Mehmet Akif Caddesi, Bahçelievler · Istanbul

What Is Your Nef Bahçelievler Apartment Worth?

For owners in the complex: what drives rent and sale value at Nef Bahçelievler, and what metered heating costs while a flat is empty.

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This page covers what we do about the service charge and how a letting or a sale runs when you live abroad. Our office is in Bahçelievler; this complex is inside the ground we work every week.

The district around it, with official figures and sources: our Bahçelievler district guide.

What drives value in this complex

Apartments at Nef Bahçelievler run from 61 to 289 m². That means there are two separate markets behind one gate: a 61 m² one-bedroom and a 289 m² 4.5+1 appeal to neither the same tenant nor the same buyer. There is no such thing as an average price here; there is only the pool your own layout draws from. This is how we read the spread, in order of weight:

  • Which market your layout is in. Small units let fast, turn over fast, and are in demand in every season. In the large layouts the pool is thin: few buyers and few tenants, but the right one signs long. Getting the price wrong in a thin market costs several times what it costs in a deep one: the listing simply sits.
  • Floor and aspect. The blocks range from 6 to 20 storeys, so the gap between upper and lower floors is pronounced in the taller ones. Units facing the gardens lead those facing Mehmet Akif Caddesi and the car park.
  • The landscaping is genuinely in the price. A large share of the 44,326 m² site is green space. In Bahçelievler's dense fabric that is a real differentiator and applicants notice it at the viewing. But what they pay for is still the aspect of their own flat.
  • Kitchen, bathrooms and appliances. In a complex handed over in 2020 the flats are past their first tenancy. A developer-standard kitchen and a renovated one go to different tenants, and whether the built-in appliances stay is asked at almost every viewing.
  • Furnishing and air-conditioning. A furnished flat asks more but draws from a smaller pool; which rooms have air-conditioning decides things in summer.
  • Timing. August and September are the busiest letting months. Every month a flat sits empty costs roughly 8% of a year's rent.

The neighbouring complexes the portals show alongside Nef Bahçelievler (İstwest, RAMS Garden Bahçelievler, Pearl Garden, Beyaz Konaklar, Öz Atabek) help with orientation but 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 Nef Bahçelievler 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.

Metered central heating: the quiet cost of an empty flat

Heating here is central, with individual heat metering. With a tenant in place that is a good arrangement: everyone pays for what they use, and the heating bill sits with the tenant. While the flat is empty, the picture changes. A metered central system bills in two parts: a consumption element and a fixed share of the building's heating cost that attaches to the unit itself. Even with the valves closed, that fixed share keeps running, and it is the owner who pays it.

The practical consequence: in a centrally heated complex like Nef Bahçelievler, an empty winter month costs more than an empty month in a complex with individual boilers. The lost rent has the service charge and the heating share stacked on top of it. So our pricing strategy here is usually the same: going into winter, letting quickly at the right figure beats holding out for an ambitious one for months. We worked the arithmetic through in the true cost of an empty apartment; applied to your own flat the gap is stark.

The complex has 10 blocks and 903 homes, handed over in 2020, built by Timur Gayrimenkul (Nef). It sits on Mehmet Akif Caddesi: the metro is walkable and the E-5 is about a kilometre away. The tenant profile follows from that: office workers who commute in by metro, established Bahçelievler families, and parents looking for a home near the schools.

Thinking of selling?

Two things stand out on the sale side at Nef Bahçelievler:

  • The large layouts are a thin market. Few 4.5+1 and large three-bedroom units are listed at any one time, and there are few buyers. In a thin market the three listings you would treat as comparables may represent three different expectations. Price such a flat off completed sales rather than asking prices. Where it is right to, holding the price and waiting for the buyer beats discounting.
  • How long you have held it changes the tax. In a complex delivered in 2020, many owners have just passed, or are about to pass, the five-year holding period that decides whether a capital gain on the sale is taxable at all. Check the date on your deed before deciding. See also why the declared price on the deed should never be a negotiating point.

Tick "sell it" on the valuation request and the appraisal comes back with sale comparables; if you are undecided we send the rental and the sale figure together. Our guide to selling from abroad covers the paperwork.

How it works if you live abroad

In a branded complex like Nef Bahçelievler 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 Nef Bahçelievler right now — we can tell you when something comes up. Tell me when

Frequently Asked

Questions about Nef Bahçelievler

What do apartments at Nef Bahçelievler rent for?

We do not publish a public 'complex price'. Apartments here run from 61 m² to 289 m², which means there are two separate markets behind one gate. Small and large layouts go to neither the same tenant nor the same buyer, so 'the average in the complex' has no real meaning. Send us your layout, gross area, floor and aspect and we reply within one business day with a written market appraisal (not an SPK report) and its comparison table.

With central heating, who pays for heat while the flat is empty?

The owner. Besides each flat's own consumption, the metered system bills a fixed share of the building's heating cost to the unit, and that share keeps running with the valves closed. What it adds to an empty winter month is in the heating section above.

How much is the service charge (aidat) at Nef Bahçelievler?

We do not publish one. The management sets it, it changes at least once a year and it differs by layout. We get that month's figure for your layout before the advert is written and put it in the advert. Why that matters is in the service-charge section above.

I want to sell my large (4.5+1) apartment — how is it priced?

The large layouts are a thin market: few are listed at any one time and there are few buyers. In a thin market the three listings you would treat as comparables may represent three different expectations. So we build the price from completed sales and from how long flats of the same layout have been sitting on the portals, not from asking prices. In a thin market the right strategy is often to hold the price and wait for the buyer rather than discount — but that only works if the starting price was realistic.

I live abroad — how does it work?

It is built to run remotely. If the keys are with a relative in Istanbul or a management firm we collect them against your signed authorisation and issue a handover record; you grant the listing authorisation on e-Devlet in two minutes. Rent is paid through a bank, and for the lease there is a consular power of attorney, a wet-ink copy by courier, or the e-Devlet rental contract. On a letting the tenant pays our fee; on a sale you pay only when it completes.

All questions from owners abroad →

Nearby

Our other complex pages around Bahçelievler

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