Büyükyalı İstanbul Prices and Details 2026
Kazlıçeşme, Zeytinburnu, Istanbul
1 / 14Büyükyalı İstanbul's cheapest listing in October 2026 was a 2+1 apartment at 24,500,000 (twenty-four million five hundred thousand) TL, or about $494,000 (four hundred ninety-four thousand dollars). The developer's list on emlakjet starts at $728,000 (seven hundred twenty-eight thousand dollars) and goes up to about $3,073,000 (three million seventy-three thousand dollars) for a 545 m² 4+1. The project sits on a 111,000 m² site on the Kazlıçeşme shore of Zeytinburnu, right next to Kennedy Avenue. It was developed by a partnership of Özak GYO, Ziylan Gayrimenkul and Yenigün İnşaat under the guarantee of Emlak Konut GYO, with architecture by Chapman Taylor. The project, with roughly 1,550 homes, was completed in 2021 and its title deeds are condominium titles. Marmaray's Kazlıçeşme station is within walking distance. 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 Büyükyalı İstanbul?
Büyükyalı İstanbul is a residential-led mixed-use project in the Kazlıçeşme neighbourhood of Zeytinburnu, built on a former industrial site on the Marmara shore by a partnership of Özak GYO, Ziylan Gayrimenkul and Yenigün İnşaat under the guarantee of Emlak Konut GYO. Sources differ slightly on the number of homes: the developer's emlakjet record lists 1,557, emlakplatform 1,540, and the architect Chapman Taylor about 1,500. The historic industrial buildings on the site, including Fişekhane, were turned into culture and event venues.
What parts does Büyükyalı İstanbul have?
Büyükyalı İstanbul is made up of four main quarters under Chapman Taylor's masterplan, all entered through four main gates that open onto a shared square. Alongside the homes, about 15,000 m² of restaurants, shops and social space, about 20,000 m² of offices and a marina were planned.
Low-rise, family-friendly blocks facing landscaped courtyards
Loft-type units suited to working from home
Sea-facing, large apartments and rooftop duplexes
Area set aside for a hotel and serviced residences
Culture, art and dining in restored industrial buildings
Street shops, restaurants and offices
Source: Chapman Taylor project page and news (21 May 2020, 25 February 2021); Emlak Konut GYO project page; Habertürk, 22 September 2016 (launch). Accessed 27 October 2026.
How much are apartments for sale in Büyükyalı İstanbul?
As of 27 October 2026, listings in Büyükyalı İstanbul start at 24,500,000 (twenty-four million five hundred thousand) TL, or about $494,000 (four hundred ninety-four thousand dollars), for a 2+1 on the Fişekhane side with 83 m² net and 203 m² gross. A large sea-facing 3+1 (160 m² net) is listed at 54,500,000 TL, or about $1,099,000 (one million ninety-nine thousand dollars). On the developer's emlakjet list, prices run from about $728,000 for a 165 m² 3+1 to about $3,073,000 (three million seventy-three thousand dollars) for a 545 m² 4+1. Gross areas in this project look more than twice the net areas because of the shared-area share, so it is more accurate to compare on net square metres. When buying from the developer, ask separately whether VAT is included in the price.
Source: emlakjet listings #19902746 (ESMANİC Real Estate, 2+1, 24,500,000 TL, 25 September 2026), #19819427 (Gökalp Gayrimenkul, 1+1, 24,900,000 TL, 12 September 2026), #19674430 (Coldwell Banker Flora, 2+1, 25,000,000 TL, 29 September 2026), #19355168 (Çiğdem Gayrimenkul, 3+1, 54,500,000 TL, 9 October 2026); emlakjet Büyükyalı İstanbul project page (ÖZAK GYO, TL prices by type, update date not stated, accessed 27 October 2026); emlakplatform project page (from $1,079,000, 5 October 2026); deal-tr project page (price table, 22 January 2026). Rate: $1 = 49.6 TL (24 October 2026).
How does buying in Büyükyalı 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 Büyükyalı 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 apartments for rent in Büyükyalı İstanbul?
As of 27 October 2026, the only rental listing visible in Büyükyalı İstanbul is a furnished 3+1 on the 15th floor at 219,000 (two hundred nineteen thousand) TL a month, or about $4,400 (four thousand four hundred dollars). The landlord asks for a year's rent in advance and a 440,000 TL deposit; monthly service charges are 18,000 TL, or about $363. Since this is a single listing, read it as a reference for the upper segment, not as a project average.
Source: emlakjet listing #19661936, JR Reality Turkey Emlak, "Büyükyalı'da Manzaralı Eşyalı 3+1 Daire" (219,000 TL/month, updated 1 September 2026). Rate: $1 = 49.6 TL (24 October 2026).
What is the rental yield in Büyükyalı İstanbul?
The rough gross rental yield for a 3+1 in Büyükyalı İstanbul is about 4.8% (four point eight percent). It was found by dividing the annual rent of 2,628,000 TL by the 54,500,000 TL asking price of a 3+1 for sale; however, the two units are not the same (the rental is 100 m² net and furnished, the one for sale is 160 m² net), so the result is only indicative. After service charges, taxes and empty periods, the net yield is lower.
Can units in Büyükyalı 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 Büyükyalı İstanbul?
Service charges at Büyükyalı 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 Büyükyalı 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.
Every priced type in Büyükyalı İstanbul is above the $400,000 threshold: even the cheapest listing, a 2+1, is about $494,000. Still, the margin is not large for the 1+1 and smaller 2+1 listings; since the application relies on the figure in the licensed valuation report, confirm before buying that the appraised value does not fall below $400,000.
- 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 home types are there in Büyükyalı İstanbul?
Büyükyalı İstanbul offers a wide range, from 1+1 and loft units to 5+1 apartments, rooftop duplexes and garden villa-type homes. The sizes below are gross areas from listings and the developer list; net areas are noticeably smaller.
65 m² net; sample listing on a high floor with sea view
78 – 83 m² net; the most traded type in the project
100 – 160 m² net; sea- or courtyard-facing
For large families; the biggest are rooftop duplexes
The largest apartment type on the developer list
Multi-storey villa-type homes with gardens
How do you get to Büyükyalı İstanbul?
The easiest way to reach Büyükyalı İstanbul is by rail: Marmaray's Kazlıçeşme station is about 300 metres away, and the Kazlıçeşme–Sirkeci line also starts there. By car, Kennedy Avenue (the coastal road) and the Eurasia Tunnel entrance about 1.5 km away give quick access to the Asian side. Distances are approximate, measured on a map.
How long does it take to get from Büyükyalı İstanbul to the airports?
From Büyükyalı İstanbul, Istanbul Airport is about 45 km away, 45 – 60 minutes depending on traffic; Sabiha Gökçen Airport is about 50 km via the Eurasia Tunnel, a 45 – 70 minute drive. The old Atatürk Airport is about 10 km away but no longer serves scheduled passenger flights.
What amenities does Büyükyalı İstanbul have?
Büyükyalı İstanbul has indoor and outdoor pools, a gym, spa, sauna and hamam, and tennis and basketball courts for residents. Culture and event spaces in the restored historic buildings, restaurants and shops are on the project's shared square.
Is Büyükyalı İstanbul a good investment?
Büyükyalı İstanbul is a strong candidate for buyers looking for a large, completed complex with title deeds ready, close to Istanbul's historic peninsula and the shore; however, prices per square metre are well above the Zeytinburnu average. According to emlakplatform's district data, the project average is about $3,931 per m² against $2,002 for Zeytinburnu, so the premium for location and amenities is already in the price.
- Walking or short driving distance to Marmaray and the Eurasia Tunnel
- Completed project, condominium title, no construction risk
- Seafront complex with large green areas and many amenities
- Every priced type is above the $400,000 citizenship threshold
- Large gap between gross and net areas
- Price per m² about twice the district average
- Rental data rests on a single listing, so yield estimates are weak
- High service charges (~18,000 TL a month for a 3+1)
Before buying, the land registry record, condominium status and any mortgages or annotations should be checked as part of a title deed review; a valuation report should confirm whether the net area and price reflect real value, and for a developer or resale purchase the sales contract should be reviewed by a lawyer.
What other projects are near Büyükyalı İstanbul?
We do not yet list a project near Büyükyalı İstanbul in Zeytinburnu or Bakırköy. If you want to compare other residential projects on the European side, see the pages below.
Who should you buy Büyükyalı 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 Büyükyalı İstanbul
How much are apartments in Büyükyalı İstanbul?
As of 27 October 2026, the cheapest listing is a 2+1 at 24,500,000 TL (about $494,000). On the developer's emlakjet list, prices range from about $728,000 to $3,073,000.
Where exactly is Büyükyalı İstanbul?
In the Kazlıçeşme neighbourhood of Zeytinburnu, next to Kennedy Avenue (the coastal road), on the Marmara shore. Marmaray's Kazlıçeşme station is about 300 metres away.
Who developed Büyükyalı İstanbul?
The project was developed by a partnership of Özak GYO, Ziylan Gayrimenkul and Yenigün İnşaat, under the guarantee of Emlak Konut GYO. The principal design architect is Chapman Taylor.
When was Büyükyalı İstanbul completed?
Chapman Taylor announced completion in February 2021; the last three blocks were expected to be finished in May 2021. Listings show the building age as 5 years.
How many homes are in Büyükyalı İstanbul?
Sources give between 1,500 and 1,557: the developer's emlakjet record lists 1,557 and emlakplatform 1,540 homes.
What home types are there in Büyükyalı İstanbul?
Options range from 1+1 and loft units to 2+1, 3+1, 4+1 and 5+1 apartments, rooftop duplexes and 4+2 / 5+2 villa-type homes. Gross areas are between 150 and 545 m².
Why are gross and net areas so different in Büyükyalı İstanbul?
Listings add a share of the common areas to the gross figure; for example, a 2+1 with 203 m² gross has 83 m² net. Compare on net square metres.
Are there apartments for rent in Büyükyalı İstanbul?
On 27 October 2026 a single rental listing was visible: a furnished 3+1 on the 15th floor at 219,000 TL a month (about $4,400), with a year's rent requested in advance.
Can you get citizenship by buying in Büyükyalı İstanbul?
Every priced type is above $400,000. The application relies on the figure in the licensed valuation report, so confirm the appraised value before buying.
How much are service charges in Büyükyalı İstanbul?
Two separate 3+1 listings give monthly service charges of 18,000 TL (about $363). For other types, confirm with the management.
What amenities does Büyükyalı İstanbul have?
Indoor and outdoor pools, a gym, spa, sauna, hamam, tennis and basketball courts, a cinema, a kids' club, concierge and culture and art spaces in the historic buildings.
Who handles the legal process when buying at Büyükyalı 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 Büyükyalı 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 Büyükyalı 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 Büyükyalı 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.