Narlı Bahçe Evleri Prices and Details 2026
Necip Fazıl, Ümraniye, Istanbul
Narlı Bahçe Evleri apartments start at $250,000 (two hundred fifty thousand dollars) for a 2+1, according to a project price list dated March 2026, and 4+1 duplexes go up to $618,000 (six hundred eighteen thousand dollars). A 130 m² 3+1 we saw listed in October 2026 is asking 25,000,000 TL, about $504,000 (five hundred four thousand dollars), so the gap between sources is wide and the price should always be confirmed with the seller. The complex sits on Hamza Yerlikaya Boulevard in the Necip Fazıl neighbourhood of Ümraniye, on a plot of about 18,900 (eighteen thousand nine hundred) square metres. It belongs to EYG Gayrimenkul Yatırım Ortaklığı, a listed real estate investment trust, and has 342 (three hundred forty-two) homes plus shops across five blocks. Listings in 2026 show the apartments as ready to move into. Property Time Istanbul's office is at Skyland in Sarıyer, and every legal step of the purchase is handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about Narlı Bahçe Evleri?
Narlı Bahçe Evleri is a gated residential complex developed for EYG Gayrimenkul Yatırım Ortaklığı (EYG GYO) in Ümraniye, on an 18,932 m² plot registered in the land registry as parcel 7450 in Aşağı Dudullu. According to a valuation report dated January 2023, the project has five blocks, A to E, with 348 independent units in total: 342 homes and 6 commercial units. The tallest is the 23-storey A Block. In public sources the project also appears as "Narlıbahçe" or "Narlı Bahçe Residences".
Source: Reel Gayrimenkul Değerleme report prepared for EYG GYO (report no. EYG-2212152, 06.01.2023, KAP); EYG GYO KAP disclosure (19.12.2022); Velux 2020 competition page (plot ~19,000 m², built area ~85,820 m²); Realting and Geoln project pages. Sources give between 6 and 35 commercial units. In the 2023 report, construction progress was about 76%.
How are the blocks at Narlı Bahçe Evleri laid out?
More than a third of the homes at Narlı Bahçe Evleri are in the 23-storey A Block; the other blocks are lower and have fewer flats. The block breakdown comes from the 2023 valuation report.
The tallest and largest block on the site.
The block with the commercial units.
Mid-sized residential block.
Small, quieter block.
Small residential block.
Source: Reel Gayrimenkul Değerleme report EYG-2212152 (06.01.2023). The floor counts of D and E blocks could not be read clearly in the report.
How much are apartments for sale at Narlı Bahçe Evleri?
In the March 2026 project list for Narlı Bahçe Evleri, 2+1s start at $250,000 (two hundred fifty thousand dollars), 3+1s at $268,000 (two hundred sixty-eight thousand dollars), 4+1s at $450,000 (four hundred fifty thousand dollars) and 4+1 duplexes at $618,000 (six hundred eighteen thousand dollars). Another page aimed at foreign buyers, updated in July 2026, gives a starting price of $455,000 (four hundred fifty-five thousand dollars) with a 50% (fifty percent) down payment and 24 (twenty-four) monthly instalments. On the resale market, a 130 m² gross 3+1 is listed at 25,000,000 TL, about $504,000 (five hundred four thousand dollars). The 2+1 and 3+1 prices in the March 2026 list are clearly below this resale listing, so they may be out of date.
Source: Deal Real Estate project page (price information 13.03.2026, USD; the page marks the project as "Sold"); Realting project page #38888 (updated 25.07.2026, "from $455,000"); a 3+1 resale listing shown on Trovit, 25,000,000 TL (older than 30 days in October 2026). TL price converted at 1 $ = 49.6 TL (24 October 2026) and rounded. The price gap between sources is large; confirm the current price with the seller.
How does buying in Narlı Bahçe Evleri 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 Narlı Bahçe Evleri?
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 at Narlı Bahçe Evleri?
We found no rental listings for Narlı Bahçe Evleri in the sources we checked in October 2026. For that reason we do not give an estimated rent; rents at similar complexes around Necip Fazıl and Dudullu can only give a rough idea.
What is the rental yield at Narlı Bahçe Evleri?
Because there are no sale and rental listings for the same unit type, the rental yield at Narlı Bahçe Evleri cannot be calculated for now. Once rental listings appear, the yield should be worked out against the sale price of the same unit type.
Can units in Narlı Bahçe Evleri 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 Narlı Bahçe Evleri?
Service charges at Narlı Bahçe Evleri 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 Narlı Bahçe Evleri?
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 Narlı Bahçe Evleri, the unit types that meet the $400,000 threshold on their own are the 4+1 (from $450,000) and the 4+1 duplex (from $618,000). The $504,000 3+1 listing from October 2026 is also above the threshold, but the $268,000 3+1s and $250,000 2+1s in the March 2026 list fall below it. Since citizenship is based on the price on the title deed and a valuation report from a CMB-licensed firm, for a resale flat you should also check whether it has already been used in a citizenship application.
- 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 unit types are there at Narlı Bahçe Evleri?
Narlı Bahçe Evleri has four unit types: 2+1, 3+1, 4+1 and 4+1 duplex, with gross areas between 95 m² and 327 m² depending on the source. Listings highlight high ceilings, large balconies and terraces.
The smallest type; from $250,000 in the March 2026 list.
For families; a 130 m² 3+1 facing the landscaped garden is listed for resale.
For larger families; from $450,000.
The largest flats on the site; from $618,000.
How do you get to Narlı Bahçe Evleri?
Narlı Bahçe Evleri is in the Necip Fazıl neighbourhood of Ümraniye, and the nearest rail link, M5 Necip Fazıl station, is about 1 km away according to listings. At Dudullu station the M5 line meets the M8 line to Bostancı, and the TEM motorway is about 2 km away.
How long does it take from Narlı Bahçe Evleri to the airports?
Sabiha Gökçen Airport is about 30 km from Narlı Bahçe Evleri; the drive takes 30–45 minutes depending on traffic. Istanbul Airport is about 60 km away via the Northern Marmara Motorway, and the trip can take up to an hour. Distances are approximate.
What amenities are there at and around Narlı Bahçe Evleri?
Narlı Bahçe Evleri has on-site amenities such as indoor and outdoor pools, a Turkish bath, sauna, gym and football pitch; according to listings, schools, a shopping mall and a hospital are within 1–2 km.
Is Narlı Bahçe Evleri a good investment?
Narlı Bahçe Evleri is worth a look for buyers who want a complex on the Asian side close to the metro, with large flats and good on-site facilities; but because prices differ widely between sources, the current price and title deed status need to be clarified before deciding.
- About 1 km to the M5 metro line and about 2 km to the TEM
- Project of a listed REIT; valuation reports are published on KAP
- 4+1 and duplex units are above the citizenship threshold
- Wide on-site facilities such as pools, Turkish bath and gym
- Large price gap between sources; lists may be out of date
- Occupancy permit date could not be verified in public sources
- No rental listings, so the rental yield is unknown
- 2+1s and smaller 3+1s may fall below the citizenship threshold
Before buying, the title deed record, occupancy permit and condominium status, any mortgages or annotations, and the valuation report should be checked by an independent lawyer. These checks are carried out by Att. Egemen Yasin Şahalioğlu as part of the title deed and contract review.
What other projects are near Narlı Bahçe Evleri?
We do not yet have another project page in Ümraniye; for comparison you can look at these projects in other parts of Istanbul.
Who should you buy Narlı Bahçe Evleri 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 Narlı Bahçe Evleri
Where is Narlı Bahçe Evleri?
In the Necip Fazıl neighbourhood of Ümraniye, at Hamza Yerlikaya Boulevard No:70. In the land registry it is recorded as parcel 7450 in Aşağı Dudullu.
Who built Narlı Bahçe Evleri?
The project belongs to EYG Gayrimenkul Yatırım Ortaklığı A.Ş. (EYG GYO). Some foreign listing sites show the selling agencies as the developer.
What is the cheapest apartment at Narlı Bahçe Evleri?
According to the March 2026 project list, 2+1s from 95 m² start at $250,000. A more recent source gives a starting price of $455,000; confirm the current price with the seller.
How many apartments are there at Narlı Bahçe Evleri?
According to the January 2023 valuation report, there are 342 homes and 6 commercial units in five blocks, 348 independent units in total.
Has Narlı Bahçe Evleri been completed?
Listings from 2026 show the flats as ready to move into. In January 2023 construction was at about 76%; the occupancy permit date should be confirmed from title deed and municipal records.
What unit types are there at Narlı Bahçe Evleri?
There are 2+1, 3+1, 4+1 and 4+1 duplex apartments, with gross areas between 95 m² and 327 m².
Can you get citizenship by buying at Narlı Bahçe Evleri?
4+1 and 4+1 duplex flats are above the $400,000 threshold at list price. 2+1s and the 3+1s in the March 2026 list are below it; what counts is the title deed price and a licensed valuation report.
Is Narlı Bahçe Evleri close to the metro?
Yes. According to listings, M5 Necip Fazıl station is about 1 km away, and Dudullu station, where the M5 and M8 lines meet, is about 15 minutes away.
Are there apartments for rent at Narlı Bahçe Evleri?
We found no rental listings in the sources we checked as of October 2026, so rent and rental yield could not be calculated.
Is there an instalment plan at Narlı Bahçe Evleri?
One project page dated July 2026 lists a 50% down payment and 24 monthly instalments, and another dated March 2026 lists a 50% down payment and 12 months. Ask the seller for the current payment plan.
Who handles the legal process when buying at Narlı Bahçe Evleri?
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 Narlı Bahçe Evleri?
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 Narlı Bahçe Evleri 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 Narlı Bahçe Evleri 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.