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Ebruli Kayaşehir
Ready to Move Family Residences in Başakşehir, Istanbul
◍ Başakşehir, Istanbul
Nine blocks around a planted courtyard: 289 residences built for families, finished in January 2026 with Emlak Konut GYO as land partner, on the European side of Istanbul.
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The project
About Ebruli Kayaşehir
A finished, family-scale project in Başakşehir with Emlak Konut GYO behind the land and the keys ready now.
Ebruli Kayaşehir is a completed residential project of 289 residences and seven shops in nine blocks in Başakşehir, on the European side of Istanbul, built by Ebruli İnşaat with Emlak Konut GYO as land partner and finished in January 2026. It is ready to move, so you choose from finished residences rather than from drawings.
Space is what the scheme was built around: 181 of the 289 residences are 4+1 apartments, and every layout comes in a duplex version as well. On the developer's own plan sheets the net areas run from 97.20 m² for a 2+1 to 149.79 m² for a 4+1.
Emlak Konut GYO, a real-estate investment trust listed on Borsa Istanbul, contributed the land under a revenue-sharing contract and reported the completion of the works to the Public Disclosure Platform on 13 January 2026. That gives your purchase a state-affiliated partner and a completion date on the public record.
Why buyers choose it:
- Ready to move: geçici kabul (provisional acceptance) signed off in January 2026 and reported through the Public Disclosure Platform
- Built for space: 181 of the 289 residences are 4+1, and every layout comes with a duplex version
- Published floor areas: 97.20 m² net for a 2+1 up to 149.79 m² net for a 4+1, on the developer's own plan sheets
- A walkable centre: Başakşehir Kent Meydanı at 750 m, the Kayaşehir Merkez metro and the Millet Bahçesi park at 1 km
Location & Connectivity
Daily life here runs on foot. Başakşehir Kent Meydanı is 750 m from the project, and the Millet Bahçesi park and the Kayaşehir Merkez metro station are each 1 km, on the developer's own published distances.
From Kayaşehir Merkez the metro runs down through Başakşehir into the wider network, so the rest of Istanbul starts a kilometre from your door. Çam ve Sakura City Hospital, one of the largest hospital campuses in Türkiye, is 2.5 km away.
Şamlar Nature Park is 5.5 km away, the Olympic Stadium 5.6 km and İbn Haldun University 7.3 km, so the district's green space, sport and study are all close by.
750mBaşakşehir Kent Meydanı
1kmMillet Bahçesi
1kmKayaşehir Merkez metro station
2.5kmÇam ve Sakura City Hospital
5.4kmBaşakşehir State Hospital
5.5kmŞamlar Nature Park
5.6kmOlympic Stadium
7.3kmİbn Haldun University
What you are buying
The building
How Ebruli Kayaşehir is laid out, how it is built, and what living there includes.
Developer & architecture
Developed byEBRULİ İnşaat Kayaşehir Adi Ortaklığı
The building in numbers
289Residences
9Blocks
30,056 m²Land area
7Commercial spaces
Residences & Layouts
These are family floor plans first: 181 of the 289 residences are 4+1 apartments. The mix runs 2+1, 3+1 and 4+1, each size with a duplex version, and 31 residences across the scheme are duplexes.
The developer publishes the floor areas on its own plan sheets: 97.20 m² net for a 2+1, 121.67 to 123.64 m² net for a 3+1 and 147.80 to 149.79 m² net for a 4+1. Those are the sale-basis figures (Satışa Esas Net Alan) printed on the sheets, with gross areas varying by block.
Residences open outdoors, with balconies and terraces through the blocks and private gardens on the lower levels.
2+13+14+1Sizes per residence
Amenities & Lifestyle
You can swim, take the hamam (Turkish bath) and train without leaving the scheme. The developer provides an indoor swimming pool, a sauna, a steam room and a fitness area, with children's play areas and seating spread through the landscaped grounds.
The nine blocks stand around a planted central courtyard rather than around parking, with a low social building at its heart. Separate walking, running and bicycle paths run through the green, and the garden-floor residences step straight out into it.
Wellness
Indoor swimming pool
Sauna
Hamam (Turkish bath)
Fitness area
Outdoor
Landscaped green areas
Family
Children's play areas
More
Steam room
Walking paths
Running paths
Bicycle paths
Seating areas
Investment & Turkish Citizenship
You are buying a building that already stands. Geçici kabul (provisional acceptance) of the works was signed off in January 2026, so there is no construction risk left in the purchase.
Emlak Konut GYO, a real-estate investment trust listed on Borsa Istanbul, is the land partner under an arsa satışı karşılığı gelir paylaşımı (revenue-sharing) contract. We check the Tapu (title deed) of your chosen residence at the Land Registry before any transfer, so the ownership position is clear before you commit.
Turkish citizenship by investment is decided on the residence, not on the project. Eligibility turns on the assessed value of the specific residence against the threshold in force on the day of purchase, and we confirm the position for a named residence before anything is signed. Send us the layout you have in mind and our team will come back with what is available now and the price in writing.
Frequently Asked Questions
Where is Ebruli Kayaşehir located?
Ebruli Kayaşehir is in Başakşehir, on the European side of Istanbul in Türkiye. The developer publishes the everyday distances itself: Başakşehir Kent Meydanı at 750 m, the Kayaşehir Merkez metro station and the Millet Bahçesi park at 1 km each, and Çam ve Sakura City Hospital at 2.5 km. The district around it was master-planned and built out over the last two decades, so the daily essentials are already in place.
Is Ebruli Kayaşehir finished?
Yes. Geçici kabul (provisional acceptance), the contractual handover of completed works, was signed off for Ebruli Kayaşehir in January 2026 and reported by Emlak Konut GYO through the Public Disclosure Platform. There is no construction timetable between you and the keys.
How many apartments are there at Ebruli Kayaşehir, and in what sizes?
Ebruli Kayaşehir has 289 residences and 7 shops in nine blocks on a 30,056 m² plot. The mix runs 24 × 2+1 and 3 × 2+1 duplex, 63 × 3+1 and 18 × 3+1 duplex, and 171 × 4+1 with 10 × 4+1 duplex, so large family layouts lead the scheme. On the developer's own plan sheets a 2+1 is 97.20 m² net, a 3+1 runs 121.67 to 123.64 m² net and a 4+1 runs 147.80 to 149.79 m² net (Satışa Esas Net Alan, the sale-basis net the sheets print).
What is Emlak Konut's role in Ebruli Kayaşehir?
Emlak Konut GYO is the land partner: under an arsa satışı karşılığı gelir paylaşımı (revenue-sharing) contract it contributed the land and takes a share of the sales proceeds. It is a real-estate investment trust listed on Borsa Istanbul, and it reports material events on the project to the Public Disclosure Platform, which is how the January 2026 completion is on public record. For you as a buyer, that puts a state-affiliated, regulated partner behind the scheme.
What is provided at Ebruli Kayaşehir?
An indoor swimming pool, a sauna, a hamam (Turkish bath), a steam room and a fitness area, with children's play areas, seating areas and separate walking, running and bicycle paths through landscaped grounds. Residences come with balconies and terraces, and those on the lower levels with private gardens.
How much does an apartment at Ebruli Kayaşehir cost?
Pricing at Ebruli Kayaşehir is set residence by residence: the layout, the floor and the aspect all move the figure. Because the project is finished, you are choosing from residences that already stand, and the current price of a named residence is confirmed in writing when you enquire.
Does Ebruli Kayaşehir qualify for Turkish citizenship by investment?
Turkish citizenship by investment is decided on the residence, not on the project. Eligibility turns on the assessed value of the specific residence you buy, measured against the investment threshold in force on the day of purchase, and we check that position for a named residence before anything is signed.
What kind of Tapu (title deed) comes with a residence at Ebruli Kayaşehir?
The Tapu (title deed) is the government-issued document that proves ownership of a property in Türkiye. We check the Tapu of your chosen residence at the Land Registry before any transfer, so the ownership position is clear before you commit, and the exact form of title is confirmed for that residence as part of the same check.
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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 Ebruli Kayaşehir.
The districtBaşakşehirA planned, family-first district near the new airport and medical hub.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 →InvestmentRental Yields and Returns in IstanbulHow a return on an Istanbul apartment is actually built, and why the yield figure you were quoted is almost always the wrong one.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
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.$652,000
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 639,597 × (1 + 2%) = USD 652,389
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
Ready to Move
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Confirm the contractual delivery position and any timing that affects handover.