Mesa Orman Prices and Details 2026
Çubuklu, Beykoz, Istanbul
Mesa Orman apartments for sale start from $1,089,000 (one million eighty-nine thousand dollars). In the listings we checked, 4+1 flats of 185 – 204 m² gross ask between $1,089,000 and $1,327,000 (one million three hundred twenty-seven thousand dollars), while a 280 m² 5+1 in the Orman 2 phase asks $1,658,000 (one million six hundred fifty-eight thousand dollars). The development sits next to a forest and pond in Çubuklu, Beykoz, and was built in two phases by Mesa Mesken Sanayii A.Ş. Mesa Orman 1 and Mesa Orman 2 are neighbouring phases of the same complex; both are finished and the developer has sold out, so only resale listings remain. Low-rise blocks of ground plus four floors hold flats from 2+1 up to 6.5+1. Monthly rents start at $3,200 (three thousand two hundred dollars), and gross yields on 4+1 flats run from 4.7% to 5.8%. 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 Mesa Orman?
Mesa Orman is a completed two-phase residential complex developed by Mesa Mesken Sanayii A.Ş. beside a forest and natural pond in Çubuklu, Beykoz. The second phase, Mesa Orman 2, went on sale in December 2020 with 163 homes in 10 blocks; the emlakjet project page gives its delivery date as December 2022. The project won the "Ongoing – Best Residential" award at the Sign of the City Awards.
Sources: Capital and Karar news reports (Mesa Orman 2 launch, 18 – 19 December 2020), emlakjet project page (Mesa Orman), emlakplatform.com.tr Mesa Orman 2 page (updated 16.02.2026), Ekonomist interview (2020). Sources give different figures for the total number of homes and blocks. Accessed: 27 October 2026.
What is the difference between Mesa Orman 1 and Mesa Orman 2?
Mesa Orman 1 and Mesa Orman 2 are two phases of the same complex built side by side in Çubuklu; they are not separate projects. The second phase was launched after the first as "the new phase of Mesa Orman" and includes the larger duplex and terrace flats. Listings name the phase separately, but the location and shared facilities are the same.
First phase; listings show 2+1 (136 m²) and 4+1 (185 – 204 m²) flats
163 homes, 10 blocks; 2+1 – 6.5+1, 130 – 363 m²; delivered December 2022
Forest and pond edge, pools, sports courts, walking paths
What are the technical features of Mesa Orman?
Sources: Capital and Karar news reports (December 2020), emlakjet project page. Accessed: 27 October 2026.
How much do Mesa Orman apartments for sale cost?
Mesa Orman 4+1 flats are listed between $1,089,000 (one million eighty-nine thousand dollars) and $1,327,000 (one million three hundred twenty-seven thousand dollars), and a 280 m² forest-facing 5+1 in Orman 2 is listed at $1,658,000 (one million six hundred fifty-eight thousand dollars). In lira, the lowest listing is 54,000,000 TL and the highest 82,250,000 TL. Based on these listings, the price per square metre ranges from about $5,850 (five thousand eight hundred fifty dollars) to $7,170 (seven thousand one hundred seventy dollars). We found no current sale listings for 2+1, 3+1 duplex or 6+1 flats; prices for these types are on request.
Sources: sale listings shown on Trovit (viewed 27 October 2026; listings older than 30 days): Mesa Orman 1 4+1 185 m² 65,800,000 TL and 62,500,000 TL, Mesa Orman 1 4+1 204 m² 63,200,000 TL, Mesa Orman 4+1 186 m² 54,000,000 TL (previously 56,000,000 TL), Mesa Orman 2 5+1 280 m² 82,250,000 TL. Most listings come from a single agency (Pro Gayrimenkul). Area ranges from emlakplatform.com.tr and press reports. emlakplatform.com.tr shows a starting price of $2,126,000 for Orman 2, but this does not match current listings and was left out of the table. Rate: $1 = 49.6 TL (24 October 2026), rounded. Prices are asking prices and may change with negotiation.
How does buying in Mesa Orman 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 Mesa Orman?
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 Mesa Orman apartments for rent?
Mesa Orman monthly rents start at $3,200 (three thousand two hundred dollars) for a 2+1 and reach $8,100 (eight thousand one hundred dollars) for a 363 m² terrace duplex. A 4+1 rents for about $5,200 (five thousand two hundred dollars) a month, and a 175 m² 3+1 terrace duplex for $5,600 (five thousand six hundred dollars). Three of the four rental listings we checked belong to the same agency.
Sources: rental listings shown on Trovit (viewed 27 October 2026): Mesa Orman 1 2+1 136 m² 160,000 TL/month (17 days ago), Mesa Orman 3+1 175 m² duplex 280,000 TL/month (1 day ago, Pro Gayrimenkul), Mesa Orman 2 4+1 186 m² 260,000 TL/month (21 days ago, Pro Gayrimenkul), Mesa Orman 2 5+2 363 m² 400,000 TL/month (older than 30 days, Pro Gayrimenkul). Rate: $1 = 49.6 TL (24 October 2026).
What is the rental yield at Mesa Orman?
The gross rental yield on Mesa Orman 4+1 flats works out at 4.7% (four point seven percent) to 5.8% (five point eight percent). The annual asking rent for the 186 m² 4+1 in Orman 2 is about 3,120,000 TL; that is 5.8% against the 54,000,000 TL listing for a 186 m² flat and 4.7% against the 65,800,000 TL listing for a 185 m² flat. For other types there is no sale and rental listing of the same type, so the yield cannot be calculated. Net yield will be lower once service charges, taxes and vacant periods are deducted.
Can units in Mesa Orman 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 Mesa Orman?
Service charges at Mesa Orman 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 Mesa Orman?
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 flat we saw listed for sale at Mesa Orman, meaning the 4+1 and 5+1 types, clears the $400,000 citizenship threshold on its own by a wide margin. Given the price per square metre in the listings, 2+1 flats would also be expected to sit above the threshold, but with no current sale listing for that type the figure needs to be confirmed. The application relies on the value in the licensed valuation report and the sale price on the title deed; since public sources give no clear information on the title type, full ownership status and the occupancy permit should be checked before buying.
- 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 types are there at Mesa Orman?
Mesa Orman offers a wide range of flats from 2+1 to 6.5+1; most of the stock is 4+1 family flats of 185 – 210 m² and 5+1 flats of around 280 m². Ground floors have garden-use flats, and upper floors have terrace and duplex flats. The largest homes are the terrace duplexes of up to 363 m² in the Orman 2 phase.
Garden-use option; rental listing available in Orman 1
Terrace duplex on upper floors
Most listed type; in Orman 1 and Orman 2
Standard and duplex options; forest-facing
Duplex flat for large families
The largest terrace flats in Orman 2
How do you get to Mesa Orman?
Mesa Orman is mainly reached by car; Kavacık is about 4 minutes away and the Fatih Sultan Mehmet Bridge about 7 minutes. The Çubuklu – İstinye car ferry pier is 5 minutes away and offers a crossing to the European side without bridge traffic. There is no rail station within walking distance. Times are by car, based on developer and portal data.
How far is Mesa Orman from the airports?
Mesa Orman is about 44 kilometres from Istanbul Airport and about 45 kilometres from Sabiha Gökçen Airport. Istanbul Airport takes about 50 minutes by car via the Yavuz Sultan Selim Bridge, which is itself about 25 minutes away.
What facilities does Mesa Orman have?
Mesa Orman's facilities centre on indoor and outdoor pools, sports courts and walking paths along the forest edge. The complex has a separate children's pool and play areas, and a school, supermarket and mosque are a few minutes away.
Is Mesa Orman a good investment?
Mesa Orman suits a buyer looking for a finished, spacious family flat in a green setting close to the city, and its rental yield comes out higher than at luxury projects on the European side of the Bosphorus. However, few flats are on the market and most listings come from a single agency, which limits price comparison.
- Quiet living in low-rise blocks by a forest and pond
- Project completed; no construction risk
- Short drive to the FSM Bridge and Kavacık, İstinye ferry nearby
- Gross yield of 4.7% – 5.8% on 4+1 flats
- No metro within walking distance; a car is needed
- Few sale listings, mostly from one agency
- Sources conflict on total homes and blocks
- Title type not clear in public sources
Before buying, the title deed record, occupancy permit, transition to full ownership and the seller's authority must be checked. These checks are carried out by Att. Egemen Yasin Şahalioğlu; whether the valuation report is suitable for citizenship and bank procedures is reviewed in the same process.
What other projects are near Mesa Orman?
From Mesa Orman, the Sarıyer – Maslak area is 15 – 20 minutes away over the Fatih Sultan Mehmet Bridge, and it has other residential projects worth comparing. See the pages below for price and yield comparisons.
Who should you buy Mesa Orman 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 Mesa Orman
Where is Mesa Orman?
Mesa Orman is on the Asian side of Istanbul, in the Çubuklu neighbourhood of Beykoz, beside a forest and natural pond. Kavacık is about 4 minutes away and the Fatih Sultan Mehmet Bridge about 7 minutes.
Who built Mesa Orman?
The project was developed and built by Mesa Mesken Sanayii A.Ş. (MESA). It won the "Ongoing – Best Residential" award at the Sign of the City Awards.
Are Mesa Orman and Mesa Orman 2 separate projects?
No. Mesa Orman 1 and Mesa Orman 2 are two neighbouring phases of the same complex. The second phase went on sale in December 2020 with 163 homes and includes the larger duplex flats.
What is the cheapest flat at Mesa Orman?
As of 27 October 2026, the lowest sale listing we checked is 54,000,000 TL, or about $1,089,000, for a 186 m² 4+1 flat. We found no current sale listings for 2+1 flats.
Has Mesa Orman been delivered?
Yes. Both phases are complete; the emlakjet project page gives December 2022 as the delivery date of Orman 2. The developer has sold out, so only resale listings remain.
How much is rent at Mesa Orman?
Monthly rents are listed at about $3,200 for a 136 m² 2+1, about $5,200 for a 186 m² 4+1 and about $8,100 for a 363 m² terrace duplex.
Can a foreigner buying at Mesa Orman apply for citizenship?
All 4+1 and 5+1 flats in the sale listings are above the $400,000 threshold. The application relies on the valuation report and the deed price; the title and occupancy permit status should be checked by a lawyer before buying.
How many homes are there at Mesa Orman?
The Mesa Orman 2 phase has 163 homes in 10 blocks. The emlakjet project page gives 219 homes for both phases combined; sources show different figures for the number of blocks.
Does Mesa Orman have a pool?
Yes. The complex has an indoor swimming pool, an outdoor pool and a children's pool, plus tennis, basketball and volleyball courts and a fitness centre.
Is Mesa Orman close to the metro?
No. There is no rail station within walking distance; access is by car or bus. The Çubuklu – İstinye car ferry pier is about 5 minutes away.
Who handles the legal process when buying at Mesa Orman?
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 Mesa Orman?
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 Mesa Orman 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 Mesa Orman 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.