15 Temmuz, Bağcılar · Basın Ekspres

What Is Your Flat 24 Apartment Worth?

For owners in the project: what sets rent and sale value in a new complex that runs from studios to three-bedroom flats, and why the first tenant matters.

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This page covers what drives value at Flat 24, how a first letting is set in a newly finished building, and how the process works if you live abroad. Our office is in Bahçelievler, the next district along.

What drives value in this complex

Flat 24 is 24 Gayrimenkul's two-block project in the 15 Temmuz neighbourhood of Bağcılar: by the project data on the listing sites, 352 apartments from studios to three-bedroom flats, 64 to 146 m². A studio for one person and a family flat share the same gate, so a single "complex price" would mislead. What separates one apartment from another, in order:

  • Which block, and where on the floor. Two apartments of the same layout differ by where they sit on the floor. A corner flat and one in the middle of a corridor offer different light, outlook and privacy at the same size, and the gap grows with height. The block, the floor and the flat's place on the floor plan are the first things we ask.
  • Studio or family flat. Studios and one-bedroom flats go to a single tenant or a couple who want to live near the metro and their work; two- and three-bedroom flats go to families who ask about schools and parking. Small units let quickly and turn over quickly; large ones draw fewer applicants who stay longer.
  • Many similar flats on the market at once. Flat 24 was marketed abroad in Arabic, Russian, Chinese, Persian and English, at dollar prices. In projects sold this way, owners abroad often list in the same season, and adverts for the same layout end up side by side. Then the photographs, the wording of the advert and how fast someone answers an applicant decide the rent as much as the flat does.
  • The first tenant sets the years that follow. The building is new: a 2026 resale listing gives its age as zero. On renewal, Turkish law caps the increase at the twelve-month average CPI, so the rent in the first lease is the base for every capped increase after it, and a first rent set too low stays low. That is why we take extra care with the comparables before a first letting; our rent increase calculator shows how the cap compounds.

The neighbouring complexes the portals show alongside Flat 24 (Karmar Sakura, The One Güneşli, Valory Güneşli, G Yoo) are useful for orientation, but they are not like-for-like comparables. So we value from inside the complex and give you the figure in writing, with its comparison table, rather than publishing a public "complex price".

Service charge (aidat): we confirm the figure before the advert goes live

We do not publish a service-charge figure for Flat 24 on this page. The charge is set by the management, changes at least once a year and differs by layout; copying an old figure off the internet is the sort of mistake every owner in the complex would catch at a glance. What we do instead: before the advert is written we get that month's figure for your layout from the management, put it in the advert, and quote the same number to every applicant who asks at a viewing.

This matters more than it sounds. After the rent, the service charge is the first thing an applicant asks about, and one that is missing from the advert starts a negotiation you did not need. In a Turkish tenancy the tenant normally pays it; the detail is in our guide on who pays the aidat. If you already know your complex's current figure, put it in the note with your valuation request and we will work from it.

What the 15 Temmuz neighbourhood and the metro bring

Flat 24 is in the 15 Temmuz neighbourhood of Bağcılar, on the Basın Ekspres corridor. The 15 Temmuz station, which shares the neighbourhood's name, opened in March 2024 on the M9 Ataköy–Olimpiyat metro, which runs south to Ataköy and north to İkitelli and Olimpiyat. Listings also point to quick access to the TEM and E-5 motorways.

The metro widens the tenant pool along this corridor to people who work on the line and would rather live without a car. Such a tenant compares your flat not only with others in the project but with every new building near the line, so the advert should give the walk to the station as we time it, not as a brochure rounds it.

The facilities (an indoor pool, sauna, Turkish bath, steam room, gym and meeting rooms) are a real plus for the small units. Applicants also ask what they add to the service charge, so we put both in the advert together.

For the valuation we ask about the block, the floor, the flat's place on the floor plan, whether it is furnished, and whether it has been lived in since handover.

Thinking of selling?

A sale at Flat 24 differs from a letting in two ways, and each can work for or against you:

  • The buyer's lawyer will ask about the title type. Listings from mid-2026 still show the project's title type as kat irtifakı, the construction-stage title that precedes full condominium title (kat mülkiyeti). Whether that conversion has happened is among the first questions from a buyer's lawyer and from any bank lending on the flat. We check what your own deed shows before the advert goes up.
  • If you bought for citizenship, your buyer will not. Under the Land Registry's citizenship guideline, a property that has supported one citizenship application cannot support another. The next buyer will buy to live in the flat or to let it, and the price has to work on that buyer's sums.

Tick "sell it" on the valuation request and the appraisal comes back with sale comparables rather than rental ones, or with both if you are undecided. Worth reading first: selling your Istanbul property from abroad and why the declared price on the deed matters.

How it works if you live abroad

In a branded complex like Flat 24 a large share of owners do not live in Istanbul. The process is built to run remotely from the start, and you do not need to travel:

  • Valuation. A written market appraisal (not an SPK report) within one business day, from the layout, gross and net area, floor, aspect, kitchen and bathroom condition, air-conditioning and furnishing. If you are undecided between letting and selling we give you both figures; we have also written on what a yield actually tells you.
  • Keys. If the keys are with a relative in Istanbul, the site management or a property-management firm, we collect them against your signed key release letter and issue a handover record.
  • Listing authorisation. The e-Devlet (EİDS) authorisation takes two minutes and can be granted from abroad.
  • If your title deed does not show in e-Devlet. Bought as a foreigner and later became a Turkish citizen? The deed usually stays under your old identity, and the listing authorisation cannot be given. We run the identity match and then the removal of the three-year no-sale annotation for you. We have completed both in a single day at the land registry.
  • Photography and advertising. Professional photography, a boosted listing on our sahibinden.com store and applicant pre-screening; we run the viewings and send you a note after each one.
  • Lease and collection. Rent is paid through a bank. For signature there are three routes: a power of attorney at your nearest Turkish consulate, a wet-ink copy by courier, or the e-Devlet rental contract. On a sale the deed transfer runs on a power of attorney; see selling from abroad.

Finding a tenant costs you nothing: the letting fee is paid by the tenant. On a sale you pay our fee only when the sale completes, and we do not ask for exclusivity. If you want us to run the flat after the letting, property management starts at 5% of the rent collected: rent, repairs, the compulsory DASK earthquake insurance and the property-tax calendar in one place.

Nothing listed at Flat 24 right now — we can tell you when something comes up. Tell me when

Frequently Asked

Questions about Flat 24

What do apartments at Flat 24 rent or sell for?

We do not publish a public 'complex price'. The project runs from studios to three-bedroom flats, and even two flats of the same layout can differ sharply on block, floor and their place on the floor. A single figure would mislead. Send us your block, floor, layout and gross area. Within one business day we reply with a written market appraisal (not an SPK report) and its comparison table. It is yours alone and is never published.

There are many flats like mine in the project. How does mine stand out?

First with the right comparison: similar flats in the same block and on similar floors, and the walk to the metro and the facilities. Then with an advert that gives professional photographs, the floor plan, the service charge and the furniture list in its first lines. Answering viewing requests quickly protects the figure too: with several adverts for the same layout live, the first to meet the applicant wins. Cutting the price is the last tool, after all of these.

How much is the aidat (the building's monthly service charge) at Flat 24?

We do not publish a figure. The management sets it, it changes at least once a year and it differs by layout. Before your advert is written we get that month's figure for your layout and put it in the advert. In a Turkish tenancy the tenant normally pays it. Where a complex has an indoor pool and a Turkish bath, applicants also ask what the charge covers, so we confirm that at the same time.

I bought for citizenship. Can I let the flat?

Yes. The three-year no-sale annotation on the deed restricts sale, transfer and mortgage, not letting. The three years run from the date you acquired the property, not from the citizenship decision. When they are up, the annotation does not lift by itself; it has to be removed on application to the land registry before a sale.

I live abroad — can you let or sell my apartment for me?

Yes, without a trip to Istanbul. We collect the keys from a relative or the building management on your signed authorisation, with a handover record. The listing authorisation takes two minutes on e-Devlet. For the lease, choose a consular power of attorney, a wet-ink copy by courier or the e-Devlet rental contract. On a sale, the deed transfer runs on a power of attorney. On a letting the tenant pays our fee; on a sale you pay only when it completes. We do not ask for exclusivity.

All questions from owners abroad →

Nearby

Our other complex pages nearby

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