SeaPearl Ataköy
◍ Bakırköy, Istanbul
Take a finished sea-front residence on the Marmara: 1,398 residences across two delivered phases, with the JW Marriott Hotel İstanbul Marmara Sea on the same grounds.
9 photographs
The project
A finished sea-front residence you can take over now, with the Marmara at 0 m and the JW Marriott Hotel İstanbul Marmara Sea on the same grounds.
SeaPearl Ataköy is a finished sea-front project of 1,398 residences on the Sea of Marmara at Ataköy, in the Bakırköy district on the European side of Istanbul, Türkiye, built by Kuzu Grup in two phases and lived in since 2017.
Why buyers choose it:
Inside the project
SeaPearl Ataköy is not one product. Each collection has its own character, its own layouts and its own specification.
01
The first of SeaPearl Ataköy's two residential phases: 628 residences of twenty floors on a 53,900 m² parcel, delivered in July 2017.
628 residences of twenty floors, handed over in July 2017 on a 53,900 m² parcel.
This is the phase that was lived in first, three years before the West phase completed, so its gardens and planting are the most settled on the site.
Sizes here are confirmed residence by residence when you enquire.
Request the collection brochure →02
770 residences in four blocks of twenty floors on a 58,800 m² parcel, 251,000 m² of construction, delivered in 2020.
770 residences in four blocks of twenty floors, on a 58,800 m² parcel carrying 251,000 m² of construction.
Kuzu Grup publishes residences from 114 m² to 463 m² in this phase, so it holds the project's largest floor areas.
It completed in 2020, the last of the residential building on the site.
Request the collection brochure →The Marmara is at your door, not down the road. Kuzu Grup prints the sea at 0 m from the project, and the curved blocks sit behind their own rock shoreline with open water in front of them.
From the balconies you look over the gardens and pools to the sea, with cargo ships at anchor along the horizon and the Ataköy shoreline running away to either side.
Ataköy Marina is 2 km away and so is the D-100 (E-5) highway. Florya Atatürk Forest is at 3 km, Atatürk Airport at 7 km, the Historical Peninsula at 12 km and Istanbul Airport at 42 km.
Bakırköy is one of the European side's established coastal districts, with its own shops, schools and seafront. The Bakırköy area page on this site sets it out in full.
What you are buying
How SeaPearl Ataköy is laid out, how it is built, and what living there includes.
Developer & architecture
The building in numbers
You buy a specific residence in a building that already stands. Both phases are delivered: 628 residences handed over in July 2017 and 770 completed in 2020, all of them rising to twenty floors.
Layouts run from 1+1 up to 4.5+1 on Kuzu Grup's own fact sheet, so the same address holds a compact sea-view apartment and a family residence.
In the West phase Kuzu Grup publishes residences from 114 m² to 463 m². Sizes differ from one floor to the next and by aspect, and we confirm the exact area of a named residence in writing.
Living, dining and kitchen space is open behind full-height glazing that gives straight onto the Marmara, and sliding glass walls open onto the terraces. The sample apartments are finished in pale oak joinery with stone worktops, and travertine and a full-width backlit mirror in the bathrooms.
You get a hotel's leisure floor without leaving the grounds. Kuzu Grup's catalogue reserves the pool, spa, Turkish bath (hamam), steam room and gym of the hotel on site for SeaPearl Ataköy residents.
That hotel is the JW Marriott Hotel İstanbul Marmara Sea, which opened on the same grounds in May 2022. Its boutique shops and restaurants are open to residents as well.
Outside there is a tennis court, a streetball court and a children's playground. Some 33,000 m² of the site is landscape, and vehicles are kept out of the planted areas altogether.
The ground between the blocks holds baroque gardens the developer draws from Ottoman and French palaces, an aerated lagoon it calls the Great Lake, a natural park and Pearl Island. A lit garden court runs through the middle of it down to the water.
Wellness
Leisure
Outdoor
Family
Retail & services
More
There is no completion date to wait for and no construction stage to follow. Both phases are delivered, so you visit the residence, walk the grounds and see the finished building before any money moves.
Price is set residence by residence here, because the floor, the layout and the outlook change what a sea-front apartment is worth. A residence on a low floor is a different proposition from the same layout high up with open Marmara in front of it.
Turkish citizenship is decided on the residence, not on the project. Kuzu Grup marks SeaPearl Ataköy as suitable for the citizenship-by-investment programme, and eligibility rests on the valuation of that residence against the threshold in force on the day of transfer.
Ownership passes to you when the Tapu (title deed) is issued in your name at the Land Registry Office. We check the Tapu there before any transfer, so the ownership position is clear before you commit.
Tell us the layout, the floor and the aspect you want. We come back the same day with the residences available at SeaPearl Ataköy, their prices in writing, and their valuation against the citizenship threshold.
SeaPearl Ataköy sits on the Sea of Marmara shore at Ataköy, in the Bakırköy district on the European side of Istanbul, Türkiye. Kuzu Grup prints the sea at 0 m from the project, Ataköy Marina and the D-100 (E-5) highway at 2 km each, Florya Atatürk Forest at 3 km, Atatürk Airport at 7 km, the Historical Peninsula at 12 km and Istanbul Airport at 42 km. We arrange the viewing and meet you there.
It is ready, and has been for years. Kuzu Grup handed over the East phase in July 2017 and completed the West phase in 2020, and the developer's own fact sheet gives the delivery date in one word: Ready. You walk the gardens, the shoreline terrace and the residence itself before you pay, and a residence can be furnished and let as soon as it is yours.
SeaPearl Ataköy holds 1,398 residences, which Kuzu Grup built as two phases: 628 residences in the Doğu Etabı (East phase), handed over in July 2017, and 770 in the Batı Etabı (West phase), completed in 2020. Both phases rise to twenty floors. The East phase stands on a 53,900 m² parcel and the West phase on 58,800 m², and some 33,000 m² of the site is landscape.
Layouts run from 1+1 up to 4.5+1 on Kuzu Grup's own fact sheet, so the same address holds a compact sea-view apartment and a family residence. In the West phase the developer publishes residences from 114 m² to 463 m². Sizes differ from one floor to the next and by aspect, and we confirm the exact layout, floor and area of a named residence in writing before you commit.
Kuzu Grup's catalogue reserves the pool, fitness centre, spa, Turkish bath (hamam) and steam room of the hotel on site for SeaPearl Ataköy residents, so you get a hotel's leisure floor without leaving the grounds. Outdoors there is a tennis court, a streetball court and a children's playground. Some 33,000 m² of the grounds is landscape: baroque gardens, an aerated lagoon the developer calls the Great Lake, a natural park and Pearl Island, with vehicles kept out of the planted areas.
The JW Marriott Hotel İstanbul Marmara Sea, which opened on the SeaPearl Ataköy grounds in May 2022. Kuzu Grup announced its agreement with JW Marriott International in 2021 and records the opening two years after the last residences were completed. Its pool, Turkish bath (hamam), steam room, spa and gym are reserved for SeaPearl Ataköy residents in the developer's catalogue, and the building also holds boutique shops and restaurants.
Yes. SeaPearl Ataköy sits directly on the Sea of Marmara shore at Ataköy, with the sea printed at 0 m from the project in Kuzu Grup's catalogue. The project's photographs show residences with full-height glazing giving straight onto the water, sea-facing terraces behind a curved glass balustrade at the water's edge, and gardens and pools running between the blocks towards the shoreline. Not every residence in a project of 1,398 faces the water, so we confirm the outlook of a named apartment before you commit.
Kuzu Grup marks SeaPearl Ataköy as suitable for the Turkish citizenship-by-investment programme on its own fact sheet. Whether a specific residence qualifies still turns on its valuation against the threshold in force on the day of transfer, so we confirm eligibility in writing for the named apartment before you commit, and we handle the application file from valuation through to the title deed.
Price is set residence by residence here, because the floor, the layout and the outlook change what a sea-front apartment is worth. A residence on a low floor is a different proposition from the same layout high up with open Marmara in front of it. Our team holds what is available at SeaPearl Ataköy today and sets out the price, the floor, the layout, the area and the payment terms in writing against a named residence. Send us the layout and the budget you have in mind.
Ownership in Türkiye passes to you when the Tapu (title deed) is issued in your name at the Land Registry Office, and we check the Tapu there before any transfer so the ownership position is clear before you sign. Because SeaPearl Ataköy is a delivered project, you can inspect the residence itself before anything is signed. We handle the valuation, the legal work and the Tapu transfer, and run the citizenship file alongside them where the purchase qualifies.
Comparable
Matched on what they have in common with this project, not on price alone.
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 SeaPearl Ataköy.
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.
Offer price
USD 779,000
1+1 sea-front residence, ready to move in · SeaPearl Ataköy
Payment plan
Calculation from the printed terms
The developer confirms the actual schedule in writing.
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.$951,000
Includes the price and the buyer's 2% legal Tapu Harcı share. Excludes the seller's share and conditional KDV.
| 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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