01
Limited
Sea views without interruption
The main residential offering across the seafront blocks, from compact apartments to expansive family layouts, all finished to the same hotel-grade specification.
Ready to MoveCitizenship-Eligible
Büyükyalı İstanbul
Ready-to-Move Seafront Residences in Zeytinburnu, Istanbul
◍ Zeytinburnu, Istanbul
A completed 15-block seafront community on the Marmara coast, with panoramic sea views, smart-home living, and a private bridge onto a 30 km shoreline promenade, ten minutes from the city centre.
Gallery
7 photographs7 artist’s impressions
The project
About Büyükyalı İstanbul
Direct Sea of Marmara frontage, with a 30 km seaside promenade at the doorstep
Büyükyalı İstanbul is a completed, ready-to-move seafront community on the Marmara coastline of Zeytinburnu, on Istanbul's European side. Across 15 residential blocks within a 111,000 m² masterplan, it pairs title-deed-ready quality with uninterrupted panoramic sea views, integrated smart-home technology, and a private bridge onto a 30 km shoreline promenade, ten minutes from the historic city centre.
It rises on the historic Kazlıçeşme shore, beside the old city walls that marked Istanbul's edge for centuries, where a 19th-century imperial industrial quarter has been brought back to life through world-class restoration. That heritage gives the community a rare sense of place: a genuinely new seaside neighbourhood built on real history rather than an anonymous tower cluster.
With 1,540 residences from 2+1 up to expansive 4+1 apartments, plus Fendi Casa and Loft/Vila residences, each with its own storage room and parking space, Büyükyalı İstanbul suits both end-users seeking a finished waterfront address and investors seeking a completed, citizenship-eligible asset on flexible terms.
- Completed and ready to move in right now
- Residences from 2+1 to 4+1 plus lofts and villas, across a landscaped, amenity-rich campus
- Six minutes to the Metrobüs, ten to the city centre, thirty-five to Istanbul Airport
- A qualifying investment for Turkish citizenship
Inside the project
The collections
Büyükyalı İstanbul is not one product. Each collection has its own character, its own layouts and its own specification.
02
Loft
A sophisticated life in the footsteps of history
Created through the restoration of the historic Fişekhane building. High windows, tall ceilings and fully preserved original walls; a mezzanine bedroom over a mid-level living space, with children's and staff rooms below.
The lower floor opens directly onto parking, each loft has its own garden, and every door opens onto the courtyard.
Walk through a Loft residence
03
Fendi Casa
Where luxury meets elegance
Residences furnished by Fendi Casa, bringing Italian luxury design into the interior specification rather than the marketing.
Walk through a Fendi Casa residence
Location & Connectivity
The residences sit on the Marmara seafront in Zeytinburnu, two minutes from the sea and one minute from the shoreline. A private bridge leads directly onto a 30 km seaside promenade for walking, running, and cycling. Istanbul's historic peninsula and city centre are about ten minutes away, the Metrobüs line six minutes, and Istanbul Airport roughly thirty-five minutes.
Malls, international schools, and hospitals all lie within a five-minute radius, making Büyükyalı İstanbul a rare seafront address that keeps the whole city within easy reach.
2minSea
1minShoreline promenade
6minMetrobüs
5minMalls
5minSchools
5minHospitals
10minCity centre
35minIstanbul Airport
What you are buying
The building
How Büyükyalı İstanbul is laid out, how it is built, and what living there includes.
Developer & architecture
Developed byÖzak GYO · Ziylan Gayrimenkul · Yenigün İnşaatArchitecture byChapman Taylor
The building in numbers
1,540Residences
15Blocks
17–23Floors
111,000 m²Land area
59Commercial spaces
Residences & Layouts
Apartments range from 2+1 to 4+1, with Fendi Casa and Loft/Vila residences, across interior areas from 134 m² to 518 m². Every residence includes a separate storage room and a dedicated parking space, and is finished to a luxury specification with integrated smart-home systems and framed sea or garden views.
The mix supports a range of goals, from efficient apartments you can furnish and let, to larger family residences, penthouses and lofts to live in or hold.
2+13+14+1Loft134–518 m²
Architecture & Smart Living
Every residence is built to a hotel-grade standard, with high-quality materials specified even in the places residents never see, from the structure and the workmanship to building safety. Interiors use the kind of marble and marquetry parquet more often found in private waterfront villas, and the marble-and-ceramic façades are designed to avoid the yearly cost of repainting and upkeep.
Every residence runs on an AI-assisted smart-home system that reaches well beyond lighting. It offers a digital concierge, resident-to-resident messaging and live neighbourhood information, and it is wired for the technologies of the future. From your phone you can cut the power, warm the apartment before you arrive, and set each room's climate independently, while solar-filtering glass keeps out the sun's harsh rays.
Comfort is engineered into the fabric of the building. Imported German window systems deliver among the highest heat, sound and solar insulation available, selected against acoustic test results, and silent PEX plumbing means neither the floor above nor below is ever heard. Underfloor heating replaces radiators for cleaner, freer rooms, anti-bacterial interior paints and healthy, non-fouling water pipes protect the air and water indoors, and dedicated service elevators plus a full backup generator keep daily life running without interruption.
Amenities & Lifestyle
Residents enjoy indoor and outdoor swimming pools, a fitness centre, sauna and Turkish bath, indoor and outdoor cinema areas, and a theatre and concert hall set within the restored historic factory. Round-the-clock security, landscaped gardens, and covered parking complete the community.
A ground-floor lifestyle quarter brings the boutiques of exclusive international brands, restaurants serving world cuisine, an organic market, and neighbourhood cafés to the doorstep, alongside everyday services such as a pharmacy, beauty salon, dry cleaning, and tailor. Families are well looked after too, with creative children's workshops, play areas, and a residents' club. Best of all, the seafront setting turns the water into part of daily life, from rowing and swimming to a simple walk along the 30 km promenade reached by the community's private bridge.
Wellness
Indoor & outdoor swimming pools
Fitness centre, sauna & Turkish bath
Marina and seafront public spaces
Leisure
Indoor & outdoor cinema
Theatre & concert hall (restored historic building)
Rowing, watersports & residents' club
Tennis and sports courts
Family
Supermarket, retail brands & international schools
Children's workshops & play areas
Retail & services
Pharmacy, salon, dry cleaning and tailor on site
Waterfront boutiques, cafés & organic market
Security
24/7 security & landscaped gardens
Connectivity
Private bridge to a 30 km seaside promenade
Separate storage & parking for every residence
Smart-home systems
Heritage & Restoration
The Kazlıçeşme shore has sat beside Istanbul's historic land walls since Byzantine and Ottoman times, and by the 19th century it had grown into one of the city's foremost industrial quarters during the Ottoman drive to modernise. At its heart stands a 180-metre former imperial factory, a landmark of late-Ottoman industrial architecture, with high ceilings, a wood-and-stone structure, and an original roof that draws daylight deep into the interior.
Rather than clearing the past away, the masterplan restored these historic buildings to a world-class standard and wove them back into daily life. Centuries-old trees were kept in place, and the restored factory now serves as a cultural centrepiece with a theatre and concert hall. The result is an unusual kind of neighbourhood, one where a genuine sense of "the good life" is grounded in real history rather than manufactured nostalgia.
Investment & Turkish Citizenship
Büyükyalı İstanbul is eligible for the Turkish citizenship-by-investment programme. It is offered on a flexible plan: a 50% down payment with the balance over 12 monthly instalments, with VAT (1% and 20%) included in listed prices, a 0% title-deed fee and no separate appraisal report to arrange. Campaign offers on specific residences appear from time to time and can sit well below the standard list, each carrying its own price, VAT basis and payment terms.
Our team handles valuation, legal due diligence, Tapu (title-deed) transfer, and the full citizenship file from start to finish.
Frequently Asked Questions
Where is Büyükyalı İstanbul located?
Büyükyalı İstanbul is on the Marmara seafront at Kazlıçeşme, in the Zeytinburnu district on Istanbul's European side, beside the historic city walls and about 10 minutes from the city centre. The sea is two minutes from the door and the shoreline promenade one.
Is Büyükyalı İstanbul ready to move in?
Yes. Büyükyalı İstanbul is a completed, ready-to-move (ready-to-deliver) project with title deeds ready for immediate transfer.
What apartment types are available at Büyükyalı İstanbul?
Büyükyalı İstanbul offers 2+1, 3+1 and 4+1 layouts, plus Fendi Casa and Loft/Vila residences, from 134 m² to 518 m². Every residence includes a separate storage room and parking space.
Does Büyükyalı İstanbul have sea views?
Yes. The 15-block community fronts the Sea of Marmara with direct panoramic sea views and a private bridge onto a 30 km shoreline promenade.
Is Büyükyalı İstanbul eligible for Turkish citizenship?
Yes. Büyükyalı İstanbul is an eligible investment for the Turkish citizenship-by-investment programme; we manage the full legal and application process.
What is the payment plan for Büyükyalı İstanbul?
Büyükyalı İstanbul is offered with a 50% down payment and the balance over 12 monthly instalments. VAT (1% and 20%) is included in listed prices, the title-deed fee is 0%, and there is no separate appraisal report to arrange.
What makes Büyükyalı İstanbul's location and heritage special?
Büyükyalı İstanbul sits on the historic Kazlıçeşme seafront beside Istanbul's centuries-old city walls, on the site of a restored 19th-century imperial industrial quarter. A 180-metre former factory has been restored into a cultural centrepiece with a theatre and concert hall, giving the community a rare sense of place on the Marmara shore.
How are the apartments at Büyükyalı İstanbul built and equipped?
To a hotel-grade standard, with marble and marquetry parquet, low-maintenance marble-and-ceramic façades, and an AI-assisted smart-home system with a digital concierge. Imported German window systems and silent PEX plumbing give high heat and sound insulation, and underfloor heating replaces radiators throughout for cleaner, quieter rooms.
Before the finishes
Assurance & engineering
The questions a buyer abroad rarely asks out loud, answered with what the developer publishes rather than with adjectives.
Ground surveyDetailed soil analysis through 73 boreholes to a total depth of 2,109 m
Heritage statusPre-1900 structures on site registered as protected cultural property by the Ministry of Culture and Tourism in 1985
GuaranteeBuilt in partnership with Emlak Konut GYO, the Turkish state-affiliated real-estate investment trust
Title deedTitle deeds issued and ready for immediate transfer
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.
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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 Büyükyalı İstanbul.
The districtZeytinburnuSeafront apartments on the Marmara, minutes from the old city walls.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 & TapuTaxes & Fees When Buying Property in TurkeyWhat you pay to buy, to own, and to sell: how each cost is calculated, who pays it, and the ones that cost the most by being misunderstood.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.
Payment plan decoder
Offer price
USD 796,000
3+1 on the 5th floor, dual aspect · Büyükyalı İstanbul
Payment plan
- Down payment
- Up to 12-month instalments
- No title-deed fee on this offer
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.$1,101,000
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 1,079,000 × (1 + 2%) = USD 1,100,580
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.
Prefilled from this Offer's recorded price. Rounded inputs use the approximately convention; the exact figure remains in the record view. Edit it for your scenario.
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.
Citizenship indicator
The record answers
Project badge shown
Confirm in writing
Confirm the named Residence, licensed appraisal, payment evidence and required Tapu restriction.
Delivery state
The record answers
Ready to Move
Confirm in writing
Confirm the contractual delivery position and any timing that affects handover.