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Referans Beylikdüzü
Garden Apartments Under Construction in Beylikdüzü, Istanbul
◍ Beylikdüzü, Istanbul
709 residences from 2+1 to 5+1 inside their own landscaped park in Beylikdüzü, with garden duplexes among the plans and the block, the floor and the plan still yours to choose.
Gallery
4 photographs6 artist’s impressions
The project
About Referans Beylikdüzü
Pick your block, your floor and your plan while Referans Beylikdüzü is still going up: 709 residences inside their own park in Beylikdüzü, from 2+1 to 5+1.
Referans Beylikdüzü is a residential project of 709 apartments under construction in Beylikdüzü, on the European side of Istanbul, built by Kiler GYO with Biskon Yapı as prime contractor. Eight residential blocks and a social facility sit inside a landscaped park of their own, on a site of 31,319.83 m².
You are early enough to choose. The block, the floor, the aspect and the plan type are all still open while the building goes up, and the range runs from a 2+1 at 94.7 m² to a 5+1 at 324 m².
Why buyers choose it:
- Still yours to choose: 709 residences across eight blocks, so the block, the floor and the plan type are all open.
- A park you live inside: a lavender and olive garden, a zen garden, a water garden, a reflection pool and pond and orchards between the blocks, on a 31,319.83 m² site.
- Room for the whole family: 2+1 to 5+1, 94.7 m² to 324 m² gross, with garden duplexes and a roof duplex among the plans.
- Terraces you can put a table on: 18 m² on the 2+1 garden duplex, 37 m² on the 3+1 and 91 m² on the 4+1 BT2.
- The day runs inside the gates: a kindergarten, a children's playground, an outdoor pool, a sports field and shops, with the Haramidere junction 2 km out.
Location & Connectivity
Everything a family runs on sits within a few kilometres, and the road out of the city starts almost at the gate. Referans Beylikdüzü is at the western end of Istanbul's European side, 2 km from the Haramidere junction where the E-5 meets the TEM connection.
The weekend is close. West Istanbul Marina and Torium Shopping Mall are both 4 km away, Marmara Park 5 km and the Beylikdüzü Valley of Life 6 km.
Schools, campuses and care sit on the same short run: Yaşar Acar Science High School at 3 km, Medilife Beylikdüzü Hospital at 4 km, and Beykent University's Beylikdüzü campus and Istanbul University's Avcılar campus at 5 km. The TÜYAP fair and congress centre is 8 km out and the Yavuz Sultan Selim Bridge 10 km, and our Beylikdüzü area page sets the district out in full.
2kmHaramidere Junction
3kmYaşar Acar Science High School
4kmTorium Shopping Mall
4kmWest Istanbul Marina
4kmMedilife Beylikdüzü Hospital
5kmBeykent University, Beylikdüzü Campus
5kmIstanbul University, Avcılar Campus
5kmMarmara Park Shopping Mall
6kmBeylikdüzü Valley of Life
7kmBeykent University Hospital
8kmTÜYAP Fair, Convention and Congress Center
10kmYavuz Sultan Selim Bridge
What you are buying
The building
How Referans Beylikdüzü is laid out, how it is built, and what living there includes.
Developer & architecture
Developed byKiler GYO
Residences & Layouts
You choose from 2+1 to 5+1, with 3.5+1 and 4.5+1 plans in between, so a couple and a large family can both find their apartment in the same development. Gross areas run from 94.7 m² on the 2+1 A to 324 m² on the 5+1 AT.
Kiler GYO draws twelve sample plans in its own catalogue: the 2+1 B at 134.2 m², the 3+1 B at 182 m², the 3.5+1 A at 191 m², the 4+1 A at 213 m², the 4.5+1 B at 238 m² and the 4.5+1 A at 304 m². Net areas run from 61 m² to 166.3 m².
The duplexes are where the space goes outside. The 2+1 garden duplex carries an 18 m² terrace, the 3+1 garden duplex 37 m², the 4+1 BT2 91 m² beside its own ornamental pool garden, and the 5+1 AT 57 m² on its upper terrace.
2+13+13.5+14+14.5+15+194.7–324 m²
Amenities & Lifestyle
You live inside a garden rather than around a car park. The grounds carry a lavender and olive garden, a zen garden, a water garden, a reflection pool and pond, and orchards.
The children's day happens inside the gates: a kindergarten, a children's playground and a sports field, with an outdoor swimming pool and a lounge beside them.
The daily shop is a walk across the grounds. 19 commercial premises sit within the site, alongside a social-facility block of its own.
Wellness
Outdoor swimming pool
Reflection pool and pond
Leisure
Lounge
Sports field
Outdoor
Lavender and olive garden
Zen garden
Water garden
Family
Children's playground
More
Social facility
Kindergarten
Orchard
Commercial premises within the site
Investment & Turkish Citizenship
Buying while the blocks go up is what keeps the choice in your hands: the plan type, the floor and the aspect are still open rather than picked over.
The scheme is a large one: 709 residences and 19 commercial premises across eight blocks on a 31,319.83 m² site, with Kiler GYO as developer and Biskon Yapı as prime contractor.
Turkish citizenship by investment is decided on the apartment you buy and not on the project: it rests on the official valuation of that apartment reaching the threshold in force on the day of purchase. We check the Tapu (title deed) at the Land Registry before any transfer, so the ownership position is clear before you sign.
Sizes and plans differ from block to block. Tell us the layout and the floor you want and we come back to you today with what is available and the price in writing.
Frequently Asked Questions
Where is Referans Beylikdüzü?
In Beylikdüzü, at the western end of Istanbul's European side in Türkiye, a district of wide streets and new buildings that runs down to the Marmara shore. Kiler GYO publishes the distances: 2 km to the Haramidere junction on the E-5, 4 km to West Istanbul Marina and to Torium Shopping Mall, 5 km to Marmara Park and to Beykent University's Beylikdüzü campus, and 8 km to the TÜYAP fair and congress centre.
Is Referans Beylikdüzü ready, or still being built?
It is still being built, and Kiler GYO carries it among its ongoing developments. That is what makes now the moment to look: the block, the floor, the aspect and the plan type are all still open, from a 2+1 at 94.7 m² to a 5+1 at 324 m².
What apartment layouts and sizes does Referans Beylikdüzü have?
Apartments run from 2+1 to 5+1, with 3.5+1 and 4.5+1 plans in between and garden duplexes and a roof duplex among them. Kiler GYO's catalogue draws twelve sample plans, from the 2+1 A at 94.7 m² gross to the 5+1 AT at 324 m², and net areas run from 61 m² to 166.3 m².
How many residences and blocks does Referans Beylikdüzü have?
709 residences and 19 commercial premises, across eight residential blocks named A1, A2, B1, B2, C1, C2, C3 and D, with a social-facility block, E, of its own. The site runs to 31,319.83 m², and the blocks sit inside their own landscaped park.
What is on site at Referans Beylikdüzü?
A lounge, an outdoor swimming pool, a children's playground, a sports field, a kindergarten and commercial premises, all inside the gates. The grounds are laid out as gardens: a lavender and olive garden, a zen garden, a water garden, a reflection pool and pond, and orchards.
Who is building Referans Beylikdüzü?
Kiler GYO, in full Kiler Gayrimenkul Yatırım Ortaklığı A.Ş., a Turkish real-estate investment company, with Biskon Yapı as prime contractor. Referans is the brand Kiler GYO puts on its projects, among them Referans Kartal, Referans Bahçeşehir and Referans Beşiktaş, so the name marks the developer rather than a separate company.
Can an apartment at Referans Beylikdüzü lead to Turkish citizenship?
Turkish citizenship by investment is decided on the apartment itself and not on the project: it rests on the official valuation of that apartment reaching the threshold in force on the day of purchase. We check the Tapu (title deed) at the Land Registry before any transfer and run the citizenship check against a named apartment before anything is signed.
What do the construction photographs of Referans Beylikdüzü show?
They show the site from the air in April 2022, with tower cranes over the excavation and the first concrete frames going up, and each one carries that date. The rest of the images are architectural renders and are labelled as renders, so you can see at a glance which is which.
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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 Referans Beylikdüzü.
The districtBeylikdüzüModern, master-planned living on the western Marmara coast.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 →
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Purchase price and official fee references
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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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