Validebağ Konakları Prices and Details 2026
Altunizade, Üsküdar, Istanbul
Validebağ Konakları had its cheapest flat for sale we could find in October 2026 at 17,900,000 TL, about $361,000 (three hundred sixty-one thousand dollars), for a 120 m² 2+1 ground-floor duplex; on one agency's dollar price list the large duplexes go up to $1,377,000 (one million three hundred seventy-seven thousand dollars). The project sits on Tophanelioğlu Street in Altunizade, Üsküdar, opposite Validebağ Grove. The land belongs to Emlak Konut REIT and the builder is DAP Yapı; on 38,000 (thirty-eight thousand) m² of land there are 12 (twelve) five-storey blocks, 319 (three hundred nineteen) homes and about 48 (forty-eight) shops. The project was completed in 2020 and the first-hand sales are over, so flats now change hands as resales. The rental listing we found asks 64,000 TL a month for a 70 m² 1+1. Property Time Istanbul's office is at Skyland in Sarıyer; every legal step of the purchase is handled by Att. Egemen Yasin Şahalioğlu.
What are the key facts about Validebağ Konakları?
Validebağ Konakları is a low-rise housing and shopping-street project that Emlak Konut REIT had DAP Yapı build on the site of the former Air Force officers' housing in Altunizade, under a land-sale-for-revenue-share model. DAP Yapı won the tender in September 2015, sales opened in a tent in early 2017 and the project was delivered in 2020. According to Dap Gayrimenkul's data as of 30 September 2026, 10 of the 12 units allocated to the company have been sold; the remaining homes were sold through Emlak Konut, and first-hand sales are complete.
Source: Emlak Konut REIT project page (emlakkonut.com.tr), Hürriyet (18.02.2017 and 03.10.2017), Emlakjet, Yeni Emlak and Güncel Proje Bilgileri project pages, RE/MAX City listing (17.07.2026; block 1137, parcel 48), Dap Gayrimenkul sales data as of 30 September 2026 (Borsatek, 20.10.2026). Sources give the delivery date as January, February, March or October 2020; flat sizes are 57 – 513 m² in Hürriyet and Yeni Emlak and 70 – 650 m² at Emlak Konut and Güncel Proje Bilgileri; the number of shops is given as 48 or 47.
What are the features of the flats at Validebağ Konakları?
Flats at Validebağ Konakları have central heating with individual heat meters; built-in kitchens, en-suite bathrooms and large balconies are the features the project pages highlight. The blocks are five-storey, mansion-style buildings; ground floors have duplexes with private gardens of up to 250 m², and top floors have roof duplexes with large terraces.
Source: Emlak Konut sales page, Güncel Proje Bilgileri and Emlakjet project pages, RE/MAX City listing (17.07.2026). Checked in October 2026.
How much are flats for sale at Validebağ Konakları?
As of October 2026, the most recent listing we could verify in lira at Validebağ Konakları asks 17,900,000 (seventeen million nine hundred thousand) TL, about $361,000 (three hundred sixty-one thousand dollars), for a 2+1 ground-floor duplex of 120 m² gross (82 m² net); that works out at about $3,000 (three thousand dollars) per square metre. On the 2026 dollar list of an agency that sells to foreign buyers, a 137 m² 2+1 starts at $730,000 (seven hundred thirty thousand dollars), a 231 m² 3+1 duplex at $1,040,000 (one million forty thousand dollars) and a 258 m² 4+1 duplex at $1,377,000 (one million three hundred seventy-seven thousand dollars). These dollar prices are well above the lira listings and may include room for negotiation. For comparison, Emlakjet puts the average asking price in Altunizade at 186,160 TL per square metre (about $3,750).
Source: RE/MAX City listing "DAP Yapı Validebağ Konakları Satılık 2+1 Dubleks Daire" (17.07.2026; 17,900,000 TL, first asked 18,500,000 TL), deal-tr.com project page (dollar prices for the 2+1, 3+1 duplex and 4+1 duplex; last updated 06-04-2026, the page also marks the project "Sold"). PBR Gayrimenkul's 4+1 roof duplex listing (35,000,000 TL, 12.02.2025) is not in the table because it is out of date. Listing titles exist for 1+1 and 5+1 types but their prices could not be verified. Altunizade average from Emlakjet market data (October 2026). Checked on 27 October 2026. Rate: $1 = 49.6 TL (24 October 2026), values rounded.
How does buying in Validebağ Konakları 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 Validebağ Konakları?
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 flats for rent at Validebağ Konakları?
The only current rental listing with a visible price at Validebağ Konakları in October 2026 asks 64,000 (sixty-four thousand) TL a month, about $1,290 (one thousand two hundred ninety dollars), for a 70 m² 1+1 on the lower ground level; the listing presents it as suitable for use as a home or an office. There are also listing titles for furnished 2+1 and 4+1 duplexes for rent, but we could not verify their dates and prices. According to Emlakjet, the average rent in Barbaros is 689 TL per square metre.
Source: Emlakjet listing "Validebağ Konaklarında Ofis Home Ofis 1+1 Üsküdar" (19.08.2026, 64,000 TL), Emlakjet average rent for Barbaros (October 2026). Rate: $1 = 49.6 TL.
What is the rental yield at Validebağ Konakları?
We could not find both a sale and a rental listing for the same type, so the rental yield at Validebağ Konakları cannot be calculated. The sale listing we have is a 2+1 duplex and the rental listing is a 1+1; dividing one by the other would give a misleading figure. We do not give an estimate.
Can units in Validebağ Konakları 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 Validebağ Konakları?
Service charges at Validebağ Konakları 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 Validebağ Konakları?
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.
The 120 m² 2+1 duplex we found in lira at Validebağ Konakları, at about $361,000, falls below the $400,000 threshold. The 3+1 duplex ($1,040,000) and 4+1 duplex ($1,377,000) on the agency list, as well as the 5+1 and 6+1 garden or roof duplexes, are large enough to clear the threshold on their own. The figure used in the application is not the asking price but the value in an SPK-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 at Validebağ Konakları?
Validebağ Konakları has types from studios to 6+1: studios, 1+1, 2+1, 3+1 and 4+1 flats on the middle floors, duplexes with private gardens on the ground floors and terraced duplexes at the top. Besides the homes, the site has a shopping street of about 48 shops.
The smallest types; studios were among the first to sell out at launch.
Ground floor, open kitchen; the October 2026 lira listing is this type.
Middle-floor flat; from $730,000 on the agency list.
From $1,040,000 on the agency list.
Terraced roof or ground-floor garden options.
Private gardens of up to 250 m² in garden duplexes.
Source: Emlak Konut sales page, Emlakjet project page, deal-tr.com, RE/MAX City (17.07.2026) and PBR Gayrimenkul (12.02.2025) listings, sahibinden listing titles indexed on emlakclick.com (1+1 76 m², 5+1 550 m²).
How do you get to Validebağ Konakları?
Validebağ Konakları is about an 8 to 10 minute walk from the Altunizade interchange, where the M5 metro meets the Metrobüs. The 15 July Martyrs Bridge and Eurasia Tunnel approaches are a few minutes away by car, and the Üsküdar waterfront and ferry pier are about 3 km away. Distances are approximate.
How long does it take to get from Validebağ Konakları to the airport?
Sabiha Gökçen Airport is about 35 km away; via the D-100 or TEM it takes 35-50 minutes depending on traffic. Istanbul Airport is about 45-50 km away via the bridge and the Northern Marmara motorway; at rush hour it can take more than an hour.
What facilities are there at Validebağ Konakları?
Validebağ Konakları has on-site facilities such as an indoor pool, gym, hammam and sauna, plus a shopping street running through the site. The facilities highlighted on project pages and in listings are:
Source: Emlakjet, Yeni Emlak and Güncel Proje Bilgileri project pages, RE/MAX City listing (17.07.2026), PBR Gayrimenkul listing (12.02.2025), Emlak Konut sales page. Checked in October 2026; the current state of the facilities should be seen on site.
Is Validebağ Konakları a good investment?
Validebağ Konakları is a strong option for a buyer who wants to live in a low-rise complex opposite a grove in a central part of the Asian side; as an investment, the wide gap between asking prices means the value of each flat has to be checked separately. The project is completed and has condominium title, so there is no construction risk; with 319 homes, resale stock is limited but steady.
- Central location in Altunizade, opposite Validebağ Grove
- Walking distance to the M5 metro and Metrobüs
- Five-storey, low-density blocks and large landscaped grounds
- Completed project with condominium title, built under Emlak Konut's guarantee
- Large gap between lira listings and agency dollar prices
- No sale and rent data of the same type for a yield figure
- Smaller types may fall below the $400,000 citizenship threshold
- Service charge information is not public
Before buying, the title deed record, condominium status, mortgages and annotations, unpaid service charges and, for tenanted flats, the lease must be checked. These checks are carried out by Att. Egemen Yasin Şahalioğlu at the title deed check and sales contract stages.
What other projects are near Validebağ Konakları?
The projects we already have pages for are on the European side of the Bosphorus. As alternatives to Validebağ Konakları, buyers looking for upper-segment, near-Bosphorus or completed homes can look at these projects:
Who should you buy Validebağ Konakları 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 Validebağ Konakları
How much are flats at Validebağ Konakları?
The lira listing we found in October 2026 asks 17,900,000 TL, about $361,000, for a 120 m² 2+1 duplex. On one agency's dollar list, a 2+1 starts at $730,000 and a 4+1 duplex at $1,377,000.
Who built Validebağ Konakları?
The land belongs to Emlak Konut REIT; the project was built by DAP Yapı under a land-sale-for-revenue-share model. The architect is not named in public sources.
Where exactly is Validebağ Konakları?
In Üsküdar, on Tophanelioğlu Street in Altunizade, opposite Validebağ Grove. Some units appear under Barbaros in the land registry.
How many homes are there at Validebağ Konakları?
There are 319 homes and about 48 shops in 12 five-storey blocks on 38,000 m² of land. Some sources give the number of shops as 47.
Has Validebağ Konakları been delivered?
Yes. The project was delivered in 2020; sources give the month anywhere from January to October 2020. First-hand sales are over and flats are now sold as resales.
What apartment types are there at Validebağ Konakları?
Types range from studios to 6+1. The middle floors have studios, 1+1, 2+1, 3+1 and 4+1 flats; the ground floor has duplexes with private gardens and the top floor has terraced duplexes.
How much is rent at Validebağ Konakları?
The only current listing with a visible price in October 2026 asks 64,000 TL a month, about $1,290, for a 70 m² 1+1.
Can you walk to the metro from Validebağ Konakları?
Yes. The Altunizade stop, where the M5 metro meets the Metrobüs, is about 700 metres away, an 8 to 10 minute walk.
Is there a pool at Validebağ Konakları?
Yes. The site has an indoor swimming pool, gym, hammam, sauna and steam room.
Can you get citizenship by buying at Validebağ Konakları?
The 120 m² 2+1 duplex, at about $361,000, is below the threshold; 3+1 and larger duplexes exceed $400,000. The application uses the value in an SPK-licensed valuation report, and a 3-year no-sale annotation is placed on the title deed.
Who handles the legal process when buying at Validebağ Konakları?
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 Validebağ Konakları?
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 Validebağ Konakları 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 Validebağ Konakları 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.