Citizenship indicator
The record answers
No Project badge shown
Confirm in writing
Confirm the named Residence, licensed appraisal, payment evidence and required Tapu restriction.
Delivery 2026
ETRO Suites at Bellavora Hotel Istanbul
ETRO-Branded Suites in a Hyatt-Operated Hotel at Ataköy, Istanbul
◍ Bakırköy, Istanbul
ETRO-designed suites inside the Hyatt-operated Bellavora Hotel on the Ataköy shoreline: a share in a working five-star hotel that lets and services it for you, facing the Marmara and the historic peninsula, with delivery in 2026.
Gallery
1 photograph8 artist’s impressions
The project
About ETRO Suites at Bellavora Hotel Istanbul
A suite inside a Hyatt-operated hotel on the Marmara shore at Ataköy, handed over in 2026 and run for you from the first day.
ETRO Suites at Bellavora Hotel Istanbul is a branded hotel residence on the Marmara shore at Ataköy, in Istanbul's Bakırköy district, where RAMS Global has built ETRO-designed suites inside a hotel operated by Hyatt International. You buy a share in that hotel's operation, under the model the developer calls pay sahipliği (share ownership), and the hotel lets and services the suite for you.
Your suite is run for you from the first day. The concierge, the housekeeping, the valet parking and the 24-hour security come with the address, because the address is a working five-star hotel. Delivery is 2026.
What the ETRO name buys is the interior. The house's paisley motifs run through textiles woven in Italian workshops, and the furniture comes from the ETRO Home Interiors collection.
The complex is already standing, clad and lit, so what you are looking at on this page is a photograph rather than a drawing. The suites face the Marmara Sea and the silhouette of the historic peninsula across the water, and Sea View is one of the published grades.
- A five-star hotel runs it: personal concierge, housekeeping, valet parking and 24-hour security under Bellavora management
- The shoreline in front and the city behind: Marmaray and the M9 metro line at 1 km, Ataköy Marina at 1.8 km, Baruthane Millet Park 200 m from the door
- Four layouts across eight published plan sheets, from 44.91 to 277.47 m² total sales gross
- Interiors by ETRO: paisley textiles woven in Italian workshops, furniture from the ETRO Home Interiors collection
Location & Connectivity
The shoreline is your front garden and the transport is behind you. Baruthane Millet Park and Medicana Ataköy Hospital are both 200 m from the door, and Marmaray and the M9 metro line are at 1 km.
A ferry pier, a marina and a shopping centre fill out the same short reach. The A Plus shopping centre is at 1.1 km, the Bakırköy ferry pier and the Dünyagöz Ataköy hospital at 1.5 km each, and Ataköy Marina at 1.8 km. A commuter rail line, a metro line, a ferry pier, a marina and two hospitals therefore all fall inside 1.8 km of the door.
Further out the city opens up. The İstanbul Air Force Museum is at 4 km and Florya Atatürk Forest at 8 km, and the Eurasia Tunnel is 10 km away when you want the Asian side without the bridge.
Ataköy is the Marmara shore of the European side, a kısım (a numbered part) of Bakırköy rather than a district in its own right, which is why you find the project under Bakırköy here. The coast road runs along the water with the shoreline park in front of it, and across the sea stands the silhouette of the historic peninsula.
200mMedicana Ataköy Hospital
200mBaruthane Millet Park
1kmM9 metro line
1kmMarmaray
1.1kmA Plus shopping centre
1.5kmBakırköy ferry pier
1.8kmAtaköy Marina
8kmFlorya Atatürk Forest
What you are buying
The building
How ETRO Suites at Bellavora Hotel Istanbul is laid out, how it is built, and what living there includes.
Developer & architecture
Developed byRAMS GlobalHotel operatorHyatt International
Residences & Layouts
There are four layouts to choose between and eight plan sheets behind them. They run from 44.91 m² for the 1+0 to 277.47 m² for the 3+1, on the sheets' own ünite satışa esas brüt basis (total sales gross, the figure a Turkish sale is written against).
The middle of that range is wider than a four-item list suggests, which is good news if the 1+1 is the size you want. A 1+1 here comes in four separate plans, at 81.72, 131.66, 139.70 and 141.71 m² total sales gross, and the 2+1 is 217.89 m². Net areas across the same eight sheets run from 23.89 to 149.26 m², and gross from 29.75 to 175.52 m².
The marketing names its suite grades as well as its layouts, so you will hear Studio, Junior, One Bedroom, Two Bedroom, Sea View and Penthouse. The Junior is given as 48 to 65 m² and the Penthouse as over 150 m².
Every suite is drawn to the water. The glazing faces the Marmara Sea and the silhouette of the historic peninsula, and Sea View is one of the named grades. The interiors arrive finished in ETRO paisley textiles woven in Italian workshops, with furniture from the ETRO Home Interiors collection.
1+01+12+13+144.91–277.47 m²
Amenities & Lifestyle
You live here on a five-star hotel's terms. A personal concierge, housekeeping, valet parking and 24-hour security come with the suite under Bellavora management, and the wellness and sports facilities are the hotel's own.
Dinner is downstairs. Owners take priority reservation at the hotel's restaurants and the run of the shared social floors RAMS Global calls the Bellavora Podium.
The arrival lobby sets the tone, with an onyx reception desk, carved terracotta columns and a fluted walnut ceiling. A residents' lounge with a lit humidor wall and a children's playroom sit on the same shared floors. The two aerial frames on this page are photographs of the standing, clad complex, and the interiors are the developer's own visualisations.
Wellness
Wellness and sports facilities
Bellavora Podium social spaces
Retail & services
Five-star hotel services under Bellavora management
Restaurants with priority reservation
Security
Valet parking and 24-hour security
More
Personal concierge
Housekeeping
Investment & Turkish Citizenship
What you buy here is a share in a working hotel, and that is the whole proposition. RAMS Global sells the suites under a share-ownership model it calls pay sahipliği: you take a stake in a hotel operated by Hyatt International, and that hotel lets and services the suite.
The operator is the point. Hyatt International runs the hotel, and RAMS Global describes the arrangement as Italian craftsmanship combined with the professional management of a global hotel chain.
Turkish citizenship by investment runs on an ordinary property purchase registered as a Tapu (title deed) in your own name at the Land Registry, at an appraised value meeting the statutory minimum, with the Tapu carrying the three-year commitment. ETRO Suites is sold on a different instrument, a share in the hotel's operation, so we confirm the citizenship position on the exact instrument before anything is signed.
Delivery is 2026, on the developer's own published date. Sizes and prices differ from suite to suite, because the floor, the grade and the aspect all change what you are looking at. Tell us the layout you want and we will come back to you today with what is available and the price in writing.
Frequently Asked Questions
Where is ETRO Suites at Bellavora Hotel Istanbul located?
ETRO Suites at Bellavora Hotel Istanbul is at Ataköy, on the Marmara shoreline of Istanbul's European side in Türkiye. Ataköy is a kısım (a numbered part) of the Bakırköy district rather than a district in its own right. Marmaray and the M9 metro line are 1 km away, the Bakırköy ferry pier 1.5 km and Ataköy Marina 1.8 km, so rail, metro, ferry and marina all sit inside 1.8 km of the door, and Baruthane Millet Park is 200 m from it.
What exactly is being sold at ETRO Suites?
ETRO Suites at Bellavora Hotel Istanbul sells ETRO-branded suites inside a working hotel operated by Hyatt International, under the share-ownership model the developer calls pay sahipliği. You take a share in the hotel's operation, and the hotel lets and services your suite for you. That is what separates it from buying an apartment at the same address: the building is run by a global chain from the day it opens, and the concierge, the housekeeping and the front desk come with it.
Who operates the hotel at ETRO Suites?
The hotel at ETRO Suites is operated by Hyatt International, so the front desk, the concierge and the housekeeping behind your suite are a global chain's. RAMS Global describes the arrangement as Italian craftsmanship combined with the professional management of a global hotel chain.
What layouts and sizes does ETRO Suites offer?
The developer publishes eight floor-plan sheets covering four layouts: 1+0, 1+1, 2+1 and 3+1. On the sheets' own total sales gross basis (ünite satışa esas brüt) they run from 44.91 m² for the 1+0 to 277.47 m² for the 3+1, with the 2+1 at 217.89 m² and four separate 1+1 plans between them at 81.72, 131.66, 139.70 and 141.71 m². Net areas on the same sheets run from 23.89 m² to 149.26 m², and gross from 29.75 m² to 175.52 m². The marketing names its suite grades as well, Studio, Junior, One Bedroom, Two Bedroom, Sea View and Penthouse, with the Junior at 48 to 65 m² and the Penthouse over 150 m².
What are the views from ETRO Suites?
ETRO Suites at Bellavora Hotel Istanbul faces the Marmara Sea and the silhouette of the Historic Peninsula, and Sea View is one of its published suite grades. The glazing runs full height, so on a high floor the water fills the room rather than sitting in a window frame.
When will ETRO Suites be completed?
The developer publishes a 2026 delivery for ETRO Suites, and carries it in both Turkish and English on the project's own material. The complex is already standing, clad and lit, which is why the two aerial images on this page are photographs rather than drawings, and why the tower you are buying into can be seen from the shoreline today.
How far is ETRO Suites from transport and the sea?
The developer's own location map publishes eleven proximities. It gives Medicana Ataköy Hospital and Baruthane Millet Park at 200 m, Marmaray and the M9 metro line at 1 km, the A Plus shopping centre at 1.1 km, the Bakırköy ferry pier and the Dünyagöz Ataköy hospital at 1.5 km, Ataköy Marina at 1.8 km, the İstanbul Air Force Museum at 4 km, Florya Atatürk Forest at 8 km and the Eurasia Tunnel at 10 km. A commuter rail line, a metro line, a ferry pier, a marina and two hospitals therefore all fall inside 1.8 km of the door.
Is ETRO Suites the same project as ETRO Residences İstanbul?
No. They are two different RAMS Global developments that both carry the ETRO name. ETRO Suites at Bellavora Hotel Istanbul is the hotel product at Ataköy in the Bakırköy district, on the Marmara shore, sold as shares in a hotel operated by Hyatt International. ETRO Residences İstanbul is a residential tower at Maslak in the Sarıyer district, at the opposite end of Istanbul's European side. The district is what tells them apart: Bakırköy for the suites on the water, Sarıyer for the tower inland.
Does ETRO Suites qualify for Turkish citizenship by investment?
Turkish citizenship by investment runs on an ordinary property purchase registered as a Tapu (title deed) in the buyer's own name at the Land Registry, at an appraised value meeting the statutory minimum in force on the day of purchase, with the Tapu carrying the three-year commitment. ETRO Suites is sold on a different instrument: a share in a hotel operated by Hyatt International, under the pay sahipliği model. We confirm the citizenship position on the exact instrument being sold before anything is signed, so a buyer whose first priority is the passport route knows where he stands from the beginning.
Comparable
Projects like this one
Matched on what they have in common with this project, not on price alone.
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 ETRO Suites at Bellavora Hotel Istanbul.
The districtBakırköyAn established Marmara coastline of marinas, shops and seafront apartments.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.
Purchase price and official fee references
Enter your own values to see the arithmetic.
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.
Understand a yield calculation with your own numbers
Walk through the arithmetic using only your price, rent and annual-cost assumptions.
Hypothetical calculation using your numbers. This is not a developer Offer.
Rent is never prefilled. Enter your own monthly rent assumption to reveal a hypothetical result.
Enter your own values to see the arithmetic.
This mechanism uses only your assumptions. Add Aidat, void, tax and management to annual costs when they apply. It is not a published or forecast yield.
Your scenario stays in this tool and does not change the recorded Offer.What is confirmed and what needs confirmation
This compact check uses this Project's own record.
Delivery state
The record answers
Delivery 2026
Confirm in writing
Confirm the contractual delivery position and any timing that affects handover.