Referans Beşiktaş Prices and Details 2026
Abbasağa, Beşiktaş, Istanbul
1 / 10Referans Beşiktaş apartment prices start at $736,000 (seven hundred thirty-six thousand dollars) according to an October 2026 sales page, and list prices for the large duplexes go up to $5,047,000 (five million forty-seven thousand dollars). The project is in the Abbasağa neighbourhood of Beşiktaş and is being developed by Kiler GYO, a real estate investment trust listed on Borsa Istanbul. The plot of about 17,655 (seventeen thousand six hundred fifty-five) square metres holds 10 (ten) low-rise blocks with 295 (two hundred ninety-five) homes. Sources disagree on handover: a current sales page says construction is 75% (seventy-five percent) complete with handover in October 2026, while another firm lists the project as ready. Every apartment type is above the $400,000 (four hundred thousand dollars) citizenship threshold at list price. We found no rental listings, so we have not calculated a rental yield. 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 Referans Beşiktaş?
Referans Beşiktaş is a 295-home, 10-block residential project developed by Kiler GYO on block 347, parcel 1 in the Abbasağa neighbourhood of Beşiktaş. Most sources give the blocks as 6 storeys, and about 70% of the plot is set aside for landscaping and green space. Kiler GYO discloses the project on KAP every year with valuation reports from CMB-licensed appraisers.
Source: KAP, Kiler GYO valuation report disclosures (10.01.2023 and 12.01.2026; Abbasağa, block 347 parcel 1), Emlak Platform project page (updated 10.10.2026), Deal Real Estate project page, HomesOverseas project page. Plot area (17,655 – 18,000 m²), number of storeys and handover status differ between sources.
What shared facilities does Referans Beşiktaş have?
Referans Beşiktaş has on-site facilities including an indoor swimming pool, gym, sauna and Turkish bath. Sales pages also list a children's play area, cinema room, covered parking and electric vehicle charging points.
Source: Emlak Platform, Deal Real Estate and HomesOverseas project pages; Binaa Investment listing on Realting (updated 19.07.2026). Facilities should be confirmed with the sales office.
How much are apartments for sale in Referans Beşiktaş?
The lowest list price in Referans Beşiktaş is $736,000 (seven hundred thirty-six thousand dollars) as of October 2026. The same page shows a 1+1 reduced from $855,000 to $745,000 (seven hundred forty-five thousand dollars) and a 2+1 reduced from $1,350,000 to $1,260,000 (one million two hundred sixty thousand dollars). Another price list dated November 2025 gives 1+1s at $950,000, 2+1s at $1,431,000 and 3+1s at $1,835,000; duplexes start at $2,288,000 and go up to $5,047,000 (five million forty-seven thousand dollars). The stated payment plan is a 40% – 50% down payment with 30 monthly instalments, and a 10% (ten percent) discount for cash purchases.
Source: Emlak Platform project page (last updated 10.10.2026; starting price and reduced 1+1 / 2+1 offers), Deal Real Estate project page and blog article (price list 28.11.2025, article updated 16.02.2026). Prices are given directly in USD in the sources, so no currency conversion was made; $1 = 49.6 TL (24 October 2026). Deal may give net areas and Emlak Platform gross areas; 20% VAT is stated as not included in the prices.
How does buying in Referans Beşiktaş work?
As the project is under construction, sales are made with the developer through a promissory sale contract and a payment plan; the title is transferred according to the construction servitude or condominium status. Before signing, the building permit, construction servitude, delivery date, delay penalty and payment security clauses are checked in a contract review by Att. Egemen Yasin Şahalioğlu, together with the title deed and encumbrance check.
How do foreigners buy property in Referans Beşiktaş?
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 Referans Beşiktaş?
We found no rental listings for Referans Beşiktaş in the sources we checked as of October 2026. One real estate firm's article mentions an expected rent of $3,000 – $9,000 per month, but this is an estimate, not an actual listing, so we have not put it in a table.
What is the rental yield in Referans Beşiktaş?
The rental yield cannot be calculated at the moment, because there are no sale and rental listings for the same unit type. One sales page mentions an expected annual yield of 4% but does not name its source; real rental data will appear after handover.
Can units in Referans Beşiktaş 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 Referans Beşiktaş?
Service charges at Referans Beşiktaş 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 Referans Beşiktaş?
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 list prices every type in Referans Beşiktaş meets the $400,000 threshold on its own; even the lowest price is $736,000. With the 10% cash discount the cheapest unit comes to about $662,000, still above the threshold. Because citizenship is based on the price in the title deed and a CMB-licensed valuation report, the deed value should be checked before signing, keeping in mind that prices exclude 20% VAT.
- 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 Referans Beşiktaş?
Referans Beşiktaş offers a wide range of types from 1+1 to 6.5+1, with areas from 68 m² to 566 m². The project leans towards large apartments and duplexes.
The smallest type in the project; list prices start at $736,000.
For families; a reduced 2+1 offer at $1,260,000 is listed.
Large duplexes with garden or terrace floors; prices start at $2,288,000.
How do you get to Referans Beşiktaş?
Referans Beşiktaş is in Abbasağa, close to central Beşiktaş and Barbaros Boulevard; Beşiktaş Pier, Yıldız Park and Dolmabahçe are about 1 – 1.5 km away. Listings put the bus stop 200 m away; one listing says the metro is 600 m away, which should be confirmed with the sales office. The distances below are approximate.
How long does it take from Referans Beşiktaş to Istanbul Airport?
Referans Beşiktaş is about 45 km from Istanbul Airport; the drive takes 40 – 55 minutes depending on traffic. Sabiha Gökçen Airport is about 45 km away via the 15 July Martyrs Bridge, and the trip can take close to an hour.
What amenities are near Referans Beşiktaş?
The Bosphorus shore, historic palaces, parks and the Beşiktaş market are within walking distance or a short drive of Referans Beşiktaş. Universities and large shopping centres are also within a few kilometres.
Is Referans Beşiktaş a good investment?
Referans Beşiktaş is one of the few options for buyers looking for a new home with on-site facilities in central Beşiktaş; on the other hand, its price per square metre is far above the Istanbul average. The pros and the points to watch below should be weighed together before deciding.
- Central Beşiktaş location close to the Bosphorus and Yıldız Park
- Developer listed on Borsa Istanbul that reports the project on KAP
- Low-rise blocks with most of the plot left as green space
- All types above the citizenship threshold at list price
- High price per square metre; sources give a range of $8,900 – $13,970
- Handover status and deed type are contradictory between sources
- No rental listings, so the rental yield is not yet known
- Prices exclude 20% VAT; total cost should be calculated with it
Before buying, the title deed record, construction servitude and occupancy permit status, the handover and penalty clauses in the contract, 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 near Referans Beşiktaş?
Within a few kilometres of Referans Beşiktaş, there are other residential projects in Nişantaşı, Levent and Esentepe with different price and handover options.
Who should you buy Referans Beşiktaş 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 Referans Beşiktaş
What is the cheapest apartment in Referans Beşiktaş?
According to an October 2026 sales page, the lowest list price in the project is $736,000. The same page also shows a reduced offer of $745,000 for a 1+1.
Who is building Referans Beşiktaş?
The developer is Kiler GYO, a real estate investment trust listed on Borsa Istanbul. Sales are also handled through various real estate firms.
Where is Referans Beşiktaş?
The project is in the Abbasağa neighbourhood of Beşiktaş district, on block 347, parcel 1. Beşiktaş Pier and Yıldız Park are about 1 km away.
When will Referans Beşiktaş be handed over?
A current sales page says construction is 75% complete with handover in October 2026; another firm lists the project as ready. The exact status should be checked in the contract and the title deed record.
How many homes are there in Referans Beşiktaş?
The project has 295 homes in 10 blocks. Most sources give the blocks as 6 storeys.
What apartment types does Referans Beşiktaş have?
Types range from 1+1 to 6.5+1, and most of the larger types are duplexes. Areas range from 68 m² to 566 m².
Is VAT included in Referans Beşiktaş prices?
One sales page states that 20% VAT is not included in the prices. It also notes that the rate may differ for homes with a net area up to 150 m²; the rate should be confirmed before signing.
Is Referans Beşiktaş eligible for citizenship?
At list prices all types are above the $400,000 threshold. Since the citizenship application is based on the deed price and a valuation report, these values need to be checked.
Does Referans Beşiktaş offer instalments?
Sales pages mention a 40% – 50% down payment and 30 monthly instalments. A 10% discount for cash payment is also stated.
What is the rental yield of Referans Beşiktaş?
The rental yield cannot be calculated because there are no rental listings in the project. The 4% expected yield mentioned in listings is an unsourced estimate.
Who handles the legal process when buying at Referans Beşiktaş?
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 Referans Beşiktaş?
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 Referans Beşiktaş 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 Referans Beşiktaş 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.