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Delivery 2026
Hayat City
New Apartments at Mahmutbey Metro in Bağcılar, Istanbul
◍ Bağcılar, Istanbul
Your metro is at the front door and your keys arrive in 2026: 142 apartments in 1+1, 2+1 and 3+1 in Bağcılar, from $446,000, with VAT at 1% and no Tapu (title deed) transfer fee.
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9 artist’s impressions
The project
About Hayat City
Your metro is at the front door and your keys arrive in 2026: 142 apartments in Bağcılar, from $446,000.
Hayat City is a new residential project of 142 apartments in Bağcılar, on the European side of Istanbul, built by Özak GYO as a single block of ground plus seventeen floors with six shops at street level, with handover in 2026.
Why buyers choose it:
- Mahmutbey metro at the door: the M3 and M7 lines carry you to Bakırköy, Beşiktaş and Istanbul Airport without surfacing for a change
- A building, not a compound: 142 apartments in one block, eight to a typical floor, so the lift and the landing stay quiet
- Lower purchase costs: an urban transformation project, so VAT is charged at 1% and the Tapu (title deed) transfer fee does not apply
- A garden life inside the city: sauna, fitness centre, pilates and yoga rooms, sports courts and planted walking paths, with private gardens on the ground floor
- Payment that spreads: 50% down and the balance across 12 months, on Özak GYO's March 2026 list
Location & Connectivity
Your metro is at the front door. Mahmutbey station stands directly in front of the project, and it is an interchange: the M7 runs to Yıldız and Beşiktaş, the M3 to Bakırköy on the Marmara coast and on to Kayaşehir.
That puts Istanbul Airport, Başakşehir and Yenikapı on a single ride from your door, on Özak GYO's own route material. By car you are 900 metres from the TEM connection, with the Basın Ekspres road, the ring road and the airport link all close.
Bağcılar is a working district on the Basın Ekspres business axis, with Mall of İstanbul, İstoç, Medipol Hospital and five universities inside a short drive. The Bağcılar area page on this site sets the district out in full.
1minMahmutbey metro station
3minİstoç
3minMedipol Hospital
3minMedipol University
6minMall of İstanbul
7minİkitelli OSB
7minTekstilkent
10minBasın Ekspres Yolu
15minThe coast road
15minAtatürk Olympic Stadium
20minIstanbul Airport
What you are buying
The building
How Hayat City is laid out, how it is built, and what living there includes.
Developer & architecture
Developed byÖzak GYO
The building in numbers
142Residences
1Blocks
Z+17Floors
29,425.77 m²Construction area
6Commercial spaces
2023Construction started
Residences & Layouts
You choose between 1+1, 2+1 and 3+1, from 113 to 308.94 m² gross. Every apartment has a balcony and floor-to-ceiling windows, so the light reaches the back of the living room.
On the ground floor that balcony becomes a private terrace and garden. Those garden apartments are the largest in the building, and the 3+1 at 308.94 m² is the top of the range.
Your apartment arrives fitted: central heat-metered heating, air conditioning in the living room and the master bedroom, dressing areas, wardrobes and built-in appliance sets. Closed parking and a private storage room come with every one.
1+12+13+1113–308.94 m²
Amenities & Lifestyle
You get the sports club without leaving home: a sauna, a fitness centre, pilates and yoga rooms, and open-air and indoor courts including basketball.
The gardens are the other half of it. Landscaped walking paths, planted socialising areas and children's play areas fill the ground between the buildings, and a shared office lets you work without going out.
The site is enclosed with security around the clock, and Özak GYO kept it that way on purpose: none of the six shops has a door into the residential side. They open onto the street only, so the gardens stay yours.
Wellness
Sauna
Fitness centre
Pilates and yoga areas
Shared office space for residents
Leisure
Open-air and indoor sports courts
Outdoor
Landscaped walking paths
Socialising areas within the gardens
Family
Children's play areas
Retail & services
Six street-level shops, with no entrance into the residential site
Security
24/7 security across a fully enclosed site
Connectivity
Closed car park and a storage room for every apartment
More
Basketball court
Central heat-metered heating
Air conditioning to the living room and master bedroom
Fitted dressing areas, wardrobes and built-in appliance sets
Floor-to-ceiling windows and a balcony to every apartment
Investment & Turkish Citizenship
You buy here for less than an ordinary new build costs. Hayat City is registered under Türkiye's Kentsel Dönüşüm (urban transformation) programme, which puts new buildings in place of older stock, and Özak GYO states that buyers are charged VAT at 1% instead of the standard rate and pay no Tapu (title deed) transfer fee.
Apartments run from $446,000, and $675,000 is the highest figure Özak GYO's March 2026 list publishes, with the layout, the floor and the garden deciding where an apartment falls between them. The list is VAT inclusive, on 50% down with the balance across twelve months.
Turkish citizenship by investment is decided on the individual apartment rather than on the project, and rests on the official SPK valuation of that apartment reaching the threshold in force on the day of purchase. Özak GYO is a listed real estate investment trust and republishes the project's progress every quarter, which is where the 84.09% complete at 31 December 2025 comes from.
Sizes, floors and prices differ from one apartment to the next. Send us the layout you want and we come back today with what is available, the price in writing, and the payment plan against a named apartment.
Frequently Asked Questions
Where is Hayat City?
Hayat City is in Bağcılar, on the European side of Istanbul in Türkiye. The Mahmutbey metro station stands directly in front of the project, which puts Bakırköy, Beşiktaş and Istanbul Airport on one ride from your door, and the TEM motorway connection is 900 metres away. We arrange the viewing and meet you there.
When will Hayat City be delivered?
Özak GYO is handing Hayat City over in 2026. The building was 84.09% complete at 31 December 2025, so what you are buying is a finished structure being fitted out rather than a plan on paper, and Özak GYO publishes the progress figure again every quarter as a listed real estate investment trust.
How much does an apartment at Hayat City cost?
Apartments start at $446,000 on Özak GYO's March 2026 list, and $675,000 is the highest figure that list publishes. Price moves with the layout, the floor and whether the apartment has a garden, and the list is VAT inclusive on 50% down with the balance over twelve months. Tell us your layout and budget and we will put the figures for a named apartment in writing.
What layouts and sizes are there at Hayat City?
Hayat City holds 142 apartments in a single Z+17 block, eight to a typical floor and six on the ground floor, in 1+1, 2+1 and 3+1. Sizes run from 113 to 308.94 m² gross, and the ground-floor apartments come as garden apartments with a private terrace and garden. Every apartment has closed parking and a private storage room.
What does urban transformation status mean for a buyer at Hayat City?
It means you pay less to buy. Hayat City is registered under Türkiye's Kentsel Dönüşüm (urban transformation) programme, which puts new buildings in place of older stock, and Özak GYO states that buyers are therefore charged VAT at 1% rather than the standard rate and pay no Tapu (title deed) transfer fee.
How is Hayat City built?
The residential block is reinforced concrete, engineered to TBDY-2018, which is Türkiye's current building code, with the structure modelled in ETABS, the foundation and slabs in SAFE and the steel in SAP2000. It sits on a raft foundation spread wider than the building above it, and the block was designed as a compact, rigid and regular system throughout.
Is the site secure with shops on the street?
Yes. The site at Hayat City is fully enclosed with security around the clock, and Özak GYO states that none of the six shops has any entrance or connection from inside it. They open onto the street only, so the gardens and the walking paths stay for residents.
Before the finishes
Assurance & engineering
The questions a buyer abroad rarely asks out loud, answered with what the developer publishes rather than with adjectives.
Title deedKentsel Dönüşüm (urban transformation) project: 1% VAT and exemption from the Tapu (title deed) fee
Every figure above is published by the developer and recorded against its source in our project file. We repeat it; we do not certify it.
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Before you decide
A project is only as good as the district around it and the process behind it. Three things are worth reading before you commit to Hayat City.
The districtBağcılarCentral, well connected, and being rebuilt block by block.Read the area guide →
BuyingThe Buying Process in TurkeyEvery step of purchasing property in Turkey as a foreign buyer, from the first viewing to the title deed, and what we settle for you at each one.Read the guide →Legal & TapuProperty Delivery in Turkey: Tapu and İskan ExplainedWhat you actually receive and when: the two documents that decide whether you own a property or a promise, and the clause that decides what happens if the promise is late.Read the guide →
Tools for this Project
Open a check when you need it. Every result starts with this Project's own recorded offers and price list, kept separate from your scenarios.
Payment plan decoder
Offer price
USD 488,000
3+1 of 168 m² at list price · Hayat City
Payment plan
- Terms are not stated on this creative and are confirmed in writing
Purchase price and official fee references
Approximate fees in lira
approx.TRY 21,000
Includes the fixed TKGM foreign-party addition for one Residence. Excludes the local-coefficient service fee and every conditional row.
Approximate calculation in dollars
approx.$455,000
Includes the price and the buyer's 2% legal Tapu Harcı share. Excludes the seller's share and conditional KDV.
- Approximate fees in lira · Calculated resultTKGM revolving-fund service fee: TRY 20,868 = TRY 20,868
- Approximate calculation in dollars · Calculated resultUSD 446,000 × (1 + 2%) = USD 454,920
Official references in detail
| Field | Published rate or amount | When it applies | What to check |
|---|---|---|---|
| Tapu Harcı: seller's legal share | 2% | Charged separately to the transferor under the cited tariff ruling. This is not automatically a buyer cost. | Source checkedView source details |
| Tapu Harcı: buyer's legal share | 2% | The cited GİB guidance charges the buyer 2% on the declared transfer value, subject to the statutory minimum base. The estimate includes the buyer's legal share only. Confirm the contract allocation before signing. | Source checkedView source details |
| KDV on a taxable residence delivery | 10% / 20% / 150 m² | 10% for the first 150 m² and 20% for the excess under the cited decisions. Confirm first-delivery status, taxable seller, area basis and price inclusion. | Source checkedView source details |
| KDV for a qualifying Law 6306 transformation residence | 1% / 20% / 150 m² | 1% for the first 150 m² and 20% for the excess. Only a qualifying reserve, risk-area or risky-building transaction uses this row. | Source checkedView source details |
| Foreign-buyer KDV exemption | 0% | First delivery to a qualifying non-resident foreign buyer with the required FX evidence. The three-year disposal restriction and every exemption condition must hold. | Source checkedView source details |
| Stamp duty on a taxable written contract | 9.48‰ / TRY 29,115,961.10 / 2026 | Applies only when a money-bearing taxable paper is signed. It does not attach to every Tapu transfer. | Source checkedView source details |
| General notary fee | 30% / TRY 58.82 | For notarial documents when the service is used. The document type and harç determine the final charge. | Source checkedView source details |
| Notary real-estate sale contract fee | 0.1% / TRY 500 / TRY 4,000 | For a sale contract made before a notary instead of the ordinary Tapu route. Do not add it to a standard transfer automatically. | Source checkedView source details |
| Notary translation fee | TRY 667.67 / 50% / 10 | For a translation done or commissioned by the notary. The page and line count determine the charge. | Source checkedView source details |
| SPK and TDUB licensed appraisal minimum | TRY 16,500 / TRY 17,622 / TRY 20,217 / TRY 176 GBM / TRY 125 TDUB | The residence tiers are 1 to 149 m², 150 to 250 m² and 251 to 500 m². The actual quote may be higher and KDV or other costs may be added. | Source checkedView source details |
| TKGM revolving-fund service fee | TRY 2,227 × local coefficient / TRY 307 × local coefficient / TRY 20,868 | The 2026 tariff uses a local coefficient for the service fee and adds TRY 20,868 when a foreign national is party to the transfer. The estimate includes only the fixed foreign-party addition for one Residence. Confirm the coefficiented service fee separately. | Source checkedView source details |
| DASK compulsory earthquake insurance | 0.73‰ / 2.82‰ / 1.09‰ / 4.96‰ | The tariff depends on risk group, construction type and insured building area. The insured-value basis updates, so check the policy date. | Source checkedView source details |
| Annual Emlak Vergisi for a residence | 0.2% / 0.1% | Applied to the municipal property-tax value. The metropolitan classification changes the rate. | Source checkedView source details |
| Residential electricity subscription | TRY 263/kW / TRY 140 | Deposit depends on contracted kW; connection charges are separate. The actual contract load decides the deposit. | Source checkedView source details |
| Residential natural-gas subscription | TRY 8,066 + KDV / 200 m² | Connection and deposit depend on area, installed devices and distributor rules. KDV and document charges may be separate. | Source checkedView source details |
| İstanbul water subscription sample | TRY 1,690.50 | İSKİ only. Water charges are municipal, not national. Do not apply this figure outside İstanbul. | Source checkedView source details |
Review each fee separately. They do not all apply, and some use different currencies.
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Delivery state
The record answers
Delivery 2026
Confirm in writing
Confirm the contractual delivery position and any timing that affects handover.