Ziya Gökalp, Başakşehir · Istanbul

What Is Your Mall of İstanbul High Residence Apartment Worth?

For owners of the 100 flats above the hotel floors: what sets rent and sale value in a tower shared with the Hilton, floor by floor.

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This page covers what sets value in a tower shared with a hotel, the service charge, and how a letting or sale runs from abroad. Our office is in Bahçelievler, which the Basın Ekspres road connects to the tower.

What drives value in this complex

Mall of İstanbul High Residence is the developer's name for the residences in the Hilton Mall of Istanbul tower; portals list them as Hilton High Residence. There are only 100 flats, on floors 11–25, yet they run from 80 to 679 m² and share the building with a hotel. This is how we read the spread, in order of weight:

  • Which floor. The residences begin on floor 11, above the hotel's floors, and rise to floor 25. Height and the side of the tower a flat faces separate two flats of the same layout. It is the first thing we ask.
  • The hotel's services, from the tenant's side. The developer says residents get 24/7 access to the hotel's restaurant, café, spa and fitness centre. A tenant will ask whether that access comes with the lease, and on what terms. We confirm it with the building management before the advert is written, so the advert promises only what the tenant will get.
  • Layout, from 80 to 679 m². The developer lists 1+1–4+1 flats from 80 m², and Torunlar's valuation report shows 5+1s on the 25th floor of up to 679 m². A 1+1 here suits a single professional or a couple who use the metro; a 4+1 competes for a family that wants space and services. Under one roof, they are two separate markets.
  • The mall and the metro at the door. Every flat in the tower shares the same doorstep: the Mall of Istanbul and Masko metro station. That lifts the building as a whole against other Başakşehir complexes. It does not separate two flats inside it, which is why it ranks below floor and layout.
  • A front door of its own. The residences, the hotel and the congress centre each have a separate entrance. A tenant gets the hotel's facilities without hotel traffic at their own door, and that is worth saying at the viewing.

The neighbouring complexes the portals show alongside Mall of İstanbul High Residence (Ebruli Kayaşehir, Mevsim İstanbul Başakşehir, Başakşehir Avrasya 3, Sakura Residence) 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 Mall of İstanbul High Residence 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 being next to the Mall of Istanbul is worth

The residences share their tower with the Hilton Mall of Istanbul hotel, open since October 2020. The developer describes High Residence as the last residence block of the Mall of Istanbul development. It is not the 1,081-flat Mall of İstanbul Residence, the four-block first phase completed in 2013. The tower stands on Süleyman Demirel Bulvarı in Başakşehir: portals give the neighbourhood as Ziya Gökalp, title deeds as İkitelli-2.

The Mall of Istanbul, with 350 stores and an indoor funfair, is reached along the MOİ Cadde shopping street. Masko metro station is linked directly to the building, and the TEM motorway runs along the plot. Being on the metro widens the tenant pool to people who commute without a car. The motorway, and Istanbul Airport 22 km away by the developer's measure, add those who drive or travel for work.

Tenants who choose a tower with hotel services tend to expect the flat to match the building: a clean handover, working appliances, repairs dealt with quickly. That rewards an owner who keeps the flat at handover standard, and it is why our valuation asks about condition in detail.

The occupancy permit is dated 30 December 2022, so every flat here is recent, and heating is central. In the valuation we ask whether yours has been lived in, whether the kitchen and bathrooms are as delivered, and whether it is furnished.

Thinking of selling?

A sale at Mall of İstanbul High Residence differs from a letting in two ways, and each can work for or against you:

  • A buyer's lawyer will check the deed type. In Torunlar's July 2025 valuation report, the tower had its occupancy permit but had not yet moved to condominium title (kat mülkiyeti). We confirm what your own deed shows before the advert goes up, so the answer is ready when the buyer's side asks.
  • The buyer may be reading from abroad. Torunlar says the wider Mall of Istanbul development has investors of 35 nationalities. A buyer abroad meets the flat through the advert first. So the advert has to answer the floor, the side of the tower and what the hotel access includes before a viewing is arranged.

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 Mall of İstanbul High Residence 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 Mall of İstanbul High Residence right now — we can tell you when something comes up. Tell me when

Frequently Asked

Questions about Mall of İstanbul High Residence

What do apartments at Mall of İstanbul High Residence rent or sell for?

We do not publish a figure. A 1+1 at the small end of the range and a 5+1 on the 25th floor share an address, not a market. An average would mislead both owners. Send your floor, the side of the tower, the layout and the gross area. Within one business day you get a written market appraisal (not an SPK report), which is yours alone and never published.

Do residence owners get the hotel's services?

According to the developer, residents have access to the hotel's restaurant, café, spa and fitness centre 24 hours a day, seven days a week. Whether that access passes to a tenant, and on what terms, we confirm with the building management before the advert is written. Why that matters for the rent is in the section above.

How much is the service charge (aidat) at Mall of İstanbul High Residence?

We do not publish one. The management sets it, it changes at least once a year and it differs by layout. Before the advert is written we get that month's figure for your layout, and in a Turkish tenancy the tenant normally pays it. In a tower shared with a hotel, applicants also ask what the charge covers, so we confirm that at the same time.

Some flats here are part of the hotel. Can mine be let short-term?

In July 2024, 19 flats on floors 11 and 12 were brought into the hotel under a tourism-rental licence. That licence was issued for those flats. Whether any other flat can be let short-term depends on its own licence. We handle long-term lets only, to a tenant on a lease.

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

Yes, without you flying in. If a relative, the management or a management firm holds the keys, we collect them on your signed authorisation and give you a handover record. The listing authorisation takes two minutes on e-Devlet. The lease can be signed by consular power of attorney, by wet-ink copy sent by courier, or as an e-Devlet rental contract. A sale's deed transfer runs on a power of attorney. The tenant pays our letting fee, you pay on a sale only when it completes, and we do not ask for exclusivity.

All questions from owners abroad →

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