OrmanYaka Prices and Details 2026
Taşdelen, Çekmeköy, Istanbul
1 / 5The most recent public figure for OrmanYaka prices is a project starting price of about $404,000 (four hundred four thousand dollars) in a broker listing updated in February 2026 and marked as sold; on the developer's February 2024 price list, 1+1 apartments started from $554,000 (five hundred fifty-four thousand dollars). No verified current sale or rental listings were found as of October 2026. Developed by Ege Yapı in partnership with Mono Yapı, the project consists of low-rise blocks at the edge of a pine forest on 37,000 m² of land near Taşdelen, Çekmeköy, with garden and terrace apartments and 16 commercial units. It is about 300 m from the TEM and Northern Marmara link road and about 25 minutes by car from Sabiha Gökçen Airport. Planned delivery was December 2025; brokers list the project as ready in 2026 and report the title as a construction servitude (kat irtifakı). Property Time Istanbul's office is in Skyland, Sarıyer, and every legal step of the purchase is handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about OrmanYaka?
OrmanYaka is a residential project of low-rise blocks at the forest edge in Çekmeköy, developed by Ege Yapı in partnership with Mono Yapı. It went on sale in September 2023 with 5,000 pre-applications, and the investment was announced as 4 billion TRY. Unit and block counts differ between sources: launch reports give 15 blocks and 150 homes, brokers 8 blocks and 125 – 141 homes.
What are the technical specifications of OrmanYaka?
According to information the developer shared in 2023, all OrmanYaka blocks sit on a raft foundation; the structure uses beamless flat slabs with high reinforced-concrete shear walls and columns. Ground studies covering bearing capacity, settlement and liquefaction were carried out to the 2019 Turkish Building Earthquake Regulation, and Çekmeköy is described as one of Istanbul's firmer-ground districts.
Sources: Ege Yapı statements (2023), Emlak Kulisi, Serbestiyet, Deal-TR and Emlak Platform. Smart home, underfloor heating, solar energy and water recovery are broker information. The architect, occupancy status and service charges are not public; they are checked at the municipality and land registry before purchase.
How much are apartments for sale in OrmanYaka?
No verified current sale listings were found for OrmanYaka in October 2026. On the developer's price list dated 21 February 2024, starting prices were $554,000 for a 1+1, $868,000 for a 2+1, $1,207,000 for a 3+1, $1,036,000 for a 4+1 and $1,237,000 for a 5+1; the 4+1 starting below the 3+1 is as published. A broker listing updated in February 2026 shows a project starting price of $404,000 and an average of $2,863 per m². We share current prices on request.
Sources: developer price list published by Deal-TR (21 February 2024; pre-2026, in US dollars) and an Emlak Platform project listing (updated February 2026, marked sold, from $404,000). According to the broker, the project is VAT-exempt. As the sale and rental portals (Emlakjet, Hepsiemlak, Sahibinden) could not be accessed, there is no 2026 listing sample; prices may change through negotiation.
How have OrmanYaka prices changed since launch?
OrmanYaka went on sale in September 2023 with average prices from 120,000 – 130,000 TRY per m². A January 2024 campaign offered a 990,000 TRY down payment and 48 months of instalments. According to a broker, the project's price of about $2,863 per m² is well above the Çekmeköy average of about $1,341.
How does buying in OrmanYaka 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.
Is the OrmanYaka title a construction servitude or a condominium deed?
One broker listing states that the title is transferred as a construction servitude (kat irtifakı). Whether the occupancy permit has been issued and the title converted to condominium ownership since delivery must be checked on the title deed record of the specific apartment. In 2024, plans of 50% down with 48 or 24 monthly instalments and a 10% cash discount were offered; as the project is delivered, current terms should be confirmed with the seller.
How do foreigners buy property in OrmanYaka?
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 OrmanYaka?
As of October 2026, no published rental listings were found for OrmanYaka, so we do not publish a rent range. We share current rents on request.
What is the rental yield in OrmanYaka?
Without sale and rental data from the same period, the gross rental yield at OrmanYaka cannot be calculated reliably yet.
Can units in OrmanYaka 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 OrmanYaka?
Service charges at OrmanYaka 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 OrmanYaka?
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.
On the February 2024 developer list, every type at OrmanYaka, including the 1+1 (from $554,000), is above the threshold, and the lowest figure in the February 2026 broker listing, $404,000, is also just above it. Brokers list the project as citizenship-eligible, but as the prices are not current, the value must be confirmed by a licensed valuation report.
- 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 OrmanYaka?
OrmanYaka has garden and terrace apartments from 78 m² 1+1s to 5+1 duplexes of up to 310 m², plus 16 commercial units.
From $554,000 on the 2024 list; garden and terrace options.
From $868,000 on the 2024 list.
From $1,207,000 on the 2024 list.
From $1,036,000 on the 2024 list.
The largest apartments; from $1,237,000.
Supermarket and retail units.
Sources: Deal-TR and Emlak Platform. Net areas are not published; we share the floor plan of the apartment you choose separately.
How do you get to OrmanYaka?
OrmanYaka is about 300 m (2 minutes by car) from the TEM and Northern Marmara link road. The Şile Highway is about 15 minutes away, and the Bosphorus bridges (Yavuz Sultan Selim, Fatih Sultan Mehmet, 15 July) 15 – 25 minutes. There is no verified metro station within walking distance.
How far are the airports from OrmanYaka?
According to brokers, Sabiha Gökçen Airport is about 25 minutes and Istanbul Airport about 35 minutes away by car; times vary with traffic.
What amenities does OrmanYaka offer?
OrmanYaka offers sports, pools and everyday facilities within about 16,000 m² of green space in a pine forest setting.
Which hospitals, schools and malls are near OrmanYaka?
Nearby hospitals include Hisar Intercontinental, Medstate and Erdem; schools include Doğa College and Bahçeşehir College. For shopping, residents use Emaar Square, Boyaka, Metrogarden, Watergarden and IKEA Ümraniye.
Is OrmanYaka a good investment?
OrmanYaka stands out for buyers looking for a low-rise apartment with a large garden or terrace at the forest edge; the developer's published earthquake engineering details and the completed status are reassuring. On the other hand, prices are well above the Çekmeköy average, unit counts differ between sources, there are no current sale or rental listings, and the title is reported as a construction servitude.
- Low-rise project at the forest edge with large garden and terrace apartments
- Published earthquake engineering: raft foundation, 2019 code
- Direct access to TEM / Northern Marmara road, Sabiha Gökçen ~25 min
- Completed project; no construction risk
- Premium price for Çekmeköy (~$2,863/m² vs area average ~$1,341/m²)
- Unit and block counts differ between sources
- No 2026 sale or rental listings found
- No metro within walking distance; title reported as construction servitude
Before purchase, the occupancy permit, conversion to condominium ownership, mortgages and encumbrances are also reviewed by Att. Egemen Yasin Şahalioğlu.
Which other projects are near OrmanYaka?
Alternatives to OrmanYaka among residential and villa projects on the Asian side:
Who should you buy OrmanYaka 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 OrmanYaka
What are OrmanYaka prices?
On the February 2024 developer list, 1+1s started from $554,000 and 5+1s from $1,237,000; a February 2026 broker listing shows a starting price of $404,000. There are no verified current listings in October 2026; prices are shared on request.
Has OrmanYaka been delivered?
Planned delivery was December 2025, and brokers list the project as ready in 2026; the actual handover date could not be independently verified.
Who built OrmanYaka?
The project was developed by Ege Yapı in partnership with Mono Yapı and built by Ege Yapı.
How many apartments are there in OrmanYaka?
Launch reports give 150 homes in 15 blocks, brokers 125 – 141 homes in 8 blocks; there are also 16 commercial units.
What is the title deed status at OrmanYaka?
One broker listing states that the title is transferred as a construction servitude; whether it has been converted to condominium ownership should be checked on the title record.
Can I get Turkish citizenship by buying in OrmanYaka?
On the 2024 developer list every type, including the 1+1, was above $400,000, and brokers list the project as citizenship-eligible. The current value is confirmed by a valuation report.
Is OrmanYaka earthquake resistant?
According to the developer, all blocks sit on a raft foundation and ground studies were carried out to the 2019 Turkish Building Earthquake Regulation. No earthquake performance report is public.
Is VAT charged at OrmanYaka?
According to a broker, the project is VAT-exempt; this should be confirmed in the invoice and contract for the specific apartment.
Is there a metro near OrmanYaka?
There is no verified metro station within walking distance; the project is about 300 m from the TEM and Northern Marmara link road.
Are there apartments for rent in OrmanYaka?
As of October 2026 no published rental listings were found; current rents are shared on request.
What amenities does OrmanYaka have?
Pools including an indoor pool, a sports club, sauna and hammam, café and restaurants, a supermarket, walking and cycling paths and about 16,000 m² of green space.
Who handles the legal process when buying at OrmanYaka?
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 OrmanYaka?
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.
Where do OrmanYaka 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.
Can units in OrmanYaka 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.