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TEKCE Real Estate

Kartal, İstanbul, Turkey

Flats in a Complex Near the Coast and Marmara Sea in Kartal Orhantepe

TEKCE Real Estate
FromEUR284,000 – EUR749,000
Gross yield8.17%
Exp. 5-yr capital growth35%
CompletionQ1 2028

About the property

Off-plan flats near the coast with rail close by and large green grounds

This off-plan residential complex sits close to the coast in İstanbul, in a district known for its coastal walking paths, event areas, concerts and shopping. A rail station is a short walk away, with a metro station, a hospital and several shopping centres within a few kilometres. The scheme combines two residential blocks and commercial units on a large plot, about half of it given to green areas, and offers two-, three- and four-bedroom apartments with underfloor heating, fibre internet and open-plan kitchens. Shared facilities include pools, a sauna, a fitness centre, a cinema room, a walking track, a sports court and a playground. It suits families and buyers who want a coastal district of İstanbul with rail links close by.

Why buy

  • Marmaray station about 250 metres away

    Rail is the main practical strength: the Marmaray station is about 250 metres from the complex and the metro station about 1.7 kilometres, with Kartal City Hospital 1.8 kilometres away.

  • Close to the Marmara coast

    The scheme sits near the shoreline, in a district with long coastal walking paths, event areas and concerts. Sea view is recorded among the listed features.

  • Large green plot between two blocks

    Of a 23,300 square metre plot, 12,000 square metres are green areas, which leaves room for a walking track, a playground and a basketball court between the blocks.

  • Units from two to four bedrooms

    The mix runs from 91 square metre two-bedroom flats to 203 square metre four-bedroom homes, so a single scheme covers couples, families and larger households.

  • Shopping and daily needs within 3 km

    Piazza Mall, Maltepe Park Mall, Ritim İstanbul Mall and IKEA are all within 2.6 kilometres, alongside Kartal City Hospital at 1.8 kilometres.

  • Heating and connectivity specified in every flat

    Each flat is listed with underfloor heating and heat cost allocators, fibre internet infrastructure, a satellite TV system and a steel security door.

Amenities

  • Swimming Pool
  • Children's Pool
  • Sauna
  • Fitness Centre
  • Pilates Room
  • Cinema Room
  • Game Room
  • Party Room

The address

  • Train station · Marmaray · 360 m · 5 min walk
  • Ferry terminal · 1.4 km · 17 min walk
  • Bus station · 690 m · 9 min walk
  • Bus stop · İETT · 560 m · 7 min walk
  • Bus stop · İETT · 640 m · 8 min walk
  • Airport · 23 km · 50 min drive
  • Clinic · 1.2 km · 15 min walk
  • Clinic · 1.4 km · 18 min walk
  • Department store · 1.6 km · 2 min drive
  • Department store · 1.4 km · 17 min walk
  • Park · 560 m · 7 min walk
  • Park · 700 m · 9 min walk
  • State school · Primary · 1.4 km · 17 min walk
  • State science high school · Secondary (science high school) · 1.9 km · 3 min drive
  • School · 2.4 km · 3 min drive
  • School · 2.6 km · 3 min drive

Nearby transport, places and schools are as recorded by the seller. Confirm distances and school admissions independently before advising.

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TEKCE Real Estate

TEKCE Real Estate

TEKCE Real Estate

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Turkey Property Analysis Hub

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Data and calculations are updated regularly for informational purposes. For accurate data and personalized advice, consult an INTRIC specialist or conduct independent research. Professional financial and legal advice recommended.

Mortgage Calculator

Turkey mortgage analysis for Flats in a Complex Near the Coast and Marmara Sea in Kartal Orhantepe

Property Details

35.0% of property price — Turkish banks typically require 30–40% from foreign buyers

Loan Terms

Calculation Results

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Annual Payment
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Loan Amount
€184,600.00

Foreign Ownership Rules

  • Foreign ownership: Nationals of most countries may buy residential property in their own name, subject to a nationwide cap of 30 hectares per person and a limit of 10% of any district's area held by foreigners.
  • Military clearance: Every foreign purchase is subject to a military / security-zone clearance check before the Tapu (title deed) can transfer. It is routine (a few weeks), but properties inside restricted border and some coastal military zones cannot be sold to foreigners.
  • Title deed (Tapu): Ownership is evidenced by the Tapu, issued and registered by the Tapu ve Kadastro (Land Registry & Cadastre) office against the TAKBIS / Cadastre record. Off-plan buyers hold a notarised sales contract until the Tapu is issued on completion.
  • Notary & translator: A foreign buyer who does not read Turkish must use a notary and a sworn (yeminli) translator; a power of attorney is commonly granted so a lawyer can complete registration.

Residency & Citizenship by Investment

Turkey offers both a short-term residence permit for property owners and a citizenship-by-investment route through real estate.

  • Citizenship threshold: From USD 400,000 of real estate (valued by an official appraisal report), held for a minimum of 3 years. Grants Turkish citizenship to the main applicant, spouse and children under 18.
  • Residence permit: Property ownership at lower values supports a short-term residence permit, renewable while the property is held.
  • FX requirement: For both routes the purchase funds must be brought into Turkey in foreign currency and exchanged through a bank (a currency-purchase document / DAB is issued), which also underpins the VAT exemption.
  • Tax residency: Separate from immigration status — generally triggered by 183 days of presence in a calendar year.

Buying Process & Timeline

  1. Reservation — a holding deposit reserves the unit and price, typically deducted from the purchase price.
  2. Tax number & bank account — obtain a Turkish tax number and open a local bank account; funds are transferred in FX.
  3. Due diligence — verify the Tapu / TAKBIS record for encumbrances, mortgages and occupancy permit (iskan); engage an independent lawyer.
  4. Sales contract & official valuation — sign the contract (notarised for off-plan) and commission the mandatory official appraisal report used for the fee base and any citizenship application.
  5. Military clearance — the security-zone check runs before transfer; allow a few weeks.
  6. Tapu transfer — pay the ~4% title-deed transfer fee at the Land Registry with a sworn translator present (or via power of attorney); the Tapu is issued in the buyer's name.
  7. Typical timeline: a few weeks for a completed resale; 12–36 months for off-plan with staged construction payments.

Lifestyle & Practical Factors

  • Climate: Mediterranean and Aegean coasts enjoy long, hot summers and mild winters; Istanbul is temperate; central Anatolia is continental.
  • Languages: Turkish is the official language; English, German and Russian are widely spoken in the coastal foreign-buyer hubs (Antalya, Bodrum, Fethiye).
  • Currency: The local currency is the Turkish lira (TRY), but foreign-buyer transactions are typically denominated and settled in EUR / USD / GBP.
  • Annual holding cost: Low — the emlak vergisi (property tax) runs roughly 0.1–0.6% of the assessed value per year, plus site management (aidat) fees on branded and gated developments.
  • Connectivity: Istanbul (IST/SAW), Antalya (AYT), Bodrum (BJV) and Izmir (ADB) airports give extensive direct links across Europe, the Gulf and Asia.
  • Buyer caution: Always insist on an independent lawyer and the official valuation, confirm the occupancy permit (iskan) on completed units, and check the property is outside a restricted military zone before committing.