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3+1 of 168 m² at list priceRecorded offer exampleOffer of August 2026
3+1 of 168 m² at list price
◍ Bağcılar, Istanbul
apartment layout3+1
Size168 m²
About this apartment
A three-bedroom residence of 168 m² at Hayat City in Bağcılar, printed at $488,000 on Özak GYO's own campaign creative of August 2026.
That figure sits below the developer's own price list of March 2026, which puts a 3+1 of 168–175 m² at $599,000 to $675,000. Both documents are the developer's and both are published on this page, so you can see the two figures side by side rather than being told which to believe. The creative states no payment terms, no VAT treatment and no delivery date, so none is recorded here.
Every figure here is the sender's, published on the sender's responsibility, and confirmed in writing before you commit to anything.
Highlights
- 3+1 · 168 m² at Hayat City, Mahmutbey
- $488,000, printed as the list price on Özak GYO's own August 2026 creative
- Mahmutbey metro station is one step from the door, and it is an M3/M7 interchange
- The developer's price list of March 2026 puts this layout and size at $599,000–$675,000
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.
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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.$498,000
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 488,000 × (1 + 2%) = USD 497,760
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 August 2026
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Delivery state
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Delivery 2026
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