ETRO Residences Istanbul Prices and Details 2026
Maslak, Sarıyer, Istanbul
1 / 6ETRO Residences Istanbul prices start from $990,000 (nine hundred ninety thousand dollars) for 1+1 apartments, $1,824,000 (one million eight hundred twenty-four thousand dollars) for 2+1s and $2,435,000 (two million four hundred thirty-five thousand dollars) for 3+1s, according to a developer price list published by a broker in November 2025; as the project has not been delivered, there is no rental data. The tower, formerly Diamond of Istanbul and renamed RAMS Beyond in April 2025, is being developed by RAMS Türkiye (RAMS Global), with architecture by Dome Architecture / DOME+Partners and interiors and furniture by the Italian fashion house ETRO. It stands on Büyükdere Avenue in Maslak, about 1 km from the M2 İTÜ-Ayazağa metro station. According to the portal the project is 87% complete with delivery targeted for Q4 / December 2026, and the deed type is construction servitude (kat irtifakı). Being the world's first ETRO-branded residences with Bosphorus views are its strengths, while the price per m² is very high and the project has a long history of delays. 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 ETRO Residences Istanbul?
ETRO Residences Istanbul is a mixed-use skyscraper project in the RAMS Beyond tower in Maslak, combining ETRO-branded residences, offices and shops.
What is the history of ETRO Residences Istanbul and which collections does it offer?
Construction of the tower began in 2003 as Hattat Holding's Diamond of Istanbul; the project later passed to RAMS Türkiye and was renamed RAMS Beyond in April 2025. A 20+20-year brand partnership has been signed with ETRO, making these the world's first ETRO-branded residences. Apartments are offered in two collections, Standard and Premium.
ETRO-designed apartments delivered furnished.
The upper-tier collection in the same tower; plan details on request.
71 offices and 54 shops, including international brands.
What are the technical specifications of ETRO Residences Istanbul?
ETRO Residences Istanbul is described as Turkey's first steel skyscraper. According to Wikipedia the tower has a roof height of 178 metres, 40 floors above ground and 9 basement levels; other sources give 41 to 50 floors. Apartments are to be delivered turn-key with a smart-home system and interiors and furniture designed by ETRO Home Interiors with the Oniro group.
Sources: Wikipedia (Rams Beyond), Emlakplatform project page, Suprimmo (9 July 2026), Ekonomi Gazetesi and Journal du Luxe. Floor counts differ between sources (40 / 41 / 42 / 50). The contractor, net areas, service charges and earthquake performance information are not public; the building permit and construction servitude records are checked with the municipality and land registry before purchase.
How much are apartments for sale in ETRO Residences Istanbul?
There is no verified current official price list for ETRO Residences Istanbul as of October 2026. On a developer list published by a broker in November 2025, 1+1s started from $990,000 (nine hundred ninety thousand dollars), 2+1s from $1,824,000 (one million eight hundred twenty-four thousand dollars) and 3+1s from $2,435,000 (two million four hundred thirty-five thousand dollars). The project portal, undated, gives a starting price of $1,149,000 (one million one hundred forty-nine thousand dollars) and an average of about $7,560 per m²; the sources differ.
Source: developer price list published by deal-tr (from-prices), November 2025; this is an older, pre-2026 list and maximum prices per type were not published. The Emlakplatform portal (undated) gives prices from $1,149,000; a Suprimmo listing dated 9 July 2026 shows EUR 881,005 – 3,150,260, or EUR 8,693 – 11,873 per m². According to the portal, prices exclude 20% VAT and the 2% title deed fee.
What is the price per m² at ETRO Residences Istanbul?
According to the sources, the price per m² at ETRO Residences Istanbul is about $7,500 – $9,800, with the portal giving an average of about $7,560. This is markedly higher than completed residences in Maslak and reflects the branded-residence premium.
How does buying in ETRO Residences Istanbul 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.
What is the payment plan at ETRO Residences Istanbul?
The project portal lists a 50% down payment with the balance in 12 monthly instalments, and a 10% discount for cash payment; 20% VAT and the 2% title deed fee are not included. As the deed type is construction servitude, the conversion to condominium, the delivery date and the delay penalty clauses should be checked carefully in the contract.
How do foreigners buy property in ETRO Residences Istanbul?
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 is rent in ETRO Residences Istanbul?
ETRO Residences Istanbul has not been delivered, so there are no rental listings and no rent range can be published; for the same reason the gross rental yield cannot be calculated reliably. We share rent quotes after delivery and current rents of completed residences in the area on request.
Can units in ETRO Residences Istanbul 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 ETRO Residences Istanbul?
Service charges at ETRO Residences Istanbul 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 ETRO Residences Istanbul?
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 November 2025 list, even the cheapest type at ETRO Residences Istanbul, the 1+1, started from $990,000, so every apartment type clears the USD 400,000 threshold on its own by a wide margin. In an off-plan project with construction servitude, the deed and valuation steps of the citizenship application are planned separately with the lawyer before purchase.
- 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 ETRO Residences Istanbul?
ETRO Residences Istanbul offers 1+1, 2+1 and 3+1 apartments, all to be delivered furnished with ETRO design.
The lowest entry price; from $990,000 in November 2025.
For couples and small families; from $1,824,000.
Spacious family apartments; from $2,435,000.
Sources: deal-tr (November 2025) and Emlakplatform. Net areas are not published; we send the net size of your chosen apartment from its floor plan.
How do you get to ETRO Residences Istanbul?
ETRO Residences Istanbul is on Büyükdere Avenue in Maslak, about 1 km (around 2 minutes) from the M2 İTÜ-Ayazağa metro station. İstinye Park is 4 – 5 minutes by car, the TEM motorway about 11 minutes and Istanbul Airport about 35 minutes.
What amenities does ETRO Residences Istanbul offer?
ETRO Residences Istanbul is designed as a branded residence, with hotel-style services and social spaces inside the tower.
What is around ETRO Residences Istanbul?
The project is close to Istanbul Technical University's Ayazağa campus and Işık Schools; İstinye Park and Vadistanbul mall are nearby for shopping, and Emirgan Grove and Belgrad Forest for nature.
Is ETRO Residences Istanbul a good investment?
ETRO Residences Istanbul makes sense for buyers who want a branded, design-led residence and are ready to pay a premium for a Bosphorus-view asset in central Maslak. On the other hand, the price per m² is very high, the payment plan is short, the project has a history of delays going back to 2003, and there is no rental data yet.
- World's first ETRO-branded residences; 20+20-year brand partnership
- Bosphorus and three-bridge views
- 87% complete with a Q4 2026 delivery target
- Metro and TEM access in the core Maslak business district
- Very high price per m² (~$7,500 – 9,800)
- Long history of delays (construction began in 2003 as Diamond of Istanbul)
- Short payment plan (50% down, 12 months)
- No rental track record yet; floor and unit counts differ between sources
For a project with construction servitude, the building permit, servitude record, delivery and delay clauses and the VAT and deed-fee burden are reviewed separately by Att. Egemen Yasin Şahalioğlu before purchase.
Which other projects are near ETRO Residences Istanbul?
Projects on the Maslak – Levent axis that can be an alternative to ETRO Residences Istanbul:
Who should you buy ETRO Residences Istanbul 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 ETRO Residences Istanbul
How much are ETRO Residences Istanbul prices in 2026?
On the November 2025 developer list, 1+1s start from $990,000, 2+1s from $1,824,000 and 3+1s from $2,435,000; the project portal, undated, gives prices from $1,149,000.
When will ETRO Residences Istanbul be delivered?
According to the portal the project is 87% complete with delivery targeted for Q4 / December 2026; the exact date should be confirmed in writing in the contract.
Are ETRO Residences Istanbul and RAMS Beyond the same project?
Yes. The tower, formerly Diamond of Istanbul, was renamed RAMS Beyond in April 2025; ETRO Residences are the ETRO-branded residences in this tower.
Can you get Turkish citizenship by buying in ETRO Residences Istanbul?
Yes. Even the cheapest 1+1 starts from $990,000, so every type meets the USD 400,000 threshold on its own; the value is confirmed by a valuation report.
What is the payment plan at ETRO Residences Istanbul?
The portal lists 50% down and 12 monthly instalments, with a 10% cash discount; 20% VAT and the 2% deed fee are not included.
What type of title deed does ETRO Residences Istanbul have?
The deed type is construction servitude (kat irtifakı); conversion to condominium follows the occupancy permit and is checked by the lawyer before purchase.
Are ETRO Residences Istanbul apartments furnished?
According to Suprimmo, apartments will be delivered furnished and turn-key, designed by ETRO Home Interiors.
How many floors does ETRO Residences Istanbul have?
According to Wikipedia the tower is 178 metres high with 40 floors and 9 basements; other sources give between 41 and 50 floors.
What is the nearest metro to ETRO Residences Istanbul?
The nearest station is M2 İTÜ-Ayazağa, about 1 km away.
What amenities does ETRO Residences Istanbul have?
An infinity pool, rooftop helipad, Michelin-starred restaurant, spa, fitness centre, co-working offices, a 360-degree terrace and hotel-style concierge.
Who handles the legal process when buying at ETRO Residences Istanbul?
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 ETRO Residences Istanbul?
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 ETRO Residences Istanbul 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 ETRO Residences Istanbul 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.