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2+1 on the top floor, ready to moveRecorded offer exampleOffer of July 2026
2+1 on the top floor, ready to move
◍ Bağcılar, Istanbul
apartment layout2+1
Size112.82 m²
FloorTop floor
About this apartment
A 2+1 on the very top floor of Hayat City, released for sale with the developer's special offer: a type C plan of 112.82 m² gross and 74.03 m² net, in the Özak GYO tower that stands directly in front of Mahmutbey metro in Bağcılar.
The offer prices it at $433,800 in cash with VAT included, or $434,000 with 50% down and six monthly instalments. As a GYO project there is no title-deed fee and no valuation report required, the residence is ready to move, and the developer's offer states it is suitable for Turkish citizenship.
This is a time-limited offer; final availability and terms are confirmed at the point of enquiry.
Room schedule
- Living room19.63 m²
- Master bedroom14.98 m²
- Bedroom10.12 m²
- Kitchen7.97 m²
- Entrance5.35 m²
- Balcony4.58 m²
- Bathroom3.86 m²
- Master bathroom3.62 m²
- Hall3.2 m²
Net area74.03 m²
Balcony4.58 m²
Gross (sales)112.82 m²
apartment plan
Why iCanBuy recommends this apartment
Turkish Citizenship
The developer's own offer states this residence is suitable for Turkish citizenship, and the price sits above the investment threshold.
- Single-unit qualifying investment.
- We prepare the valuation, legal file and full application end to end.
Highlights
- The project's top floor, newly released for sale
- 112.82 m² gross · 74.03 m² net, ready to move
- $433,800 special cash price, VAT included
- 0% title-deed fee, and no separate valuation is needed (GYO)
- Stated by the developer's offer as citizenship-eligible
What comes with this apartment
this apartment is part of Hayat City in Bağcılar, Istanbul. Owners share the whole development and its facilities.
SaunaFitness centrePilates and yoga areasOpen-air and indoor sports courtsBasketball courtChildren's play areasLandscaped walking pathsSocialising areas within the gardens
See the full project & all facilities →Floor plans & full details
We share detailed apartment, floor and building plans on request.
Reading this offer
this apartment sits inside Hayat City. The figures above use terms with precise legal meanings in Türkiye, and each one links to its full definition.
Tools for this Offer
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Payment plan decoder
Offer price
USD 433,800
2+1 on the top floor, ready to move · Hayat City
Payment plan
- Special cash price $433,800, or $434,000 with 50% down + 6 monthly instalments
- VAT included · 0% title-deed fee
- No separate valuation report is needed (GYO project)
- Ready to move
Calculation from the printed terms
- Down payment · Simple arithmetic derived from the printed terms$434,000 × 50% = $217,000
- Equal monthly amount · Simple arithmetic derived from the printed terms$217,000 ÷ 6 ≈ approx. $36,200/month
The developer confirms the actual schedule 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.$442,000
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 433,800 × (1 + 2%) = USD 442,476
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 |
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Offer from July 2026
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Delivery state
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Delivery 2026
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Obtain the complete dated schedule and every due rule.