Şehrizar Konakları Prices and Details 2026
Burhaniye, Üsküdar, Istanbul
Şehrizar Konakları had its cheapest flat for sale we could find in October 2026 at $1,250,000 (one million two hundred fifty thousand dollars) for a 3+1 with 152 m² net; a 360 m² 6+1 garden duplex is listed at 147,000,000 TL, about $2,964,000 (two million nine hundred sixty-four thousand dollars). The project sits on the slope running down to the Bosphorus in Burhaniye, Üsküdar, on Tunuslu Mahmut Paşa Avenue. The land belongs to Emlak Konut GYO and the builder is Gap İnşaat; about 47,000 – 50,000 m² of land holds 38 (thirty-eight) low-rise blocks and 209 (two hundred nine) homes. The project was completed in 2014, and flats now change hands on the resale market. We could not find a current rental listing with a price. 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 Şehrizar Konakları?
Şehrizar Konakları is a luxury housing project built by Gap İnşaat, part of Çalık Holding, on Emlak Konut GYO land in Burhaniye, Üsküdar, under a revenue-sharing model in return for land. According to Gap İnşaat, construction started in August 2009, was largely finished in 2013, and the project was completed in 2014. The architecture is by Han Tümertekin, Nevzat Sayın, İhsan Bilgin and Sinan Kafadar. Flats range from 180 to 626 m², from 3+1 up to 9+1, designed for large families.
Source: Emlak Konut GYO project page (emlakkonut.com.tr), Gap İnşaat project page (gapinsaat.com), Güncel Proje Bilgileri, Emlakjet and Yeni Emlak project pages, Emlakwebtv (18.02.2013), Borsanın Gündemi (10.06.2012), Gazete Vatan (20.06.2014), RE/MAX Cadde listing (25.04.2026). The number of homes is 209 at Emlak Konut and Gap İnşaat, 208 in some news reports and 202 on Emlakjet; the land area is about 47,000 m² at Emlak Konut, 49,500 m² at Güncel Proje Bilgileri and about 50,000 m² at Gap İnşaat. Emlakjet gives the delivery date as May 2016.
What are the features of the flats at Şehrizar Konakları?
Flats at Şehrizar Konakları have central heating with individual heat meters; split air conditioning, built-in appliances and balconies are listed as standard on the project pages. The blocks are kept low because the site lies in the Bosphorus foreground zone; in 2012 it was announced that about 40% of the project has sea views.
Source: Emlak Konut GYO project page, Güncel Proje Bilgileri and Emlakjet project pages, Borsanın Gündemi (10.06.2012), RE/MAX Cadde listing (25.04.2026). Checked in October 2026.
How much are flats for sale at Şehrizar Konakları?
As of October 2026 we could see prices on two sale listings at Şehrizar Konakları: $1,250,000 (one million two hundred fifty thousand dollars) for a 3rd-floor 3+1 with 152 m² net, and 147,000,000 (one hundred forty-seven million) TL, about $2,964,000 (two million nine hundred sixty-four thousand dollars), for a 6+1 garden duplex of 360 m² gross (320 m² net). That puts the duplex at about $8,230 (eight thousand two hundred thirty dollars) per square metre; its first asking price was 149,000,000 TL. For comparison, Emlakjet gives the average sale price in Burhaniye at 150,016 TL per square metre (about $3,025). Few flats are on the market; we found no current prices for the larger 5+1 and 7+1 to 9+1 types.
Source: RE/MAX Cadde listing "Şehrizar Konakları'nın en şerefiyeli satılık bahçe dubleksi (6+1 / 360 m²)" (25.04.2026; 147,000,000 TL, first price 149,000,000 TL, tenanted), AVLA Real Estate listing "3+1 Apartment with lots of light in Sehrizar Mansions" ($1,250,000, 152 m² net; no listing date on the page, which also shows a "Rented" label). A 65,000,000 TL 6+1 roof duplex seen on Emlakjet was left out because it has been taken down and is old. Area ranges are from the Güncel Proje Bilgileri and Property Istanbul project pages. Burhaniye average from Emlakjet market data (October 2026). Checked on 27 October 2026. Rate: $1 = 49.6 TL (24 October 2026), values rounded.
How does buying in Şehrizar Konakları 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 Şehrizar Konakları?
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 flats for rent at Şehrizar Konakları?
We could not find a current rental listing with a visible price at Şehrizar Konakları in October 2026, so we do not give a rent table. Search results show rental listing titles for a furnished mid-floor flat and a 6+1 garden duplex on the woodland side, but we could not verify their dates or prices. As a rough guide, Emlakjet gives the average rent in Burhaniye at 550 TL per square metre; in the same neighbourhood a 208 m² 6+1 duplex at Ekşioğlu Konakları is listed at 120,000 TL a month. Flats at Şehrizar are priced well above these averages.
Source: Emlakjet Burhaniye rental listings and market data (October 2026; Ekşioğlu Konakları listing 20.08.2026), Şehrizar Konakları rental listing titles seen on Feride Usta Gayrimenkul and Flatspotter (price and date not verified). Rate: $1 = 49.6 TL.
What is the rental yield at Şehrizar Konakları?
With no priced rental listing, the rental yield at Şehrizar Konakları cannot be calculated. One listing page states a 3.8% return, but it is not clear which rent figure it is based on; since we could not verify it, we do not use it.
Can units in Şehrizar Konakları 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 Şehrizar Konakları?
Service charges at Şehrizar Konakları 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 Şehrizar Konakları?
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.
Both listings we found at Şehrizar Konakları are far above the $400,000 threshold: the 3+1 at about $1,250,000 and the 6+1 garden duplex at about $2,964,000. As the smallest flat in the project is 180 m², every type falls in a price band that clears the threshold on its own. The figure used in the application is the value in the SPK-licensed valuation report, not the asking price.
- 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 Şehrizar Konakları?
The smallest type at Şehrizar Konakları is a 180 m² 3+1; the others are 5+1, 6+1, 7+1, 8+1 and 9+1. Garden duplexes sit on the ground floors and roof duplexes with terraces on the top floors. There are no shops in the project.
Single-floor flat; the October 2026 dollar listing is this type.
Single-floor and roof duplex options.
Ground floor with private garden; April 2026 listing at 147,000,000 TL.
Top floor, with Bosphorus or garden views.
Large type planned for big families.
The largest homes in the project.
Source: Güncel Proje Bilgileri, Property Istanbul and Gayrimenkul Haber project pages, RE/MAX Cadde (25.04.2026) and AVLA Real Estate listings. The 7+1 area appears this way in the sources; the exact plan should be confirmed with the developer.
How do you get to Şehrizar Konakları?
Şehrizar Konakları is about an 8-minute walk (~700 m) from Altunizade, where the M5 metro and the Metrobus meet. The 15 July Martyrs Bridge connection is a few minutes away by car; Levent is said to be about 7 minutes, Beşiktaş 10 and Kadıköy 12 minutes away. Distances are approximate.
How long does it take to get from Şehrizar Konakları to the airport?
Istanbul Airport is about 45 km away via the bridge and the Northern Marmara motorway, 40-55 minutes depending on traffic. Sabiha Gökçen Airport is about 40-50 km away; the drive takes between 45 minutes and an hour.
What facilities are there at Şehrizar Konakları?
Şehrizar Konakları has an indoor social facility of about 5,000 m², an indoor pool, a hammam and sports pitches; it was announced that the social facilities were planned so that men and women can use them separately. The facilities highlighted on the project pages and in listings are:
Source: Emlak Konut GYO project page, Güncel Proje Bilgileri, Yeni Emlak and Gayrimenkul Haber project pages, Gazete Vatan (20.06.2014), Borsanın Gündemi (10.06.2012), RE/MAX Cadde listing (25.04.2026). Checked in October 2026; the current state of the facilities should be seen on site.
Is Şehrizar Konakları a good investment?
Şehrizar Konakları is a strong option for families looking for a large flat in a spacious, low-rise complex near the Bosphorus on the Asian side; for a yield-focused investor, data is thin and the entry price is high. The project's zoning history also needs attention: in February 2014 the Istanbul 4th Administrative Court annulled the building permits of 39 structures in a case brought by TMMOB, and the zoning plans were annulled several times. Emlak Konut said at the time that the plans had been revised and that provisional acceptance and occupancy permits had been obtained; on 3 January 2024 the Ministry of Environment, Urbanisation and Climate Change put a new plan on public display that keeps the building conditions unchanged.
- Quiet, central location in Burhaniye on the slope down to the Bosphorus
- Walking distance to the M5 metro and the Metrobus
- 38 low-rise blocks, large grounds and a 5,000 m² social facility
- Completed, condominium-titled project; every type is above the citizenship threshold
- Court permit annulments and a zoning plan history; the current status should be checked
- Very few sale and rental listings, so prices are hard to compare
- No priced rent data to calculate a yield
- Service charges and common costs are not public
Before buying, the title deed, condominium status and occupancy permit, the block's permit and zoning status, mortgages and annotations, unpaid service charges and, for tenanted flats, the lease must all be checked. These checks are carried out by Att. Egemen Yasin Şahalioğlu in the title deed check and sales contract steps.
What other projects are near Şehrizar Konakları?
The projects we already have pages for are on the European side of the Bosphorus. As alternatives to Şehrizar Konakları, buyers looking for upper-segment, finished homes near the Bosphorus can look at these projects:
Who should you buy Şehrizar Konakları 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 Şehrizar Konakları
How much are flats at Şehrizar Konakları?
In the listings we found in October 2026, a 3+1 of 152 m² net is $1,250,000 and a 360 m² 6+1 garden duplex is 147,000,000 TL, about $2,964,000.
Who built Şehrizar Konakları?
The land belongs to Emlak Konut GYO; the project was built by Gap İnşaat, part of Çalık Holding, under a revenue-sharing model in return for land. The architects are Han Tümertekin, Nevzat Sayın, İhsan Bilgin and Sinan Kafadar.
Where exactly is Şehrizar Konakları?
In Üsküdar, at Tunuslu Mahmut Paşa Avenue No:2 in Burhaniye, on the slope down to the Bosphorus between Altunizade and Beylerbeyi.
How many homes are there at Şehrizar Konakları?
According to Emlak Konut and Gap İnşaat, there are 209 homes in 38 blocks. Some sources give 208 or 202; there are no shops in the project.
When was Şehrizar Konakları completed?
Construction started in August 2009 and the project was completed in 2014. Flats are now sold on the resale market.
What apartment types are there at Şehrizar Konakları?
There are 3+1, 5+1, 6+1, 7+1, 8+1 and 9+1 types, from 180 to 626 m². Garden duplexes are on the ground floor and roof duplexes on top.
How much is a flat for rent at Şehrizar Konakları?
We could not find a current rental listing with a visible price in October 2026. Rents for flats are available on request.
Can you walk to the metro from Şehrizar Konakları?
Yes. Altunizade, where the M5 metro and the Metrobus meet, is about 700 metres away, an 8-minute walk.
Is there a pool at Şehrizar Konakları?
Yes. The complex has indoor and outdoor pools, a fitness centre, a Turkish hammam, a sauna and a steam room.
Does Şehrizar Konakları have a zoning problem?
In 2014 a court annulled the permits of 39 structures and the zoning plans were annulled several times. In 2024 the Ministry prepared a new plan that keeps the building conditions; the current permit and title status of each flat should be checked by a lawyer.
Can you get citizenship by buying a flat at Şehrizar Konakları?
All the listings we found are well above $400,000, and even the smallest flat is 180 m². The application uses the value in the SPK-licensed valuation report, and a 3-year no-sale annotation is put on the title deed.
Who handles the legal process when buying at Şehrizar Konakları?
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 Şehrizar Konakları?
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 Şehrizar Konakları 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 Şehrizar Konakları 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.