Göztepe, Bağcılar · Mahmutbey metro

What Is Your Hayat City Mahmutbey Apartment Worth?

For buyers in the project: what sets the first letting and the sale value in this new block over Mahmutbey metro station, around handover.

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This page covers what drives value at Hayat City Mahmutbey, how a first letting is set around handover, and how the process works if you live abroad. Our office is in Bahçelievler, the next district along.

What drives value in this complex

Hayat City Mahmutbey is the project of Özak GYO, a real estate investment trust listed on Borsa Istanbul, on Bosna Caddesi in the Göztepe neighbourhood of Bağcılar, the street above Mahmutbey metro station: 142 flats from one- to three-bedroom, in a single block of a ground floor and 17 upper floors. Its building permit dates from October 2023, so the building is brand new. We read value in this order:

  • The metro at the door. Mahmutbey, the interchange of the M3 and M7 metro lines, lies under Bosna Caddesi, and the developer describes the project as a step from the metro. That brings straight into the applicant pool the tenant who lives without a car and the one whose work is on those lines. The advert gives the walk from the door to the platform as we time it.
  • Floor and aspect. Each upper floor has eight flats, and two flats of the same layout are separated by floor and aspect. Light and outlook open up with height, and street noise rises on the road side. It is the first thing we ask.
  • The six ground-floor flats. The ground floor holds six flats, and listings mention garden-floor units. A garden suits families and tenants with pets; it also raises questions of privacy and security, which we answer before the viewing rather than during it.
  • Shops in a separate building. The project's six shops are not in the residential block but in a separate two-storey building with no access into the site. For a tenant that means no commercial traffic inside the complex, a point we make at the viewing.
  • The order of handover. According to Ziraat Yatırım's note on Özak GYO's analyst meeting in late June 2026, the company expected handovers to begin in July 2026. When handovers start, many flats in the same building come onto the market in the same weeks; the flat that goes out first, with good photographs and a sound price, lets before the rest.

The neighbouring complexes the portals show alongside Hayat City Mahmutbey (Yeni Hayat Mahmutbey, Güneşli Life, Wanda Vista İstanbul) 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 Hayat City Mahmutbey 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 living over Mahmutbey metro station brings

Hayat City Mahmutbey is in the Göztepe neighbourhood of Bağcılar, the same neighbourhood as Mahmutbey metro station under Bosna Caddesi. Land registry records may still show the neighbourhood as Mahmutbey: Özak's valuation report uses Göztepe in the address and Mahmutbey in the title summary. Check which one your own deed shows.

The M3 and M7 lines meet at Mahmutbey, and the TEM motorway and the Basın Ekspres corridor are close by. For the small layouts the metro is the first question applicants ask; for the larger ones it is parking.

The project was also marketed abroad in English, Arabic and Russian, at dollar prices. So some buyers are following the handover from outside Turkey, and a first letting can be prepared before the keys are in hand.

For the valuation we ask about the floor, the aspect, the layout, your handover date, whether the flat will be let furnished or unfurnished, and whether a parking space comes with it.

Thinking of selling?

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

  • You may be selling alongside the developer. By Ziraat Yatırım's note, about 65% of the flats had been sold by early 2026, and Özak's sales continue. A buyer can therefore set your flat against the developer's new units and its payment plans. We build the price from completed sales, not from asking prices.
  • Title type and occupancy permit. Around handover, deeds usually remain at kat irtifakı, the construction-stage title; full condominium title (kat mülkiyeti) follows once the occupancy permit (iskan) is issued. A buyer's lawyer and any lending bank ask about this first, so we check what your own deed shows before the advert goes up.

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 Hayat City Mahmutbey 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 Hayat City Mahmutbey right now — we can tell you when something comes up. Tell me when

Frequently Asked

Questions about Hayat City Mahmutbey

What do apartments at Hayat City Mahmutbey rent or sell for?

We do not publish a public 'complex price'. The project runs from one- to three-bedroom flats, two flats of the same layout can differ on floor and aspect, and with the building this new the comparables are still forming. Send us your floor, layout, aspect 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.

I have not taken handover yet. When should I start on the letting?

As soon as your handover date is fixed. The valuation and the advert can be prepared before handover, with the photographs taken the week the keys arrive. When handovers start, many flats in the same building go on the market together, and the flat that is ready in the first wave does not wait. If you live abroad, we also settle early who will take handover for you and what authorisation that needs.

How much is the aidat (the building's monthly service charge) at Hayat City Mahmutbey?

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.

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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