15 Temmuz, Bağcılar · Basın Ekspres

What Is Your Karmar Sakura Apartment Worth?

For owners in the complex: what sets rent and sale value in a family project where each block holds one layout, and why the first letting matters.

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This page covers what drives value at Karmar Sakura, how a first letting is set after the handovers that began in October 2024, and how the process works if you live abroad. Our office is in Bahçelievler, the next district along.

What drives value in this complex

Karmar Sakura is Karmar Proje İnşaat's family project in the 15 Temmuz neighbourhood of Bağcılar, on the Basın Ekspres corridor: 241 flats in four 14-storey blocks, two- to four-bedroom only, from 117 to 192 m² gross. There are no studios or one-bedroom flats, so tenants and buyers alike are mostly families. We read value in this order:

  • Which block, and so which layout. Each block holds a single layout: by the project's own presentations, blocks A1 and A2 are two-bedroom, block B three-bedroom and block C four-bedroom, with the social facilities under block C. Your block therefore fixes your layout and the flats you are compared with; within it, the floor and the aspect make the difference.
  • Garden flats and balconies. Some ground-floor flats have a private garden. For a family with children that is a strong plus, but applicants also ask how the use of the garden is set out on the deed or in the management plan. We pin that down before the advert goes up.
  • What a family tenant asks. Schools, parking, somewhere safe for children to play inside the complex, and the winter bills. The developer says every flat has underfloor heating, and that shower and basin water is reused and rainwater collected to keep running costs down. Applicants ask about bills at the viewing; if you have last winter's, we use them in the advert.
  • The first tenant. Handovers began in October 2024, so for many flats this is the first letting. 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. That is why we draw the comparables block by block before a first letting.

The neighbouring complexes the portals show alongside Karmar Sakura (Karmar Ekspres, The One Güneşli, Valory Güneşli, Flat 24) 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 Karmar Sakura 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 family life in the 15 Temmuz neighbourhood brings

Karmar Sakura stands on Cami Yolu Caddesi in the 15 Temmuz neighbourhood of Bağcılar. The developer gives the walk to the metro as about 200 metres, and the 15 Temmuz station, which shares the neighbourhood's name, opened on the M9 Ataköy–Olimpiyat line in March 2024. The Basın Ekspres road links the E-5, the TEM motorway and the coast road.

The developer launched the project as "your family's home" and stressed its sustainability features: water from showers and basins reused for the toilets, rainwater for the gardens, and double walls between flats for sound insulation. A family tenant learns about these at the viewing, not from a brochure, so we plan the viewing around what to show.

Its buyers were not only local families. Listing sites presented Karmar Sakura in Russian, Chinese, Arabic and Persian, at dollar prices, to buyers abroad. So the complex has owners who look after their flat from outside Turkey, and the process further down is written for them.

For the valuation we ask about the block, the floor, the aspect, any garden or terrace, whether the flat has been lived in since handover, and its furnishing.

Thinking of selling?

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

  • A family buyer reads a tenanted flat differently. A family buying a flat to live in will buy it tenanted only if they know when the tenant will leave; an investor may prefer the opposite and buy with the tenant in place. Selling tenanted or vacant changes both the buyers you reach and the price, so we make that call with you before the advert.
  • If either side is foreign, the sale needs an SPK report. When you or your buyer is a foreign national, the land registry asks for a valuation report from a firm licensed by the SPK, Turkey's Capital Markets Board. And if your flat supported a citizenship application, the Land Registry's guideline means the next buyer cannot use it for one; they will buy to live in it or to let it.

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 Karmar Sakura 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 Karmar Sakura right now — we can tell you when something comes up. Tell me when

Frequently Asked

Questions about Karmar Sakura

What do apartments at Karmar Sakura rent or sell for?

We do not publish a public 'complex price'. Each block at Karmar Sakura holds one layout, and even two flats in the same block can differ on floor, aspect and garden. 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.

Is my garden flat worth more than the others?

Usually, but not automatically. A garden is a strong plus for a family with children or a tenant with a pet, and it also brings the ground floor's questions of privacy and security. For the valuation we ask about the garden's size, how its use is set out and which way it faces, and we give you the difference as a figure, in writing.

How much is the aidat (the building's monthly service charge) at Karmar Sakura?

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 am letting my flat for the first time. What should I watch?

Three things. Setting the first rent right, because every later legal increase is calculated on it. The handover record and the inventory: in a new flat, photographs taken on moving-in day shorten any deposit dispute at the end. And rent paid through a bank. We also show the tenant how the underfloor heating works at handover.

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 →

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