INTERESTING REAL ESTATEGet a Quote
Kuzguncuk'ta Boğaz Manzaralı Restore Konak Dairesi — image 101 / 06

For sale · Apartment · USK-1041

Kuzguncuk'ta Boğaz Manzaralı Restore Konak Dairesi

Kuzguncuk, Üsküdar3+1175 m²

Price$381,300₺18,500,000105.714 ₺ / m²

1 TRY ≈ 0.0206 USD · rate of 11 September 2026 · TCMB — Türkiye Cumhuriyet Merkez Bankası
Converted amounts are indicative. The binding price is the one in TRY.

Regional office: Çengelköy
Description

İcadiye Caddesi'ne yürüme mesafesindeki sakin bir sokakta yer alan konak, 2021 yılında Koruma Kurulu onaylı projeyle baştan aşağı restore edildi. Özgün ahşap doğramalar korunurken tesisat, elektrik ve ısı yalıtımı tamamen yenilendi.

Dairenin salonu güneybatıya bakıyor; öğleden sonra saatlerinde Boğaz'ı ve Fatih Sultan Mehmet Köprüsü'nü kesintisiz görüyorsunuz. Mutfak açık plan olarak tasarlandı, ankastre ürünler dahildir.

Ebeveyn banyolu ana yatak odası dışında iki oda daha bulunuyor; bunlardan biri çalışma odası olarak düzenlenmiş durumda. Binada toplam üç daire var, komşuluk ilişkileri sakin.

Key facts
Rooms
3+1
Gross area
175 m²
Net area
148 m²
Bathrooms
2
Floor
2. Kat
Floors in building
3
Age of building
4
Heating
Doğalgaz kombi · yerden ısıtma
Parking
Açık otopark (1 araç)
Title status
Kat mülkiyetli
Furnishing
Eşyasız
Mortgage eligibility
Uygun
Listed on
14 July 2026
Features
  • Boğaz manzarası
  • Restore edilmiş tarihi bina
  • Yerden ısıtma
  • Ankastre mutfak
  • Ebeveyn banyolu
  • Ahşap doğrama
  • Isı ve ses yalıtımı
  • Çelik kapı
Hesap

Taxes and costs on purchase

Title deed fee — total (%4)By law the buyer and seller split it evenly (%2 + %2)
$15,300
Buyer's shareIn practice it is usually left entirely to the buyer — it is negotiable
$7,626
Valuation reportMandatory for mortgages and for sales to foreign buyers
~ $175
Notary and translation (estimated)Power of attorney, interpreter and paperwork costs
~ $82
Estimated total for the buyerProperty price + buyer's share of the fee + mandatory costs
$389,200

A capital gains tax may also arise on the seller's side: if the property is sold before 5 years have passed, the gain is subject to income tax. The exemption for 2026 is 150.000 ₺.

Sales tax calculatorRates as of 1 January 2026 · estimated figure, not binding

Investment analysis

Estimated figures

Gross yield

%2,8

Annual rent / cost

Net yield

%1,8

After costs

Payback

55.7 years

Cost recovered from net rent

Price per net m²

133.867 ₺

Based on 148 m²

What leaves your pocket
List priceThe figure shown in the listing18.500.000 ₺
Expected negotiation margin (%4,0)Discount projected for a 4-year-old building of 148 m²− 740.000 ₺
Negotiated price366.051 USD17.760.000 ₺
Title deed fee (%4)Shared between buyer and seller; here it is charged entirely to the buyer710.400 ₺
Agency commission (%3,0)VAT excluded532.800 ₺
Legal and file costs6.000 USD — contract, deed follow-up, power of attorney291.107 ₺
Renovation and interiorsEstimate per m² for a building 4 years old518.000 ₺
Total cost of the investment408.351 USD19.812.307 ₺
What comes into your pocket
Estimated monthly rent314 ₺ / m² · 21 Kuzguncuk kira endeksi (3+1, 21 ilan)46.500 ₺
Gross annual rentTwelve months of collection558.000 ₺
Service chargePer year− 79.920 ₺
Property taxPer year, in two instalments− 37.000 ₺
Insurance (earthquake and home)Per year− 17.760 ₺
Allowance for vacancyOn average half a month a year spent finding a tenant− 23.250 ₺
Management fee8% of the rent collected− 44.640 ₺
Net annual rentAfter costs355.430 ₺

The rent estimate is calculated from the net rent per m² of 21 comparable lettings in our portfolio; the negotiation margin and renovation cost are projections. Rates as of 1 January 2026, exchange rate 48,52 TL. This is not a binding offer — with our local adviser we suggest you work it out together.

Title types

What your title says matters as much as the home itself

Conditional mortgage

Land title

The title of a property with no building on it, or whose building is not recorded on the title. What you own is the ground, not an individual flat.

  • There is no unit number on the title; you own the whole plot or a share of it.
  • On a co-owned plot the title does not say which square metres are yours; using them requires an agreement with the other co-owners.
  • Zoning status must be checked separately with the municipality — an unzoned plot may stay unbuildable for years.
  • Property tax is charged at the land rate, which differs from the residential rate.

Selling a co-owned plot is not easy: finding a buyer takes far longer than for a home, and the other co-owners hold a right of pre-emption.

Most banks will not grant a home loan on land; a land loan is a separate product with a higher rate and a shorter term.

Conditional mortgage

Construction servitude

A right established over a unit in the plans while the building is not yet finished. Your flat exists on the title, but the building does not officially count as complete.

  • It is set up from the plans: which floor, which flat and how many square metres appear on the title.
  • Once the building is finished and the occupancy permit is issued, it is converted into condominium ownership.
  • The conversion is usually done collectively; you do not need to apply on your own.
  • Until the occupancy permit is issued, electricity and water connections do not become permanent and run on temporary contracts.

In a building without an occupancy permit, the move to condominium ownership can take years. Before buying, always ask whether the permit has been issued and, if not, what is blocking it.

A mortgage is possible, but banks usually value the property lower and some require the occupancy permit.

Title deed of this listingMortgage eligible

Condominium ownership

The state in which the building is finished, the occupancy permit is issued and each unit has its own title. It is the safest title type for a buyer.

  • The flat is registered on the title with its own unit number and its share of the land.
  • The occupancy permit is in place; electricity, water and gas connections are permanent.
  • Common areas and land shares are defined in the management plan.
  • Sales, mortgages and loans go through most smoothly with this title type.

Condominium ownership on its own does not mean the building is sound. The construction inspection report and compliance with the earthquake code must be checked separately.

Banks lend at the highest loan-to-value on this title type, and valuation moves fastest here too.

Swipe the cards sideways

Location

Kuzguncuk, Üsküdar / İstanbul

This listingNearby listings (6)
© OpenStreetMap

The map and distances are approximate, measured from the centre of the neighbourhood; the exact address is shared at the viewing appointment.

About this property

You can be the first to review this listing.

Write a review

We ask for your name and contact details so we can publish your review. Once you click the link we e-mail you, your review goes to our team for approval. Your contact details are not shown on the page; only your first name and the initial of your surname appear under the review.

Your rating *

Your review is not published straight away. First you confirm your e-mail address, then our team reads it and publishes it if approved.

From our portfolio

Similar properties