Istanbul Ongoing Construction Projects 2026: Complete Data Guide for Off-Plan Investors

Istanbul Ongoing Construction Projects 2026: Complete Data Guide for Off-Plan Investors

Buying off-plan in Istanbul isn’t what it was five years ago — the market’s matured. The market has matured — delivery timelines are more reliable, developer track records are public, and the legal framework (tapu, valuation, citizenship) is standardized. But the core challenge remains: *which projects are actually worth your capital in 2026?*

This guide covers 13 active projects from our portfolio that are either under construction or in late-stage commercial release. Every data point — price, unit count, delivery date, specs, amenities — comes directly from developer disclosures and site data. No marketing fluff. Just the numbers you need to compare. you need to compare.

Why Off-Plan Still Makes Sense in 2026 in 2026

Advantage	Reality Check
Price discount vs. ready units	15-25% below completed equivalents
Payment plans (often interest-free)	30-50% down, rest over 12-36 months (often interest-free)
Customization	Finish selections, layout tweaks (early buyers only)
Capital appreciation during build (paper gains, but real)	20-40% total gain typical for well-located projects 2023-2025
Citizenship pathway (valuation at completion)	Valuation at completion often exceeds $400K threshold

The catch: Completion risk, developer solvency, market shifts. Mitigate by sticking to branded developers branded developers (Emlak Konut, İhlas, Mesa, Ege, Babacan) and projects with visible construction progress.

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The 13 Projects at a Glance

#	Project	District	Side	Price From	Units	Delivery	Status	Citizenship
1	Luxera Sulkent	Sultanbeyli	Asian	$190K	445	Under construction	Mixed-use	✅ Tagged eligible
2	Bahceada Bahcesehir	Basaksehir	European	$180K	Thousands	Phased	Large-scale	Combine
3	Babacan Lagoon	Eyupsultan	European	$220K	Not specified	Commercial	Resort-style	✅ For Citizenship
4	Forev TEM Istanbul	Gaziosmanpasa	European	$245K	147	Dec 2027	Under construction	⚠️ Risk flagged
5	Bizim Evler 12 Ispartakule	Avcilar	European	$270K	Not specified	Commercial	Series (Phase 12)	Combine
6	Bakirci Zenit Topkapi	Zeytinburnu	European	$275K	Not specified	Commercial	Central	Combine
7	Avrasya Basaksehir Cadde	Basaksehir	European	$295K	Not specified	Commercial	Street concept	Near eligible
8	Mesa Yenikent	Basaksehir	European	$295K	Not specified	Commercial	Developer brand	Near eligible
9	V Yesilada	Sultangazi	European	$320K	Hundreds	Phased	Nature + seismic	Close
10	Peron Istanbul	Kartal	Asian	$350K	Not specified	Commercial	Coastline	Close
11	Batiyakasi Kartal	Maltepe	Asian	$350K	Not specified	Commercial	Emlak Konut	Close
12	Senfoni Etiler	Besiktas	European	$700K	205	Commercial	Luxury boutique	✅ Direct

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Deep Dive: Each Project

1. Luxera Sulkent — Sultanbeyli (Asian Side)

Price: $190,000+ | Units: 445 residential + 13 commercial | Status: Under construction

The most affordable citizenship-tagged project in our portfolio. in our portfolio. Sultanbeyli is an “emerging district” — Kuzey Marmara Otoyolu access, planned metro (airport link), state hospital nearby. Mixed-use means ground-floor retail creates foot traffic and rental demand.

Specs: ~65,000 m² construction area, 15,000 m² land. Studio to 3+1. Separate spa/sauna/fitness for men/women, basketball/tennis courts.

Our take: Early entry in a district with infrastructure catalysts. Risk: Sultanbeyli perception still developing. Best for long-horizon (5+ years) investors.

View details →

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2. Bahceada Bahcesehir — Basaksehir Border (European)

Price: $180,000+ | Units: Thousands (phased) | Status: Commercial, phased delivery

Ege Yapı’s flagship — a self-contained town. Bahçeşehir 2. Kısım location, master-planned with wide boulevards, huge inter-building gaps, integrated commercial. “Thousands of units” means economies of scale: better amenities, professional management, liquidity.

Specs: Studio to 3+1. Outdoor pool, sports, kids’ areas, walking paths, commercial zones. Dry-cleaning, generator, freight elevator, beach shuttle.

Our take: Volume play. High rental demand from families and airport workers. Appreciation steady but not explosive. Safest “first off-plan” buy.

View details →

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3. Babacan Lagoon — Eyupsultan / 5. Levent (European)

Price: $220,000+ | Units: Not specified | Status: Commercial, for citizenship

Unique differentiator — lagoon living in the city. Open water surfaces, resort-style calm, visual escape. 5. Levent / Çevre Yolu location — central access but waterfront feel. Babacan Yapı has delivered similar concepts.

Specs: 1+1 to 4+1. Wide living areas, natural light, modern kitchens. Pools, fitness, kids’ areas, walking paths, integrated commercial.

Our take: Differentiation commands premium rents. Citizenship-eligible status streamlined. Central location = liquidity. Strong for both yield and appreciation.

View details →

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4. Forev TEM Istanbul — Gaziosmanpasa (European)

Price: $245,000+ | Units: 147 residential + 7 commercial | Delivery: December 2027 | Status: Under construction

A hard delivery date is rare and valuable. and valuable. 1-min TEM access, 2-min metro, 10-min Şişli, 20-min Taksim, 35-min airport. Micro-location is exceptional — but Gaziosmanpasa flagged (Sep 2024) for residence/citizenship risk. Check current status before committing.

Specs: ~4,500 m² land, ~20,000 m² construction. 1+1 to 3+1 (57-150 m²). Jacuzzi, billiards, basketball, fitness, landscaping, 24/7 security, indoor parking.

Our take: Connectivity king. If citizenship/residence risk resolves, massive upside. If not, still strong rental from Şişli/Levent commuters. Price per m² competitive.

View details →

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5. Bizim Evler 12 Ispartakule — Avcilar (European)

Price: $270,000+ | Units: Not specified | Status: Commercial (Phase 12 of series)

İhlas Yapı’s 12th phase in Ispartakule — a planned urban zone. “Bizim Evler” series has track record. Corporate guarantee from a listed GYO. Families + investors split.

Specs: Modern planned area, highway access, developing infrastructure, malls/schools nearby.

Our take: Brand safety. İhlas delivers. Ispartakule growing steadily. Not the highest yield, but lowest execution risk.

View details →

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6. Bakirci Zenit Topkapi — Zeytinburnu (European)

Price: $275,000+ | Units: Not specified | Status: Commercial

Topkapı / Maltepe — central, historic peninsula adjacency. Metro, tram, Metrobus, E-5 all walkable. Hospitals, malls, universities, parks at doorstep. Bakirci Yapı track record.

Specs: 1+1 to 4+1. Wide spaces, big windows, modern kitchens. Pool, fitness, sauna, kids’ areas, walking paths.

Our take: Location premium. Central districts hold value best in downturns. Rental demand from professionals/students perpetual. Citizenship via combo (needs ~$125K top-up).

View details →

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7. Avrasya Basaksehir Cadde — Basaksehir (European)

Price: $295,000+ | Units: Not specified | Status: Commercial

Street concept — ground-floor retail + residential above. “Everything within walking distance.” Kayabaşı, Lokman Hekim Sokak. TEM direct, North Marmara access, metro nearby, airport close. Earthquake-resistant system.

Specs: 1+1 to 4+1. Indoor pool, fitness, sauna, kids’ parks, landscaping.

Our take: Mixed-use = dual income stream (residential + commercial rent). Basaksehir appreciation leader. Near citizenship threshold.

View details →

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8. Mesa Yenikent — Basaksehir / Şahintepe (European)

Price: $295,000+ | Units: Not specified | Status: Commercial

Mesa İnşaat (Mesa Mesken) — established developer. Şahintepe = Basaksehir’s rising sub-zone. Planned urban transformation, family-friendly green spaces, airport proximity.

Specs: Family-focused layouts. Mesa’s corporate quality standard.

Our take: Developer brand + district momentum. Basaksehir’s appreciation trajectory continues. Good for families wanting modern standards in growing area.

View details →

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9. V Yesilada — Sultangazi (European)

Price: $320,000+ | Units: Hundreds (phased) | Status: Commercial

Unique proposition: 151,000 m² land, 75% green space, 232,000 m² construction. Lake views, forest surroundings, walking trails. Advanced seismic isolation — structural vibration reduction during quakes. TEM + North Marmara + airport access.

Specs: 2+1 to 5+1 + private garden villas. Indoor pool, social areas, library/workspaces, meeting rooms, kids’ zones, landscaping.

Our take: Scarcity: nature + seismic safety + city access. Villa + apartment mix diversifies buyer pool. Premium pricing justified by specs. Strong long-term hold.

View details →

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10. Peron Istanbul — Kartal / Kordonboyu (Asian)

Price: $350,000+ | Units: Not specified | Status: Commercial

Kordonboyu coastline — Ankara Caddesi frontage. Asian side prestige location. D-100 + coastal road access. M4 metro to Kadıköy/Sabiha Gökçen.

Our take: Coastal Asian side scarcity. Kartal = highest listing volume on Asian side (12 active). Urban transformation momentum. Peron = coastline premium.

View details →

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11. Batiyakasi Kartal — Maltepe / Cevizli (Asian)

Price: $350,000+ | Units: Not specified | Status: Commercial

Emlak Konut (state-backed GYO) — highest developer credibility. D-100 Güney Yanyol frontage. Cevizli / Maltepe border. Kartal-Maltepe corridor transformation.

Our take: Institutional grade. Emlak Konut = delivery guarantee, resale liquidity, professional management. Asian side anchor project.

View details →

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12. Senfoni Etiler — Besiktas / Etiler (European)

Price: $700,000+ | Units: 205 residential + 10 commercial | Status: Commercial

Luxury boutique: 8 low-rise blocks (max privacy, light, air), 13,500 m² land. 1+1 to 6+1. Etiler/Akat — Levent/Maslak walking distance, Bosphorus access, premium lifestyle. Some units: private terraces, gardens, huge balconies.

Specs: Indoor pool, fitness, relaxation, landscaping. Low-rise benefits: more light, better circulation, privacy, lower density.

Our take: Capital preservation + prestige. Etiler values historically resilient. Limited supply (boutique). Direct citizenship. For HNWIs wanting Istanbul’s best address.

View details →

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Delivery Timeline Tracker (Projects with Known Dates)

Project	District	Current Stage	Promised Delivery	Risk Assessment
Forev TEM Istanbul	Gaziosmanpasa	Under construction	Dec 2027	Medium (hard date, but district risk)
Luxera Sulkent	Sultanbeyli	Under construction	Not specified	Medium (emerging district)
Bahceada Bahcesehir	Basaksehir	Phased commercial	Phased	Low (phased = cash flow visible)
V Yesilada	Sultangazi	Phased commercial	Phased	Low-Medium (large scale, phased)
Others	Various	Commercial release	Varies by phase	Low-Medium (established developers)

Key insight — Projects with *phased delivery* (Bahceada, V Yesilada) de-risk your capital — early phases deliver while later phases sell. Projects with *single hard date* (Forev) concentrate risk but offer clearer planning.

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Off-Plan Payment Structures (Typical 2026)

Structure	Down Payment	Installments	Interest	Best For
Standard	30-35%	12-24 months	0% (common)	Cash-rich buyers
Extended	25-30%	36 months	0-5%	Cash-flow managed
Post-delivery	40-50%	12-24 months after tapu	5-8%	Conservative
Citizenship fast-track	50%+	6-12 months	0%	Passport priority

Negotiation levers — Early commitment (first 20 units) → better floor, view, payment terms. Bulk buy (2+ units) → discount + combined citizenship.

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Due Diligence: What to Check on Every Off-Plan Purchase for Every Off-Plan Purchase

1. Developer track record — Completed projects count, delivery history, financial health (if public GYO) 2. Land status — Clean title, no mortgages/liens, zoning confirmed, building permit (ruhsat) issued 3. Construction progress — Visit site or request dated photos. Foundation? Superstructure? Finishing? 4. Contract terms — Penalty clauses for delay, specs attachment, amenity commitments, cancellation terms 5. Valuation pathway — Independent appraisal at completion for citizenship. Ask developer for recent comparable valuations. 6. Management plan — Post-delivery maintenance fees (aidat), sinking fund, management company 7. Citizenship/residence eligibility — Confirm district not flagged, project not on exclusion list 8. Exit strategy — Resale liquidity in that micro-location, rental demand proof

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Investment Scenarios — Which Project for Which Profile? Which Project for Which Profile?

Investor Profile	Budget	Recommended Projects	Rationale
First off-plan, safety first	$180-250K	Bahceada Bahcesehir, Bizim Evler 12	Branded developer, phased, proven area
Citizenship + yield	$400K+	Senfoni Etiler (direct), Babacan Lagoon + combine, Basaksehir cluster	Eligible or near-eligible, strong rental
Growth bet, 5-7 yr horizon	$250-400K	Forev TEM (if risk clears), Luxera Sulkent, V Yesilada	Infrastructure catalysts, early pricing
Asian side preference	$350K+	Peron Istanbul, Batiyakasi Kartal	Coastline + state developer, transformation corridor
Family living + investment	$300-500K	V Yesilada (villas), Mesa Yenikent, Avrasya Cadde	Green space, schools, seismic safety, mixed-use
Capital preservation	$700K+	Senfoni Etiler	Prime location, limited supply, prestige

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Market Context (2026 Numbers) (2026)

– Istanbul avg m² price: ~€2,000 (off-plan typically €1,500-1,800) – 2025 sales volume: +57% YoY (April 2025 data) – Off-plan share: ~40% of foreign buyer transactions – Avg delivery timeline: 24-36 months from contract – Price appreciation during build (2023-25): 20-40% for well-located projects – Currency leverage: Weak TL = USD buyers enter at discount, but rent in USD/EUR essential

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FAQ

Is buying off-plan safe in Turkey in 2026?

Yes, with conditions. Stick to: (1) branded developers with delivery history, (2) projects with issued building permit (ruhsat), (3) contracts with delay penalties, (4) independent lawyer review. Avoid: unknown developers, projects without permit, verbal promises.

What happens if the developer delays?

Standard contracts include penalty clauses (typically 1-2% of price per month of delay). If delay exceeds 12-18 months, cancellation + refund + compensation possible. Turkish consumer law protects buyers — but enforcement takes time. Prevention: pick developers who don’t delay.

Can I sell before completion (flipping)?

Yes — assignment (devir) is common. You transfer contract to new buyer. Developer approval usually needed (admin fee ~$1-2K). Tax: if held <3 years, capital gains may apply. Best flip window: after foundation complete, before finish — value jumps visible.

How does citizenship valuation work for off-plan?

Independent valuer assesses completed market value at tapu transfer. If ≥$400K, qualifies. Developer’s promised price ≠ valuation. Ask for recent comparable sales in same project/area. Most 2023-24 off-plan buyers in Basaksehir/Beylikduzu cleared $400K at delivery.

What are monthly maintenance fees (aidat)?

$50-150/month typical for mid-range. Luxury (Senfoni, V Yesilada): $150-300+. Covers security, cleaning, pool, elevator, landscaping, reserve fund. Ask for projected budget before buying.

Do I need to be in Turkey to buy off-plan?

No. Power of attorney (vekaletname) via Turkish consulate or apostilled notary abroad. We handle remote purchases end-to-end: viewing (video), contract, payment, tapu. 30% of our off-plan buyers never visit before completion.

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Next Steps: From Data to Decision

1. Shortlist 3-4 projects matching your profile (use the scenario table above) 2. Request updated construction photos + payment plan for each 3. Schedule video site visits — we walk the site live with you 4. Run citizenship/residence pre-check on your shortlist 5. Engage lawyer (we recommend) for contract review 6. Reserve unit — refundable deposit (typically $5-10K) holds 7-14 days 7. Sign + pay down payment — contract notarized, tapu process starts

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Get Your Personalized Project Match

Every investor’s constraints differ. We run a free off-plan matching call covering: 1. Your budget, timeline, goal (yield / citizenship / growth / living) 2. Shortlist with side-by-side data comparison 3. Construction progress updates + site visit scheduling 4. Payment plan optimization 5. Citizenship/residence pathway confirmation 6. Lawyer introduction + next steps

No obligation. Data only.

– Email: info@istanbulrealestate.net – Phone: +90 (850) 840 0 300 – WhatsApp: +90 532 255 23 65 – Office: Fatih Cad. Serenity Plus Office Kat 1, Kucukcekmece, Istanbul – Calendly: Book off-plan consultation

We respond within 4 hours business days.

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*Content prepared by the Istanbul Real Estate investment team · Data sourced from developer disclosures & site listings August 2026 · Next quarterly update: November 2026*