Kennedy Caddesi, Bakırköy · Istanbul

What Is Your Pruva 34 Apartment Worth?

For owners at Pruva 34: why flats of this size and the duplexes need their own pricing, and how a thin market changes letting and selling.

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This page is for owners of a residence or a home-office unit at Pruva 34: what sets the price, the service charge, and the process from abroad. Our office is in Bahçelievler, the district next to Bakırköy.

What drives value in this complex

Pruva 34 has only 239 residences, and the smallest is 290.8 m²; the largest duplexes reach 718.7 m², on the developer's own figures. A single-floor 4+1 and a 5+2 duplex share a gate but not a buyer. What separates one residence from another, in order of weight:

  • Single floor or duplex. The 4+1s and 5+1s are on one floor; the 4+2s and 5+2s are duplexes at the top of the size range. The duplexes are the thinnest part of an already thin market, because few households need that much room. We price them against other duplexes, never by scaling up a single-floor figure.
  • Where your block stands. Seven residential blocks of 16–17 storeys share the site with two hotel blocks and an apart-hotel block. What lies between your windows and the sea, and how close you are to the hotel blocks, change from block to block. That is why the block comes before the floor in our questions.
  • Fit-out at this scale. In a flat of this size, the kitchen, the bathrooms and the built-in joinery are a large part of what a buyer or tenant pays for. Two flats of equal area can sit far apart, depending on whether they are still developer standard or fully fitted. We ask what was changed, when, and what stays.
  • Heating and cooling a large floor area. Heating and cooling are central, with underfloor heating and heat meters. Over a floor area of 290 m² or more, the winter and summer bills are a real line in an applicant's budget. An advert that says how heating and cooling are billed answers that question before the viewing.

The neighbouring complexes the portals show alongside Pruva 34 (Sea Pearl Ataköy, Ataköy Prestij Konakları, Marinada Residence, Nivak Florya) 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We do not publish a service-charge figure for Pruva 34 on this page.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 Kennedy Caddesi waterfront is worth

Pruva 34 stands on Kennedy Caddesi in Bakırköy, at the water's edge, on about 62,000 m² of former Sümerbank land. Ataköy Marina is about a kilometre away, the E-5 about 3 km and the Eurasia Tunnel about 6 km.

Residences of 290.8 to 718.7 m² change who comes to the door. Few households need four or five rooms on this scale, and those that do are not comparing you with a 2+1. The coast road at the gate and the E-5 beyond it suit a household that drives; the marina matters to one that keeps a boat.

What this means for you: a thin pool changes the arithmetic. There are fewer viewings, so each one counts, and an empty month costs more here than in an ordinary flat. A realistic price from day one shortens the wait more than any later discount, and so does an advert that answers a large household's questions up front.

Pruva 34 is complete, with 239 residences in seven blocks of 16–17 storeys, central heating and cooling, underfloor heating and heat meters. For your flat we ask the gross area, single floor or duplex, the block and floor, the state of the kitchen and bathrooms, and what stays.

Thinking of selling?

A sale at Pruva 34 differs from a letting in two ways, and each can work for or against you:

  • Your comparables run along the coast. With 239 residences, few flats like yours are on the market at any one time, so a buyer at this size looks along the whole coast. The portals set Pruva 34 beside Sea Pearl Ataköy, Ataköy Prestij Konakları and Nivak Florya. We price from completed sales of large flats on that stretch, adjusted for single floor or duplex.
  • Every price cut is seen by the same few buyers. In a pool this small, the people watching your listing are the same from month to month, and each reduction tells them to wait for the next. The opening price decides whether the months go on viewings or on cuts. That is why we would rather start right than start high.

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 Pruva 34 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 Pruva 34 right now — we can tell you when something comes up. Tell me when

Frequently Asked

Questions about Pruva 34

What do apartments at Pruva 34 rent or sell for?

We do not publish a public 'complex price'. Residences here run from 290.8 to 718.7 m², on one floor or two, and with only 239 of them there are few close comparables at any time. A single figure would mislead. Send us your block, floor, layout and gross area, and we reply within one business day with a written market appraisal (not an SPK report). It is yours alone and is never published.

I own a home-office unit in the apart-hotel block. Is it valued like the residences?

No, it is a separate product. The apart-hotel block holds 1+1 and 2+1 home-office units, and they share neither the size nor the tenant of the large residences. So we compare yours with other small units, not with the flats next door. Whether it can be let short-term depends on that unit's own licence; we handle long-term lets only.

How much is the service charge (aidat) at Pruva 34?

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. In a Turkish tenancy the tenant normally pays it, and on a flat this size it is among the first things an applicant asks.

Is a duplex worth more than a single-floor flat here?

In total, usually yes; in proportion to its area, not necessarily. Few households need a duplex of this size, so value does not rise in step with floor area. We price a duplex against other duplexes along this coast, not by scaling up a 4+1 or 5+1 figure, as the section above explains.

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

Yes, and nothing in the process needs you in Istanbul. We pick up the keys from whoever has them on your signed authorisation, with a written handover record. The e-Devlet listing authorisation takes two minutes from abroad. The lease has three routes: a consular power of attorney, a wet-ink copy by courier, or the e-Devlet rental contract. A sale's deed transfer runs on a power of attorney. The tenant pays our letting fee; on a sale you pay only once it completes. We do not ask for exclusivity.

All questions from owners abroad →

Nearby

Our other complex pages nearby

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