TIO Kemerburgaz Prices and Details 2026
Kemerburgaz, Eyüpsultan, Istanbul
As of October 2026 there is no verified public price list for TIO Kemerburgaz; we obtain current sale prices from the developer and share them on request. Developed by Irmak İnşaat, the project consists of 25 detached villas with private gardens spread over two parcels on a south-west facing slope on Bahçeköy Orman Yolu, at the entrance to Belgrad Forest in Kemerburgaz, Eyüpsultan. The M11 Kemerburgaz metro station is about 5 – 7 minutes by car (about 3 km) and Istanbul Airport about 20 km away. Sales began in May 2023, while the delivery date and title deed status have not been announced. It is an interesting option for buyers looking for a boutique villa compound at the forest edge, but prices, sizes and delivery must be confirmed directly. Property Time Istanbul's office is in Skyland Istanbul, Sarıyer, and every legal step of the purchase is handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about TIO Kemerburgaz?
TIO Kemerburgaz is a boutique project of 25 detached villas, each with a private garden, set on two parcels at the Bahçeköy entrance to Belgrad Forest. Each parcel has its own pool and social facility.
How are the villas at TIO Kemerburgaz laid out?
The villas at TIO Kemerburgaz are split across two separate parcels; each parcel has a shared outdoor pool and a social facility, and the compound is used through a single gated entrance with security.
Each of the two parcels has an outdoor swimming pool for its residents.
Each parcel has a social facility reserved for residents.
The compound is protected by security at one controlled entrance.
What are the technical specifications of TIO Kemerburgaz?
TIO Kemerburgaz is being built on a raft foundation with tunnel formwork, in line with earthquake and insulation regulations, with a soil survey and building inspection. The project uses a solar energy system and a 'Low-e Building' concept with automation infrastructure.
Sources: guncelprojebilgileri.com, tasinmazhaber.com and topraktan.com. The developer's website (irmakinsaat.com.tr) blocks automated access and could not be reviewed. Floor counts, villa sizes, land area, architect, contractor and title deed status are not published; they are confirmed with the developer, municipality and land registry before purchase.
How much are villas for sale in TIO Kemerburgaz?
As of October 2026 there is no verified public price list for TIO Kemerburgaz; current prices are shared on request. The project went on sale in May 2023 without a published price list, with the payment plan announced as not yet determined.
Sources checked: guncelprojebilgileri.com, tasinmazhaber.com, topraktan.com and the developer's website (not accessible). None showed a sale or rent price. One property site lists the project as '30 apartments', which conflicts with the 25 villas given by the other sources.
How does buying in TIO Kemerburgaz 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 TIO Kemerburgaz?
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 villas for rent in TIO Kemerburgaz?
As TIO Kemerburgaz has not been delivered yet, there are no rental listings and no rent range can be published. We share current rent levels for similar villas in Kemerburgaz on request; without a sale price, the rental yield cannot be calculated.
Can units in TIO Kemerburgaz 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 TIO Kemerburgaz?
Service charges at TIO Kemerburgaz 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 TIO Kemerburgaz?
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.
As prices at TIO Kemerburgaz have not been published, it cannot be confirmed without a current price which villas meet the $400,000 threshold on their own. Once the price is clear, eligibility is set 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 villa types are there in TIO Kemerburgaz?
All 25 villas at TIO Kemerburgaz are detached villas with private gardens. Room counts, floor counts and sizes have not been published; the verified shared features are:
Each villa has its own garden.
Terrace, balcony and veranda for outdoor living.
En-suite bathroom in the main bedroom and a separate laundry room.
Sources: guncelprojebilgileri.com and tasinmazhaber.com. We obtain villa plans and sizes from the developer and share them.
How do you get to TIO Kemerburgaz?
TIO Kemerburgaz is on the forest road at the Bahçeköy entrance to Belgrad Forest, so daily travel is mainly by car. The M11 Kemerburgaz metro station is about 5 – 7 minutes by car, and the line connects Gayrettepe with Istanbul Airport.
What amenities does TIO Kemerburgaz offer?
At TIO Kemerburgaz each parcel has a shared pool and social facility, and every villa has a private garden.
What is near TIO Kemerburgaz?
The project borders Belgrad Forest; Kemerburgaz centre and, in Göktürk, Mesa Studio Plaza and Florence Nightingale Göktürk are also nearby.
Is TIO Kemerburgaz a good investment?
TIO Kemerburgaz is a boutique, energy-focused project of a small number of villas at the edge of Belgrad Forest. However, prices, sizes and the delivery date are not published and independent data is very limited, so an investment decision should only be made after a written price list from the developer and a contract review.
- Boutique 25-villa compound at the edge of Belgrad Forest
- Private garden for every villa, shared pool on each parcel
- Solar energy, Low-e concept and automation infrastructure
- From Kemerburgaz, the M11 reaches Istanbul Airport and Gayrettepe
- No public prices, sizes or delivery date
- Very limited independent data; one source says '30 apartments', conflicting with 25 villas
- Developer site could not be reviewed; details must be confirmed directly
- Car-dependent location on a forest road
Before purchase, the building permit, title status, delivery date and payment security are reviewed by Att. Egemen Yasin Şahalioğlu.
Which other projects are near TIO Kemerburgaz?
Alternatives to TIO Kemerburgaz in the Kemerburgaz – Göktürk area:
Who should you buy TIO Kemerburgaz 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 TIO Kemerburgaz
What are TIO Kemerburgaz prices?
As of October 2026 there is no verified public price list. We obtain current villa prices from the developer in writing and share them on request.
How many villas does TIO Kemerburgaz have?
The project has 25 detached villas, each with a private garden, on two parcels. One property site says '30 apartments', but the other sources give 25 villas.
When will TIO Kemerburgaz be delivered?
Sales began in May 2023; the delivery date and current construction progress have not been announced.
Who is developing TIO Kemerburgaz?
The project is being developed by Irmak İnşaat.
Where is TIO Kemerburgaz?
It is on Bahçeköy Orman Yolu in Kemerburgaz, Eyüpsultan, at the entrance to Belgrad Forest.
Which metro station is closest to TIO Kemerburgaz?
The closest is M11 Kemerburgaz station, about 5 – 7 minutes by car.
Does TIO Kemerburgaz have a pool?
Yes. Each of the two parcels has a shared outdoor pool and a social facility.
Can I get Turkish citizenship by buying a villa in TIO Kemerburgaz?
As prices are not published, eligibility cannot be confirmed yet; an application is possible if the value is at least $400,000 and confirmed by a valuation report.
What energy systems does TIO Kemerburgaz have?
The project has a solar energy system, a 'Low-e Building' concept with automation infrastructure, a generator, a water tank and a hydrophore.
Who handles the legal process when buying at TIO Kemerburgaz?
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 TIO Kemerburgaz?
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 TIO Kemerburgaz 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.