Kazlıçeşme, Zeytinburnu · Istanbul

What Is Your Yedi Mavi Apartment Worth?

For owners of a flat or an office here: rent is set by floor and aspect, and homes and offices are two markets.

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This page covers what we do about the service charge and how it all runs when you live abroad. The Zeytinburnu–Kazlıçeşme stretch is ground we work every week.

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

What drives rent in this project

What sets rent at Yedi Mavi is not floor area but height and the angle of the view. The project is 6 blocks of 17 storeys facing the shore, and the gap between a high floor with a full sea aspect and the same layout facing inward is substantial even at identical m². So an apartment here should not be priced off "what comparable units in the complex are asking". It should be priced off what its own aspect achieves. In order of weight:

  • Floor and angle of view. A sea aspect here comes in grades: full-frontal, angled, and glimpsed between blocks are separate price levels, and the gap widens as you go up. We verify a view from the balcony, not from the advert copy.
  • Apartment or office. Yedi Mavi is a mixed-use scheme: residences, offices, a retail arcade and an apart-hotel on one site. An owner with an office and an owner with an apartment are not in the same market: the tenant profile, the lease term, the VAT and withholding arrangements, even the viewing hours differ. Pricing both with the same logic is the mistake we see most often on the office side.
  • Central heating. The service charge looks high next to a complex with individual boilers because heating is inside it. Leave that out of the advert and applicants compare wrongly, and the negotiation starts at the viewing.
  • Kitchen, bathrooms, appliances, furnishing. In a project handed over in 2019 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.
  • 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 projects the portals show alongside Yedi Mavi (Büyükyalı İstanbul, Akzirve Topkapı 29, Avrupa Konutları Kale) help with orientation but are not like-for-like comparables. We do not publish a public "complex price"; you get the figure in writing, with its comparison table.

Service charge (aidat): we confirm the figure before the advert goes live

We do not publish a service-charge figure for Yedi Mavi 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 Kazlıçeşme shoreline is worth

Yedi Mavi sits in Kazlıçeşme on Kennedy Caddesi: 6 blocks of 17 storeys, with residences, offices, a retail arcade and an apart-hotel on one site. Handovers were made in 2019; the contractors were Kalkavan Yapı – Hasan Sever İnşaat – Gül Yapı.

On transport, the Kazlıçeşme Marmaray station is within walking distance; the T1 tram, metrobus and E-5 links are close and the coastal road runs past the gate. The core tenant base is commuters who want to live by the sea and take the rail links into the centre, and families house-hunting on the view. Mixed use adds a third group on top: short-term professionals with an office on site or using the apart-hotel side. These three do not want the same thing from an advert. Which one you write for decides how long the listing waits.

We know this stretch because we actually let apartments in the neighbouring projects, not because we advertise here. We see how a sea view feeds into rent directly in our Akzirve Topkapı 29 portfolio.

Thinking of selling?

Two things stand out on the sale side at Yedi Mavi:

  • The aspect premium is larger in a sale than in a letting. A tenant stays a year and will pay for the view up to a point; a buyer holds for years and pays far more for the same difference. So for a sea-facing apartment the sale and rental multiples diverge, and a "sell or hold" decision taken without seeing that usually falls the wrong way. Test it on your own flat with our yield calculator.
  • Selling an office is a different job. If what you own here is an office, the buyer pool is nothing like the residential one: investors and occupier businesses. Pricing depends directly on who the tenant is and how much of the lease is left.

Tick "sell it" on the valuation request and the appraisal comes back with sale comparables, or with both figures if you are undecided. See also selling your Istanbul property from abroad.

How it works if you live abroad

In a branded complex like Yedi Mavi 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.

Same area

Nearby: our Akzirve Topkapı 29 portfolio

We have nothing listed at Yedi Mavi right now. If you are looking to rent in the area, our current apartments at Akzirve Topkapı 29 on the same stretch are below, sea-view options included.

Akzirve Topkapı 29 project page

Frequently Asked

Questions about Yedi Mavi

What do apartments at Yedi Mavi rent for?

We do not publish a public 'complex price'. What sets rent in this project is not floor area but height and the angle of the view. The gap between a high floor with a full sea aspect and the same layout facing inward is substantial, even at identical m². Send us your layout, floor and aspect and we reply within one business day with a written market appraisal (not an SPK report) and its comparison table. The appraisal is yours alone and is never published.

How much difference does a 'sea view' actually make?

On its own, very little: full-frontal, angled and glimpsed-between-blocks views are separate price levels here, as the section above explains. An advert that promises a sea view and does not deliver one loses that applicant and the days that follow.

I own an office in the complex — is it valued the same way as an apartment?

No, it is a separate market. Yedi Mavi is mixed use: residences, offices, a retail arcade and an apart-hotel on one site. On the office side the tenant profile, the lease term, the VAT and withholding arrangements, even the viewing hours all work differently. On a sale the buyer pool is investors and occupier businesses, and the price depends directly on who the tenant is and how much of the lease is left. Pricing both with the same logic is the mistake we see most often.

How much is the service charge (aidat) at Yedi Mavi?

We do not publish one; the management sets it and revises it regularly, and we confirm the current amount before the advert is written. Heating here is central and sits inside the charge, so it does not compare like-for-like with a complex on individual boilers; more on both in the sections above.

I own an apartment at Yedi Mavi — will you handle the letting or the sale?

Yes, either. The Zeytinburnu–Kazlıçeşme stretch is ground we actually work; we let sea-facing apartments in the neighbouring projects ourselves. Free valuation, professional photography, a boosted listing on our sahibinden.com store, applicant pre-screening, viewings and the contract are handled by us. On a letting the tenant pays our fee, and on a sale you pay only when it completes. We do not ask for exclusivity, and if you live abroad the process runs remotely.

All questions from owners abroad →

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Our other pages for this area

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