
Bahçeşehir 1. Kısım, Başakşehir, Istanbul
1 / 42Alya Bahçe villas for sale start from $663,000 (six hundred sixty-three thousand dollars) in current listings, the dollar equivalent of the 32,900,000 TL asked for a 294 m² 5+1 villa. The 300 m² 6+1 villas are listed at about $726,000 (seven hundred twenty-six thousand dollars). Agency price lists aimed at foreign buyers start from $884,000 (eight hundred eighty-four thousand dollars), so there is a clear gap between sources. The project was built by BOSS4 Gayrimenkul İnşaat in Bahçeşehir 1. Kısım, Başakşehir, as 177 (one hundred seventy-seven) villas on about 56,500 m² of land. Construction is finished and the villas are sold ready to move in. There are no rental listings in the project, so the rental yield cannot be calculated. Property Time Istanbul's office is in Skyland Istanbul, Sarıyer, and every legal step of the purchase is handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about Alya Bahçe?
Alya Bahçe is a gated community of two-storey villas with indoor and outdoor pools in Bahçeşehir 1. Kısım. The developer is BOSS4 Gayrimenkul İnşaat; one news source describes the project as a BOSS4 and Lotus partnership. Delivery was first announced for August 2024 and later for November 2024; the villas now listed are new or one year old and ready to move in. Sources put the land area between 56,500 m² and 57,000 m².
Sources: emlakjet.com Alya Bahçe project page (BOSS4 İnşaat, 177 homes, 56,500 m²), emlakkulisi.com BOSS4 company page (2022 – 2023 news, delivery dates), Taşınmaz Haber (3 April 2026), emlakplatform.com.tr project page (57,000 m², 73 blocks, updated 28.09.2026), emlakjet listings 19566714, 19884703 and 19617126. Checked on 27 October 2026.
What are the technical features of Alya Bahçe villas?
Alya Bahçe villas are listed as two-storey homes with private gardens and underfloor heating; listings highlight smart-home systems, en-suite master bathrooms and dressing rooms. The main features collected from the listings:
Sources: emlakjet listings 19566714 (updated 18.09.2026), 19884703 (22.09.2026) and 19617126 (updated 14.10.2026), checked on 27 October 2026. Service charges are as stated by the sellers and should be confirmed with the site management.
How much are villas for sale in Alya Bahçe?
The 5+1 villa listed on emlakjet at Alya Bahçe is priced at 32,900,000 TL, or about $663,000 (six hundred sixty-three thousand dollars); the same listing also appears at 31,900,000 TL (about $643,000) on the search page. Two separate 300 m² 6+1 villas are listed at 36,000,000 TL, or about $726,000 (seven hundred twenty-six thousand dollars). Emlakjet's project page also shows 36,000,000 TL as the starting price. A news article from April 2026 gave 5+1 villas from 32,000,000 TL ($645,000) and 6+1 villas from 34,000,000 TL ($685,000), with a top price of 44,000,000 TL ($887,000). Dollar price lists from agencies selling to foreign buyers are higher: 3+1 villas from $884,000 (eight hundred eighty-four thousand dollars) and 6+1 villas up to $1,184,000 (one million one hundred eighty-four thousand dollars). One agency page shows a 5+1 villa discounted from $920,000 to $810,000 (eight hundred ten thousand dollars).
Sources: emlakjet.com listings 19566714 (5+1, 294 m², 32,900,000 TL; 31,900,000 TL on the search page, updated 18.09.2026), 19884703 (6+1, 300 m², 36,000,000 TL, 22.09.2026) and 19617126 (6+1, 300 m², 36,000,000 TL, updated 14.10.2026); emlakjet.com Alya Bahçe project page (from 36,000,000 TL); Taşınmaz Haber (3 April 2026); emlakplatform.com.tr project page (from $920,000 – $930,000, 5+1 offer $810,000, updated 28.09.2026); deal-tr.com price table (USD, updated 27.03.2026); realting.com (from $884,000, updated 05.10.2026). All checked on 27 October 2026. Rate: $1 = 49.6 TL (24 October 2026). sahibinden and hepsiemlak could not be accessed. The 205 – 210 m² in the news article is probably net area.
How does buying in Alya Bahçe 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 Alya Bahçe?
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 is rent in Alya Bahçe?
We found no live rental listings for Alya Bahçe on the platforms we checked, so we do not publish a rent table for the project. Current rent information can be gathered on request from owners in the community and local agencies.
What is the rental yield at Alya Bahçe?
The rental yield for Alya Bahçe cannot be calculated, because there are no sale and rental listings for the same type. One agency page shows a 5% (five percent) yield estimate; this figure is not based on actual leases and should not be seen as a guarantee.
Can units in Alya Bahçe 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 Alya Bahçe?
Service charges at Alya Bahçe 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 Alya Bahçe?
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.
Every listing and list price we found for Alya Bahçe is above the $400,000 threshold: even the cheapest listing, a 5+1 villa, is about $643,000 – $663,000. So both the 5+1 and 6+1 villas meet the threshold on price alone. For citizenship, however, the value written on the title deed and the valuation report are what count. Listings show the deed type as full ownership for some villas and construction servitude for others; the title deed record and the valuation report should be checked before applying.
- 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 villa types are there in Alya Bahçe?
The villas for sale at Alya Bahçe are listed as 5+1 and 6+1 types; agency lists show that there are also 213 m² 3+1 and 232 m² 4+1 types. All villas have two floors and a private garden.
Agency list only; from $884,000.
Agency list only; from $1,005,000.
Net 167 m²; listed at 32,900,000 TL (~$663,000).
Net 210 – 220 m²; listed at 36,000,000 TL (~$726,000).
Sources: emlakjet listings 19566714, 19884703, 19617126; deal-tr.com price table (27.03.2026). Whether 3+1 and 4+1 types are still for sale could not be confirmed.
How do you get to Alya Bahçe?
The easiest way to reach Alya Bahçe is by car; the TEM (E-80) motorway is about 4 km away, the E-5 about 13 km and the Northern Marmara Motorway about 19 km. There is a bus stop about 200 m from the site. Akbatı Mall is about 6 minutes by car.
How far is Alya Bahçe from the airport?
Istanbul Airport is about 35 – 40 minutes from Alya Bahçe by car, depending on traffic. Sabiha Gökçen Airport is on the Asian side, so the trip takes much longer.
Sources: emlakjet listing 19884703 (TEM, E-5, Northern Marmara, pond), emlakplatform.com.tr (Akbatı, airport 35 min), deal-tr.com (bus 200 m, airport 40 km). Times are by car and depend on traffic. Metro access is not given because sources contradict each other.
What amenities does Alya Bahçe have?
Alya Bahçe has indoor and outdoor pools, a spa and sports areas for residents. The main amenities mentioned on sales and listing pages:
Sources: emlakjet.com project page and listings, emlakplatform.com.tr, Taşınmaz Haber (3 April 2026). Checked on 27 October 2026.
Is Alya Bahçe a good investment?
Alya Bahçe is worth considering for families looking for a large, ready villa in Bahçeşehir; however, the wide gap between TL listings and dollar agency lists, the unclear deed type and the lack of rent data call for care before deciding.
- Construction finished, villas ready to move in; no build risk
- Gated community of 177 villas with indoor and outdoor pools
- Large 294 – 300 m² gross villas with private gardens
- About 4 km to TEM, short drive to Akbatı Mall
- Agency dollar lists are more than 30% (thirty percent) above TL listings
- Deed type differs between listings: full ownership vs construction servitude
- Service charge of 12,000 – 13,800 TL per month (about $242 – $278)
- No rental listings; yield cannot be calculated
Even with ready villas, the deed type, occupancy permit, unpaid service charges and site management plan should be checked by an independent lawyer before signing. This process is handled by Att. Egemen Yasin Şahalioğlu.
Which other projects are near Alya Bahçe?
Pages for our Bahçeşehir projects are being prepared. For those who want to compare family-oriented community living with large landscaped areas, other Istanbul projects we have reviewed:
Who should you buy Alya Bahçe 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 Alya Bahçe
How much is the cheapest villa in Alya Bahçe?
The lowest live listing on emlakjet is 32,900,000 TL for a 294 m² 5+1 villa, or about $663,000. The same listing also appears at 31,900,000 TL (about $643,000) on the search page.
Who built Alya Bahçe?
The project was developed by BOSS4 Gayrimenkul İnşaat. One news source describes it as a BOSS4 and Lotus partnership.
Has Alya Bahçe been delivered?
Yes. Construction is finished and the villas are sold ready to move in. Delivery was earlier announced for August 2024 and then November 2024.
How many villas are there in Alya Bahçe?
The project has 177 villas. The land area is about 56,500 – 57,000 m² and the green area about 18,000 m².
Which neighbourhood is Alya Bahçe in?
The project is in Bahçeşehir 1. Kısım neighbourhood, in the Başakşehir district.
How big are Alya Bahçe villas?
In listings, 5+1 villas are 294 m² gross (167 m² net) and 6+1 villas 300 m² gross (210 – 220 m² net). Agency lists also show 213 m² 3+1 and 232 m² 4+1 types.
What is the service charge at Alya Bahçe?
Listings give a monthly service charge of 12,000 to 13,800 TL, or about $242 – $278. The current amount should be confirmed with the site management.
Can you get citizenship by buying a villa in Alya Bahçe?
All listing prices we found are above $400,000, so the threshold is met on price. For the application, the value on the deed, the valuation report and the deed type should be checked.
Does Alya Bahçe have a pool?
Yes. The site has indoor and outdoor pools, a sauna, steam room, Turkish bath and fitness centre.
What is the rental yield at Alya Bahçe?
There are no live rental listings in the project, so the yield cannot be calculated. Percentages on agency pages are not guaranteed.
Are Alya Bahçe and Bahçe Bahçeşehir the same project?
No. Alya Bahçe is BOSS4 İnşaat's 177-villa project in Bahçeşehir 1. Kısım. Bahçe Bahçeşehir is an apartment project by different developers in Bahçeşehir 2. Kısım.
Who handles the legal process when buying at Alya Bahçe?
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 Alya Bahçe?
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 Alya Bahçe 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 Alya Bahçe 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.