Deniz İstanbul
◍ Beylikdüzü, Istanbul
Six phases on 1,500 dönüm at Yakuplu (two of them built, sold out and lived in), with 1.5 km of private shoreline, a 900-berth marina at the door, and a school, hospital, mosque and 180-store mall inside the town.
7 photographs1 artist’s impression
The project
Two of the six phases are finished, sold out and lived in, so you can walk the marina, the streets and the mall before you buy
Deniz İstanbul is a seafront town in six phases on 1,500 dönüm of the Yakuplu shore, in the Beylikdüzü district on the European side of Istanbul, Türkiye, built by Eston Yapı for Keleşoğlu Holding to designs by Kraft Mimarlık. Two of its phases are finished, sold out and lived in; four are still selling.
The word town is doing real work here. Inside its own boundary the scheme carries a school running from nursery to high school, a hospital, a mosque, a five-star hotel, a 180-store shopping mall, a çarşı of street-front shops, seafront cafés and a beach. A shuttle runs every fifteen minutes, by land and by sea.
The land is what made that possible. Deniz İstanbul holds 1.5 km of shoreline on the 55 km of coast between Silivri and Tuzla, and the 900-berth West İstanbul Marina lies directly in front of it. Across 1,500 dönüm the town is built at a floor area ratio of 0.7 and averages 79% green space, which is the arithmetic that lets a development of this size stay low and spread out instead of stacking into towers.
The six phases are separate products, each with its own architecture, its own land parcel and its own layout ladder. That is why you can take a 1+1 in the newest phase or a 6+1 villa two streets from the marina without leaving the same town.
Inside the project
Deniz İstanbul is not one product. Each collection has its own character, its own layouts and its own specification.
01
The first phase to sell out, and the one people already live in.
Listed among the town's phases as Satışı Tamamlandı (sales completed) and occupied: the developer's own campus page carries an interview with a resident family in it.
This is the phase to walk if you want to see how Deniz İstanbul actually lives: finished streets, grown planting and neighbours already in place.
Request the collection brochure →02
The low-rise konak idea, moved from Ataköy to the shore.
Seventy-eight blocks on 122,000 m², built in two sub-phases: Mercan 1. Etap as blocks A–C and Mercan 2. Etap as blocks D–G.
Low-rise mansion blocks with two apartments to a floor, from 1+1 to 4+1, with sea-facing balconies and a choice of terrace garden or balcony garden.
Sales completed.
03
Eighty-seven villas in five types, nearest the water.
Eighty-seven villas on 64,500 m², in five villa types, laid out so that the marina and the open sea are both in view.
Classical detailing adapted to modern living: double-height columns, moulded façades, stone cladding and alaturka roof tiles.
Carries its own Sanal Tur on the project site.
04
Apartments and villas together, for the family end of the town.
Twenty-two villas and twenty-two blocks on 80,750 m², the largest single land parcel of the phases now selling.
Apartments in 3+1 and 4+1, villas in 4+1 and 6+1, from 193 m² to 347 m².
Open and enclosed car parks, 24/7 security, and the shortest walk to midclubs.
05
The residence-grade phase, and the closest of them to the marina.
Twelve blocks on 30,600 m² (eight residence blocks and four detached ones), with terraces opening toward the sea.
Apartments from 187 m² to 338 m², a limited number of them detached, on a layout the developer puts at up to 70% green space.
Two minutes' walk from the marina.
06
The newest phase, and the one that carries the small layouts.
Five hundred and seventy-four residences in twenty-six blocks on 50,082 m², from 1+1 to 5+1.
Sea-view terraces and garden apartments, in what the developer describes as a meeting of modern and traditional architecture.
Two minutes on foot from the town's mall and hospital.
You are on the water. Deniz İstanbul fronts the Sea of Marmara directly from the Yakuplu shore in Beylikdüzü, with 1.5 km of shoreline and a beach of its own.
Most of what you need is inside the gates rather than down the road. West İstanbul Marina is two minutes away, and so are the town's own shopping mall and its hospital. Beyond the boundary the Metrobüs is seven minutes out, Atatürk Airport twenty and Istanbul Airport thirty-five, and the land and sea shuttle covers the ground between every fifteen minutes.
Beylikdüzü sits at the western end of the European side, and what the distance buys you here is shoreline, space and green. With a school, a hospital and a mall inside the boundary, a run into the middle of the city becomes a trip you choose rather than one you make every day.
What you are buying
How Deniz İstanbul is laid out, how it is built, and what living there includes.
Developer & architecture
Sixty per cent of the town is 3+1, which tells you who it was built for. Eston Yapı plans the mix as 8% 1+1, 15% 2+1, 60% 3+1, 12% 4+1 and 5% 5+1, and the villas add 4+1 and 6+1 on top of that ladder.
The phases divide the product cleanly. Bahar Rezidans is the newest and the one carrying the small layouts: 574 residences in 26 blocks on 50,082 m², from 1+1 to 5+1, with sea-view terraces and garden apartments, two minutes on foot from the mall and the hospital. Mercan Konakları, sold out and occupied, is 78 low-rise konak blocks on 122,000 m² with two apartments to a floor, from 1+1 to 4+1, built out as blocks A to C and then D to G.
Marina Rezidans is the residence-grade phase and the closest of them to the water: twelve blocks on 30,600 m², eight of them residence blocks and four detached, with apartments from 187 m² to 338 m². Marina Evleri is 87 villas in five types on 64,500 m², detailed with double-height columns, moulded façades, stone cladding and alaturka roof tiles, and positioned so the marina and the open sea are both in view. Sedef Konakları mixes the two forms on the largest parcel still selling: 22 villas and 22 blocks on 80,750 m², apartments in 3+1 and 4+1, villas in 4+1 and 6+1, from 193 m² to 347 m².
Kalyon Evleri was the first phase to sell out and it is lived in today, which makes it the part of the town you can walk through before you decide anything. Sizes here are given phase by phase rather than as one town-wide range, because a 1+1 in Bahar Rezidans and a 6+1 villa in Sedef Konakları are not the same product.
The residents' club is midclubs, and it is theirs alone: indoor and outdoor swimming pools, a sauna, a hamam and a spa, tennis courts, squash and table tennis, a cinema room, a summer cinema, a PlayStation room, a vitamin bar and a cafeteria, with walking and cycling tracks running out from it into the grounds.
Past the club the list stops sounding like a compound. There is a beach and 1.5 km of private shoreline, a water sports club and an equestrian centre with its own manège; seafront cafés and restaurants, street-front shops and a çarşı; a mosque, a school covering nursery through high school, a hospital, a five-star hotel for visiting guests, and a 180-store shopping mall. Security is staffed around the clock.
The green is the quiet part of the specification and the part no one can add later. At a floor area ratio of 0.7 the town averages 79% green space. That is a planning constraint rather than a slogan, and it is the reason the blocks stay low, the villa streets stay planted and the distance between one building and the next stays wide.
Wellness
Leisure
Outdoor
Family
Retail & services
Security
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You can walk this town before you buy into it. Two of the six phases are finished and occupied, the streets are built and planted, and the marina in front of them is working and full. Choosing a phase that is still selling means imagining the building, never the setting.
Eston Yapı puts one thing in writing on every residence it sells: a two-year Keleşoğlu service guarantee after sale. Kraft Mimarlık is credited as architect across the phases, and the two finished phases are what that pairing has already produced on this shore.
Which Tapu (title deed) you receive depends on the phase you choose. A residence in a finished block is deeded as kat mülkiyeti (condominium ownership); one in a phase still being built carries kat irtifakı (construction servitude), which is a full deed to one specific residence rather than a promise of one. It converts to kat mülkiyeti once the block is finished and certified.
Turkish citizenship by investment is decided one residence at a time here, rather than for a development as a whole. It turns on the appraised value of the residence you choose against the statutory minimum in force on the day you buy, and on the Tapu carrying the three-year commitment the programme requires. We run that position on a named residence and put it in writing before anything is signed.
Deniz İstanbul is on the Yakuplu shore in the Beylikdüzü district, on the European side of Istanbul, Türkiye. The site fronts the Sea of Marmara directly and holds 1.5 km of its own shoreline and a beach, with the 900-berth West İstanbul Marina immediately in front of it. The Metrobüs is seven minutes out, Atatürk Airport twenty and Istanbul Airport thirty-five.
Deniz İstanbul is built by Eston Yapı A.Ş., a Keleşoğlu Holding company, to designs by Kraft Mimarlık. Every residence carries a two-year Keleşoğlu service guarantee after sale, and two of the six phases are already finished and occupied.
Deniz İstanbul has six phases. Kalyon Evleri and Mercan Konakları have sold out and are occupied. Marina Evleri, Sedef Konakları, Marina Rezidans and Bahar Rezidans are on sale, and Bahar Rezidans is the newest of them.
Partly, and that is what delivered in phases means. Kalyon Evleri and Mercan Konakları are built, sold out and occupied, and the town, its villa streets and the marina with its berths are all in use. Marina Evleri, Sedef Konakları, Marina Rezidans and Bahar Rezidans are still selling, so you choose your block and your aspect in a setting that already exists around it.
Deniz İstanbul covers 1,500 dönüm, which is 1,500,000 m² at the standard modern dönüm of 1,000 m². Across that land Eston Yapı carries 5,000 bağımsız bölüm, independent sections in the legal sense, which takes in the commercial space alongside the residences. The town averages 79% green space at a floor area ratio of 0.7, and that ratio is why a development this size stays low and spread out.
Sizes at Deniz İstanbul run phase by phase, because the six phases are separate products with their own layout ladders. Marina Rezidans runs from 187 m² to 338 m² and Sedef Konakları from 193 m² to 347 m², and both are the large-format phases. By Eston Yapı's own mix 83% of the town is 1+1 to 3+1, so the apartments in the smaller layouts sit well below that.
The developer plans the town as 8% 1+1, 15% 2+1, 60% 3+1, 12% 4+1 and 5% 5+1, and describes it as a family concept. Villas add 4+1 and 6+1: Sedef Konakları carries villas in both of those, and Marina Evleri is 87 villas in five types.
West İstanbul Marina, with 900 berths, lies directly in front of the town and is two minutes from it. Deniz İstanbul also holds 1.5 km of its own shoreline and a beach, and runs a sea shuttle alongside its land shuttle every fifteen minutes.
A 180-store shopping mall, a hospital, a school from nursery to high school, a five-star hotel, a mosque, seafront cafés and restaurants, street shops and a çarşı, a beach, an equestrian centre, a water sports club, and the midclubs sports and life club with indoor and outdoor pools, sauna, hamam, spa, tennis, squash, table tennis and a cinema room. A land and sea shuttle runs every 15 minutes.
Prices at Deniz İstanbul turn on the phase, the layout and how close the residence sits to the water, and they move as each phase is released. Tell us which phase interests you and the layout you want, and we will come back to you today with what is available and the price in writing.
Turkish citizenship by investment is decided one residence at a time at Deniz İstanbul, rather than for a development as a whole. It turns on the appraised value of the individual residence measured against the statutory minimum in force on the day of purchase, and on the Tapu (title deed) carrying the three-year commitment the programme requires. We run that position on a named residence and put it in writing before anything is committed.
Before the finishes
The questions a buyer abroad rarely asks out loud, answered with what the developer publishes rather than with adjectives.
Every figure above is published by the developer and recorded against its source in our project file. We repeat it; we do not certify it.
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 Deniz İstanbul.
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.
Enter your own values to see the arithmetic.
| 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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