Onaltıdokuz Prices and Details 2026
Kazlıçeşme, Zeytinburnu, Istanbul
Onaltıdokuz has a 104 m² 2+1 on the market for 20,000,000 TL, about $403,000 (four hundred three thousand dollars), according to the current listing we could reach in October 2026; another, undated listing goes up to $802,000 (eight hundred two thousand dollars). The project is in Kazlıçeşme, Zeytinburnu, about 200 (two hundred) metres from the sea and within walking distance of Kazlıçeşme Marmaray station. Built by Astay Gayrimenkul, the complex has 496 (four hundred ninety-six) apartments in three towers of 27, 32 and 36 floors; all units have been sold, so purchases are resale only. The towers have been the subject of a long-running zoning case over their impact on the historic peninsula skyline, so the title deed, occupancy permit and court status must be checked by a lawyer before buying. We found no rental listings, so rental yield was not calculated. Property Time Istanbul's office is at Skyland in Sarıyer; all legal steps of the purchase are handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about Onaltıdokuz?
Onaltıdokuz is a three-tower residence project with 496 apartments, built by Astay Gayrimenkul on a plot of about 30 dönüm (roughly 30,000 m²) in Kazlıçeşme, Zeytinburnu. News reports give the tower heights as 137, 123 and 108 metres. Construction started in 2010, and a 2011 report put the planned handover at March 2012; today the project is complete and occupied, and all units have been sold.
Source: Güncel Proje Bilgileri project page (address, blocks, area, architect), Borsanın Gündemi article (25.02.2011; plot, number of units, type range, planned handover), bianet article (22.01.2018; tower heights), jaga.com reference page (architect, total construction area 154,203 m²), Istanbul Real Estate project page (types and sizes).
What is the status of the zoning case over the Onaltıdokuz towers?
There has been a zoning case over the Onaltıdokuz towers for years, and as of October 2026 we could not find a final, binding decision in public sources. The case centres on the claim that the towers spoil the Istanbul skyline, above all the historic peninsula. The process reported in the press, in short:
- Professional chambers sued over the zoning plan and building permit; the administrative court annulled both, and the Council of State (Danıştay) upheld that ruling.
- Zeytinburnu Municipality opened a tender to cut the towers' height, but no company bid, so the work was never done.
- On 3 January 2018 the Istanbul 4th Administrative Court lifted the annulment, citing investigations into expert witnesses and judges, and ordered a retrial on the question of public interest.
- The outcome of the later stages is not clear in the sources we could reach; the project came back into the news in 2025 in debates about the skyline.
For a buyer, this history means a direct title and valuation risk. Before buying, a lawyer should check whether the title deed carries a lawsuit annotation or injunction, whether full condominium ownership (kat mülkiyeti) has been established, whether the occupancy permit is valid, and what the current zoning status is at the municipality, as part of a title deed and zoning review. We advise against paying any deposit before these checks are done.
Source: bianet, "16/9 Kuleleri İçin Verilen Tıraşlama Kararı Bozuldu" (22.01.2018); GZT "Nasıl Oluştu? Onaltı Dokuz" (03.10.2025). This section is not legal advice; the current status of the case should be checked by a lawyer in UYAP and municipal records.
What shared facilities does Onaltıdokuz have?
Onaltıdokuz has a wide range of on-site facilities, led by indoor and outdoor swimming pools, a gym and a spa. The project also includes about 25,000 m² of shopping and living space and a concierge service.
Source: Güncel Proje Bilgileri, Istanbul Real Estate, Royal White Property and Anka Emlak project pages. Facilities should be confirmed with site management.
How much are apartments for sale in Onaltıdokuz?
In the current listing we could reach in October 2026, a 104 m² 2+1 in Onaltıdokuz is for sale at 20,000,000 TL, about $403,000 (four hundred three thousand dollars). Istanbul Real Estate's undated project page shows a price of $802,000 (eight hundred two thousand dollars) without naming the type, and Royal White Property's page shows prices from $310,000 (three hundred ten thousand dollars); since these two pages carry no date, we include them only as a rough guide. With the project sold out, there are few listings, and prices vary widely by apartment, floor and view.
Source: Anka Emlak Onaltıdokuz listing, 20,000,000 TL (page checked on 27.10.2026, listing date not stated); Istanbul Real Estate project page (undated); Royal White Property project page (undated, marked "sold out"). For comparison: 1+1 listings on Vartur dated August 2023 ranged from $194,000 to $206,000. The TL price was converted at $1 = 49.6 TL (24 October 2026) and rounded.
How does buying in Onaltıdokuz 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 Onaltıdokuz?
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 Onaltıdokuz?
We found no rental listings for Onaltıdokuz on the listing sites we checked in October 2026. All rental listings on Emlakjet for Kazlıçeşme belonged to neighbouring projects such as Yedi Mavi, Büyükyalı and Ottomare, so we do not give an estimated rent for Onaltıdokuz.
What is the rental yield at Onaltıdokuz?
Because there are no sale and rental listings for the same type, the rental yield cannot be calculated at the moment. Rents in neighbouring projects may give an idea, but no calculation should be made until a real rental listing for Onaltıdokuz appears.
Can units in Onaltıdokuz 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 Onaltıdokuz?
Service charges at Onaltıdokuz 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 Onaltıdokuz?
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.
It is hard to say clearly which type in Onaltıdokuz meets the $400,000 threshold on its own: the 104 m² 2+1 in the current listing, at $403,000, is just above it, while the larger types are comfortably above. However, citizenship is based on the price in the title deed and a CMB-licensed valuation report. Because the towers' zoning case history may affect the valuation report and the title record, an investor buying for citizenship should have a lawyer check the valuation and citizenship eligibility before signing.
- 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 in Onaltıdokuz?
Onaltıdokuz has apartment types from 1+1 to 5+1 as well as large duplexes; gross areas range from 92 m² to 339 m², and a 2011 report gives the largest unit as 482 m². Most apartments are said to have a sea view.
The smallest type in the project; for a single person or a couple.
On sale for about $403,000 in the current listing.
For families; the sea view varies by floor.
Spacious apartments on the upper floors.
Sources mention penthouse-style duplexes.
The largest apartment in the project, per the 2011 report.
How do you get to Onaltıdokuz?
The easiest way to reach Onaltıdokuz is by Marmaray: according to sources, Kazlıçeşme station and the Eurasia Tunnel entrance are about 200 metres away. Via Kennedy Avenue (the coastal road) you can drive quickly to Yenikapı, Sirkeci and Bakırköy, and via the E-5 to the rest of the city.
How many minutes is Onaltıdokuz from Istanbul Airport?
Onaltıdokuz is about 45 km from Istanbul Airport; by car the trip takes 40–60 minutes depending on traffic. Sabiha Gökçen Airport is about 45 km away via the Eurasia Tunnel. The 8 km distance mentioned in sources refers to the old Atatürk Airport, which is now closed to scheduled passenger flights.
What amenities are there around Onaltıdokuz?
The main draws around Onaltıdokuz are the coastal parks, the Marmaray connection and the closeness to the historic peninsula. The shopping and living space inside the complex covers part of daily needs.
Is Onaltıdokuz a good investment?
Onaltıdokuz sits in a valuable location with sea views and Marmaray close by, but because of its zoning case history it is not a project we can recommend without a legal review. When deciding, weigh the pros and the points to watch below together.
- Sea views from most apartments
- About 200 m to Marmaray and the Eurasia Tunnel
- A completed, occupied complex; no construction risk
- Pools, spa, sports areas and concierge service
- Long-running zoning case over the towers; final status unclear
- Sold out, few listings and scattered prices
- No rental listings, so rental yield is uncertain
- Valuation report and citizenship eligibility must be checked separately
Before buying, the title deed and its annotations, condominium ownership and occupancy permit status, zoning status at the municipality, any unpaid service charges and the valuation report should be checked by an independent lawyer. These checks are carried out by Att. Egemen Yasin Şahalioğlu as part of a title deed and contract review.
What other projects are there near Onaltıdokuz?
As alternatives to Onaltıdokuz, you can also look at completed and new residential projects in other parts of Istanbul whose prices and details we cover on our site.
Who should you buy Onaltıdokuz 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 Onaltıdokuz
How much are apartments in Onaltıdokuz?
In the current listing we could reach in October 2026, a 104 m² 2+1 is for sale at 20,000,000 TL (about $403,000). Another, undated listing goes up to $802,000.
Where is Onaltıdokuz?
The project is on Abay Avenue in the Kazlıçeşme neighbourhood of Zeytinburnu; about 200 m from the sea and within walking distance of Kazlıçeşme Marmaray station.
Who built Onaltıdokuz?
The developer is Astay Gayrimenkul. Sources differ on the architect, naming both Alpar Mimarlık and Kreatif Mimarlık.
How many apartments are there in Onaltıdokuz?
The project has 496 apartments in three towers of 27, 32 and 36 floors.
Will the Onaltıdokuz towers be demolished?
The zoning plan and permit were annulled by the courts at one point, the height-reduction tender came to nothing, and a retrial was ordered in 2018. We could not find a final decision in public sources; the current status should be checked with a lawyer before buying.
Is it safe to buy an apartment in Onaltıdokuz?
The building is complete and occupied, but because of the zoning case history no deposit should be paid before the title annotations, occupancy permit and zoning status are reviewed by an independent lawyer.
Are new apartments still being sold in Onaltıdokuz?
No. According to sources all units have been sold; purchases are only possible through resale listings.
Are there apartments for rent in Onaltıdokuz?
We found no rental listings for the project on the sites we checked in October 2026, so we did not calculate rent or yield.
Can you get citizenship by buying in Onaltıdokuz?
The large types and the $403,000 2+1 appear to be above the threshold on price, but citizenship is based on the title deed price and the valuation report. Because of the case history, eligibility should be checked separately with a lawyer.
What apartment types are there in Onaltıdokuz?
There are types from 1+1 to 5+1 and duplexes; gross areas range from 92 m² to 339 m², with the largest unit at 482 m².
How far is Onaltıdokuz from Marmaray?
According to sources, Kazlıçeşme Marmaray station and the Eurasia Tunnel entrance are about 200 m away.
Who handles the legal process when buying at Onaltıdokuz?
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 Onaltıdokuz?
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 Onaltıdokuz 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 Onaltıdokuz 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.