Flat in Beylikduzu

🇹🇷 Beylikdüzü, Istanbul flats: modern coastal apartments, 2–4 beds, marina access

Beylikdüzü is a coastal, rapidly expanding district on Istanbul’s European shore that combines large-scale residential projects, wide avenues, and accessible transport corridors. Buyers looking to buy flat in Beylikduzu find a market shaped by suburban living, new-developer supply, strong rental demand from families and professionals, and proximity to major highways that connect to Istanbul’s business hubs. The area’s shoreline parks, municipal investments in public spaces, and a growing retail and healthcare infrastructure make Beylikdüzü attractive to both owners and investors seeking predictable cash flow and capital growth.

💶 How much Flat costs in Beylikduzu

Beylikdüzü offers a wide price band that reflects micro-location, age of building, and developer reputation. For resale flat in Beylikduzu located in established mid-rise blocks close to Metrobus, typical asking prices start from €80,000 for compact studio and one-bedroom units and extend up to €250,000 for modern two- to three-bedroom apartments of about 90–140 m². New developments command premiums: new developments in Beylikduzu typically list €1,200–€2,000 per m², so a 120 m² new flat can be €144,000–€240,000.

Average price indicators and practical breakdowns:

• By district (typical market bands):
  • Beylikdüzü center: €1,300–€2,000 per m² for new projects, resale slightly lower.
  • Adnan Kahveci: €1,100–€1,700 per m², favored for transport links.
  • Yakuplu: €1,000–€1,600 per m², often lower-cost resale options.
  • Gürpınar (coastal): €1,200–€2,200 per m² for sea-view units.
  • Kavaklı: €900–€1,400 per m², more land-led developments.
• By property format:
  • Studio / 1+0 – 1+1: €60,000–€140,000.
  • 2+1 (80–120 m²): €100,000–€220,000.
  • 3+1 and larger (120–180 m²): €160,000–€400,000 depending on finish and location.
• Market dynamics and demand trends:
  • Resale flat in Beylikduzu remains liquid thanks to family rental demand and relocation buyers.
  • New developments in Beylikduzu show steady absorption in pre-sales, particularly projects that offer in-house amenities and installment terms.

🎯 Which district of Beylikduzu to choose for buying flat in Beylikduzu

Beylikdüzü center is the most balanced location for buyers seeking everyday convenience, public services, and a range of housing stock. Living here means being close to municipal services, large shopping centers, and main avenues that feed into the E-5/D100 highway and the Metrobus line. For long-term capital growth and rentals, central pockets near public transport outperform peripheral pockets.

District-specific advantages:

• Adnan Kahveci:
  • Strong transport links via E-5 and Metrobus.
  • Popular among commuting professionals and families.
  • Good resale liquidity and moderate price premiums.
• Yakuplu:
  • Growing new-development supply, frequent developer installment plans.
  • Accessible to ring roads and industrial employment zones.
  • Attractive for investors seeking lower entry prices and higher gross yields.
• Gürpınar:
  • Coastal access and promenades increase long-season rental appeal.
  • Higher per-square-meter prices for sea-view flats.
  • Strong demand for second-home flat in Beylikduzu and seasonal rentals.

🏗️ Which developers and projects offer flats in Beylikduzu

Large national developers and state-backed housing agencies have a significant presence in Beylikdüzü, delivering both mass-market and mid-range projects. Buyers should compare developer track records on delivery history, appliance brands, and on-site management.

Notable developers and projects active in or known to have delivered in Beylikdüzü:

• TOKİ — social housing and large-scale residential blocks offering affordable segments with straightforward title procedures.
• Dumankaya — known for multi-tower complexes and family-oriented layouts in the greater Beylikdüzü region.
• Emlak Konut GYO — state-backed land developer that partners with private builders on high-volume projects.
• Project features and purchase terms commonly found:
  • Private gardens, indoor pools, fitness centers in larger complexes.
  • Developer installment plan in Beylikduzu: down payments from %20 to %40, with interest-free or low-interest installments over 12–60 months for pre-sales.
  • Completion status: a mix of ready-to-move flats and active construction in pre-sale phase.

🏦 Mortgage and installment conditions for foreigners buying flat in Beylikduzu

Foreign buyers can access mortgage in Turkey for foreigners through major Turkish banks and regional branches. Banks commonly require a Turkish tax ID, passport, proof of income, and a local bank account.

Typical mortgage and installment terms:

• Banks offering mortgages to foreigners: Ziraat Bankası, İşbank, Garanti BBVA, Yapı Kredi.
• Standard terms:
  • Down payment: commonly %30–%50 for non-residents.
  • Loan tenor: up to 10–15 years depending on borrower profile and bank policy.
  • Interest rates: variable but historically in the mid to high single digits to low double digits depending on currency and loan type.
• Developer installment programmes:
  • Common practice: pre-sale discount and staged payments (reservation deposit, progressive construction-linked payments, final TAPU transfer payment).
  • Duration: developer plans range from 12 months interest-free to 5–10 years with fixed installments, depending on the project.

🧾 Step-by-step process to buy flat in Beylikduzu

Buying flat in Beylikduzu follows a clear legal and administrative path that foreign buyers should follow precisely to avoid delays.

Key procedural steps:

• Selection and reservation:
  • Pay a reservation deposit to hold the unit, typically €1,000–€5,000 or a small percentage of the price.
• Due diligence and sales contract:
  • Verify the title deed (tapu), building permits, occupancy permit (iskân), and any outstanding debts or liens.
  • Sign a sales contract that lists payment schedule, delivery date, and penalties.
• Closing and registration:
  • Pay the remaining balance or arrange mortgage; transfer ownership at the Land Registry (Tapu) office.
  • Buyer pays the 4% title deed transfer tax on the declared purchase price, and both sides typically split notary costs.
• Mandatory additional costs:
  • DASK (mandatory earthquake insurance) and optional home insurance.
  • Annual municipal property tax (emlak vergisi) and income tax on rental earnings.
• Timelines:
  • Resale purchases can close within 2–6 weeks after due diligence.
  • New-build purchases follow construction timelines; TAPU is issued upon completion and issuance of an occupancy permit.

⚖️ Legal aspects and taxes for owning flat in Beylikduzu

Legal clarity reduces risk and preserves liquidity for both private buyers and investors. Turkish property law supports foreign ownership with specific formalities.

Important legal and tax points:

• Title deed registration is the definitive proof of ownership and must be recorded at the Land Registry (Tapu).
• Transfer tax: 4% of the declared sale price paid by the buyer at transfer.
• Annual property tax: generally between 0.1% and 0.3% of the taxable value, paid semi-annually; exact rate varies by municipality and property class.
• Rental income tax: rental income must be declared; progressive personal income tax rates apply with deductions for expenses.
• Residence permit and citizenship:
  • Purchase of property allows application for a short-term residence permit through property purchase in Beylikduzu, but the property itself does not automatically grant residency.
  • Citizenship through real estate investment in Beylikduzu is possible if the purchase meets the national threshold for real-estate-for-citizenship, which requires a minimum real-investment amount in foreign currency and compliance with transfer restrictions; buyers must verify the active threshold and procedures with authorities before purchase.

📈 For which purposes to buy flat in Beylikduzu

Beylikdüzü suits a spectrum of buyer profiles from end-users to institutional investors. The district’s housing stock has flexible layouts and communities tailored to family living, professional renters, and seasonal visitors.

Use-case mapping:

• Permanent relocation and family living:
  • Best in Beylikdüzü center and Adnan Kahveci for schools, clinics, and stable services.
  • Typical property: 3+1 or 4+1 family flats with playgrounds and communal facilities.
• Rental and investment flat in Beylikduzu:
  • Yields: typical gross rental yield ranges around 4–6% depending on size and location.
  • Hotspots for rental demand: Yakuplu for young families and professionals, Gürpınar for seasonal tenants.
• Second home and seasonal residence:
  • Coastal Gürpınar apartments and complexes with short-term rental potential.
  • Preferred formats: sea-view 2–3 bedroom flats and residences with swimming-pools and landscaped gardens.
• Premium and luxury segment:
  • Limited but growing: gated developments with concierge services and private amenities near the waterfront command higher per-m² prices, often used by buyers seeking quality and privacy.

Buying a flat in Beylikdüzü therefore presents predictable rental markets, accessible price entry points compared with central Istanbul, and multiple financing routes; the combination of new developments, large-scale municipal investments in parks and transport, and ongoing demand from families and commuters point to continued buyer interest and steady liquidity for residential units in Turkey.