Modasehir Residences Istanbul: 1,023-Section Guide (2026)

Modasehir Residences Istanbul is the name under which this page lists a residential and commercial complex in Ataşehir; the official project name is Ataşehir Modern, whose official website (published with the Savings Deposit Insurance Fund, TMSF, as data controller) counts 979 homes, 44 commercial units and 1,514 parking spaces.

This guide sets out what the official site, a national news agency, a trade-news site and a listing portal publish about Modasehir Residences Istanbul, where the card data on this page cannot be matched with them, how the district and the surroundings are placed, and what the 2026 rules mean for a buyer. Rules, rates and exchange rates are stated as of 24 October 2026.

Overview of Modasehir Residences Istanbul

Modasehir Residences Istanbul corresponds to Ataşehir Modern, a scheme in the Atatürk neighbourhood (mahalle) of Ataşehir district on the Anatolian side of Istanbul. The official website (atasehirmodern.com) shows counters of 979 homes (“Konut”), 44 commercial units (“Ticari Ünite”), 1,514 parking spaces and 27 sports areas, and plan pages for 1+1, 2+1, 3+1, 4+1 and 5+1 layouts. It describes the shared facilities as multipurpose halls, sports areas, shops and restaurants.

The pages read on 24 October 2026 name no price, no delivery date and no unit schedule.

Anadolu Agency reported on 25 April 2025 that the first owners had moved in and that sales of residential and commercial units of different types were continuing (Anadolu Agency, 25 April 2025). The agency describes the project as realised “under the guarantee of TMSF” (Turkish: TMSF güvencesiyle). Neither the agency text nor the official pages define what that guarantee covers, so this guide treats it as an attributed description and not as a statement about price, delivery or any buyer’s outcome.

Several figures differ between sources, and the table puts them side by side. The prices, sizes and year built shown on this listing’s card were read from the card on 24 October 2026; they come from a broker feed and not from the developer, so they appear below only as “per the listing card”.

Unit types and sizes at the Ataşehir Modern scheme

The official site publishes plan pages named Plan 1+1, Plan 2+1, Plan 3+1, Plan 4+1 and Plan 5+1, with images and short marketing captions but no areas in text (official plans page). Anadolu Agency also lists 1+1 to 5+1 layouts.

The only published count by type is in an EmlakNews article of 5 March 2022: 347 flats of 1+1, 265 of 2+1, 261 of 3+1, 74 of 4+1 and 32 of 5+1, which add up to 979, in sizes from 32 m2 to 307 m2. The article does not say whether those areas are net or gross.

The second table works only with the card. Entry price per square metre is the lowest card price of a type divided by the smallest card size of the same type (calculated); the two may belong to different flats, so the column ranks types and does not price a flat.

Three readings follow. First, the card and the press cannot both describe the same stock: the card’s smallest 1+1 is 88 m2 while EmlakNews gives 32 m2 as the smallest flat in the scheme, and the card’s largest 5+1 is 1,108 m2, which is 3.6 times the 307 m2 maximum that EmlakNews gives. A change in the approved project, a different area basis or a feed error could explain this, but no source says which.

Second, the entry rate runs from USD 6,282 per m2 (2.5+1) to USD 7,914 (4+1), a ratio of 1.3 (calculated), while the top-of-range rate swings from USD 4,891 (1+1) to USD 8,605 (4+1). A spread that wide inside one type shows that the card’s price and size ranges are not tied to each other flat by flat. Third, because the official site does not print areas, every area in this guide is either a card value or a press value, and each is labelled as such.

The figure that matters in a contract is the net and gross area written in the sale agreement and matched to the approved architectural project.

What to request in writing for a specific unit:

• The block, floor and independent section number (bağımsız bölüm no) of the unit, with the block name as shown on the approved site plan.
• Net and gross area from the approved architectural project, and the area basis used in the price.
• The land share (arsa payı) allocated to the unit in the condominium deed or floor-easement record.
• The list of appurtenances (eklenti) sold with the unit, such as parking spaces and storage, with their numbers.
• The price list line for the unit, stating the currency, whether VAT is included and the permit date used for the VAT rate.
• The title status of the building: floor easement (kat irtifakı) or unit ownership (kat mülkiyeti).
• Which shared facilities the unit’s block may use and which charges apply to them.

Location of Modasehir Residences Istanbul: Ataşehir, the Finance Centre and the transport network

The district

Ataşehir lies on the Anatolian side of Istanbul. The municipality’s history page says the district was established by Law 5747 in 2008, covers 25.84 km2 and has 17 neighbourhoods, with Maltepe to the south, Kadıköy to the west, Üsküdar to the north-west, Ümraniye to the north, Çekmeköy to the north-east and Sancaktepe to the east (Ataşehir Municipality).

The same page gives the 2025 population as about 422,513; the address-based registration results published on veriportali.tuik.gov.tr are the official count and should be consulted for the exact figure.

The scheme sits in the Atatürk neighbourhood according to Emlakjet, and OpenStreetMap places the card’s map pin (40.9885 N, 29.1199 E) in Gülnihal Sokağı, Doğu Ataşehir, inside that neighbourhood. The pin is a broker pin: the official pages read do not give a parcel number, so every distance in this section is indicative and measured from the pin.

The Finance Centre, the motorway and the ring road

The centre’s website describes the Istanbul Financial Center as a complex of offices, a shopping mall, a congress centre, a hotel and parking, with a fintech zone. Anadolu Agency puts the scheme about 2.5 km from the Istanbul Finance Center, 3 km from the TEM motorway and 3.3 km from the ring road, without saying whether these are road or straight-line distances.

A straight-line calculation from the card pin to the OpenStreetMap point for the centre gives 1.7 km, so the agency’s 2.5 km is above the straight-line value, as a road distance normally is.

Public transport: existing M4 stations and the planned M12 line

The official pages read name no metro station. Two stations of the M4 line (Kadıköy to Sabiha Gökçen), Kozyatağı and Yenisahra, lie 2.1 km and 2.5 km away in a straight line, from OpenStreetMap station points. The M12 Göztepe to Ümraniye line is a separate case. Karar reported on 23 July 2026 that the 13 km, 11-station line, with stops named Yenisahra, Ataşehir and Finans Merkezi among others, would open in the last quarter of 2026, quoting İBB’s acting mayor Nuri Aslan (Karar).

OpenStreetMap maps its Ataşehir station, still tagged proposed, about 0.6 km from the pin. Until the operator confirms an opening, the line counts as planned. Metro İstanbul’s own pages could not be loaded from the environment used for this check, so no official station distance is quoted.

Health, university and daily services

Acıbadem Ataşehir Hospital, a private hospital on Turgut Özal Bulvarı, lies about 0.9 km from the pin, and the Ümraniye Training and Research Hospital, a public hospital, about 5.1 km. Acıbadem University lists its Kerem Aydınlar Campus at Kayışdağı Caddesi No:32 in Ataşehir (university site); the street’s bus stop, used as a proxy, is 1.4 km away. The Istanbul Provincial Health Directorate (istanbulism.saglik.gov.tr) and the municipality publish the official lists of public services.

Schools are not listed here because no official source in this check ties a school to the site.

Sea, forest and airports

Kadıköy’s pier area is 8.3 km away in a straight line, the 15 Temmuz Martyrs Bridge 9.6 km and the Fatih Sultan Mehmet Bridge 12.4 km. The Aydos Forest lies about 12.0 km to the south-east, Sabiha Gökçen Airport 19.2 km and Istanbul Airport 45.5 km, all in a straight line; road times are not published by the sources used.

EmlakNews says that in blocks A and B the flats from the 18th floor, and in block C from the 22nd floor, have sea views, and that the upper floors face the Princes’ Islands, the Sea of Marmara and the Aydos Forest. That is a 2022 description of the design, so the view from a given unit has to be checked on site.

Straight-line distances were calculated on 24 October 2026 with the haversine formula from the card pin to coordinates taken from OpenStreetMap data; they are not driving or walking distances.

Managing a 1,023-section complex: land shares, shared facilities and the contract currency at Modasehir Residences Istanbul

Three blocks, one complex

Turkish condominium law has a separate chapter for a multi-building complex, called a toplu yapı. Article 66 of the Condominium Law (Law 634) defines it as several buildings on one or more zoning parcels, built to an approved layout plan and linked by infrastructure, common-use places, social facilities and their management.

Whether the Ataşehir Modern scheme is registered as such a complex is not stated in the pages read, but its size, three blocks, shared social facilities and a single parking system point to the question being relevant (Law 634, consolidated text).

If it is a complex, Article 69 gives each block its own owners’ assembly for matters of that block, and a representatives’ council (toplu yapı temsilciler kurulu) for the shared buildings, places and facilities; members vote with as many votes as the independent sections they manage or represent. Article 70 requires a single management plan for the whole complex.

Since Law 7579 of 7 May 2026, in force from 22 May 2026 for these articles, a change to the management plan needs two-thirds of the sections represented, where the earlier text required four-fifths.

Land share and who pays for what

Every independent section carries a land share (arsa payı). Article 3 says the shares are allocated in proportion to the value of each section, calculated from its position and size, and that an owner may apply to a court if they are not proportionate. Article 20 makes maintenance, insurance and the running costs of shared facilities payable by land share, while janitor, boiler, gardener and guard costs are shared equally unless the owners agree otherwise; late payment carries compensation of 5% a month.

Article 72 adds that costs of facilities reserved for particular buildings fall on those buildings’ owners, and costs of facilities for the whole complex on all owners.

The size of the shared estate is what makes this matter. EmlakNews gave the social facility as 7,858 m2 and the green area as 10,392 m2 on a 34,145 m2 parcel, so green space is 30.4% of the parcel (calculated), and the 238,752 m2 of construction is 7.0 times the parcel (calculated). On 1,023 sections the parcel works out at about 300 sections per hectare (calculated).

The facility list also includes indoor and outdoor pools, saunas and steam rooms, fitness areas, a semi-open basketball court and charging points in the block car parks (Anadolu Agency; EmlakNews). Each of these has an operating cost, and the management plan decides who pays it.

The operating budget

Under Article 37 the operating budget is approved by the owners’ general assembly, and until one is approved the manager prepares a provisional budget. Law 7579 added a cap: where an approved budget is in force, the provisional figure may not exceed that budget raised by the previous year’s revaluation rate under Article 298 bis of the Tax Procedure Law.

A buyer can ask for the current approved budget, the last year’s accounts and the arrears figure, because an unpaid share can become a statutory mortgage on the unit under Article 22.

Lira or foreign currency

The card prices are in US dollars. Article 4(g) of Decision 32 on the Protection of the Value of the Turkish Currency, added by Presidential Decision 85 (Official Gazette 13 September 2018, no. 30534), says residents of Türkiye cannot fix a sale price of real estate between themselves in foreign currency or index it to foreign currency, except in cases set by the Ministry (Decision 32).

Whether that rule applies depends on whether both parties are residents, so the currency clause is a question for the lawyer who reads the contract. At the CBRT rate of 49.6540 lira to the dollar on 23 October 2026 (CBRT daily rates), the card’s lowest price of USD 590,000 is TRY 29,295,860 (calculated).

An ordered checklist for the reading of a contract for a unit in this complex:

1. Confirm who the seller of the unit is, in writing, and that the seller is registered as the owner or holds a right to sell.
2. Match the unit’s block, floor, section number and land share to the title record before reading the price.
3. Ask whether the scheme has a single management plan and obtain the current one.
4. Obtain the approved operating budget, the last year’s accounts and a statement of no arrears.
5. Check the currency of the price and of each instalment, and who bears an exchange-rate change.
6. Check whether VAT is included and which permit date set the rate.
7. List the appurtenances sold with the unit and their section numbers.
8. Ask what the “TMSF guarantee” wording means for this unit, in a written statement that can be read by a lawyer.
9. Check the DASK policy and the building’s earthquake documents (see the risks section).
10. Keep the notarised contract, receipts and bank transfer proofs together for the title office.

Buying property in Turkey in brief: from section number to deed for a finished complex

A finished and occupied complex changes the order of the usual Turkish purchase. The building exists, so the title record can be read before any money moves, and the checks that matter most are about the unit and the management, not about construction. The full rules for foreign buyers are in the buying guide; the steps below are the ones that apply here, as of 24 October 2026.

On the declared price the title deed fee is 2% for the buyer and 2% for the seller as of 24 October 2026, and the price cannot be below the municipal tax value; Law 7566 of 19 December 2025 sets a 100% penalty on an under-declared fee base (Law 492; Law 7566 explanation). At the card’s lowest price of USD 590,000 the buyer’s 2% is USD 11,800, or TRY 585,917 at 49.6540 (calculated).

VAT applies to a first sale by a developer, at 10% on the first 150 m2 net and 20% above for permits issued after 1 April 2022; the permit date of this complex is not published, and a private resale carries no VAT.

On citizenship, which Article 12 of Law 5901 leaves to a decision of the President, the rule as of 24 October 2026 is Article 20(2)(b) of the Citizenship Regulation, as amended by Decision 5554 (Official Gazette 13 May 2022, no. 31834) and Decision 7938 (Official Gazette 12 December 2023, no. 32397). It sets USD 400,000 for the property route, with a three-year no-sale annotation, and requires a unit with floor-easement or unit-ownership title or a plot with a building (Decision 5554; Decision 7938).

Eligibility depends on the valuation report, the purchase price and payment method, and approval by the authorities, and has to be checked per unit. All six card minimums are above USD 400,000, which is 19,861,600 lira at 49.6540; that is arithmetic on card prices and not a finding of eligibility. The citizenship page and the instalments guide give the wider picture, and the property tax calculator covers the tax side.

Two further points complete the picture. The prepaid-housing protections of Law 6502, Articles 40 to 45, apply to sales made before delivery (Law 6502); for a finished and registered unit the title record is the main protection.

A short-term residence permit for owners rests on Article 31(1)(b) of Law 6458, with the Ministry setting the property’s nature and value since Law 7533 of 21 November 2024; a USD 200,000 floor reported by the press for deeds from 16 October 2023 is not an official publication (Presidency of Migration Management).

Risks, title and due diligence

The first risk is a data one. The card on this page and the developer-side sources disagree on the smallest flat, the largest flat, the block names and the unit total, and the official site publishes no price. A buyer should rely on documents for the specific unit, not on any figure in a listing, including this page.

The second is title status. A building under a floor easement is converted to unit ownership on the strength of the occupancy permit (Law 634 Art. 3), and in a complex the conversion can follow building by building (Art. 66). Residence or citizenship procedures depend on the type of title, so the title record is read first.

The guarantee wording is the third: the agency’s phrase “under the guarantee of TMSF” and the TMSF-run site are facts, but what the guarantee covers is not published in the pages read.

Earthquake risk is the fourth. Anadolu Agency says the design follows TSE standards and the current earthquake, thermal and fire regulations, with a raft foundation, a reinforced-concrete frame, C40 concrete in the foundations, C50 in columns and slabs, and soil studies completed for all parcels. That is the agency’s summary, not an engineering report. The 2018 Turkish Building Earthquake Code took effect on 1 January 2019 (Alomaliye), so the licence date shows which code applies.

DASK cover is compulsory; for policies starting 1 October 2026 the maximum sum insured is TRY 2,552,268, about USD 51,400 at today’s rate, and DASK lists the tariff. AFAD publishes hazard maps (afad.gov.tr).

Currency and inflation are the fifth. The CBRT index for September 2026 rose 22.3% in lira and fell 5.7% in real terms (CBRT), and the lira lost 15.5% of its dollar value in the twelve months to 23 October 2026. A price fixed in dollars and a payment made in lira therefore move differently. Short-term letting of a flat to tourists needs a permit under Law 7464 and, in a multi-unit building, a unanimous notarised decision of the owners, as the Airbnb-law guide explains.

How Modasehir Residences Istanbul compares with the other Istanbul projects on this site

All eleven Istanbul listings are shown below with the names under which they are listed; where a listing name differs from the developer’s official name, the official name is given in brackets. Prices are per each listing card as of 24 October 2026 and are not developer prices.

The listings differ most in what is published about completion. For the Ataşehir scheme, a national news agency reported occupation in April 2025; for two of the Kiler-developed listings the developer’s own 2026 report describes construction or preparation; for most of the others the official pages give no status. The card prices run from USD 260,000 to USD 684,000 in dollar terms, with one listing priced in lira.

None of these facts ranks one project above another, and each row should be read against that listing’s own page. For city-level context see the Türkiye country page and the Istanbul city page, and for the wider market the apartments in Istanbul page and the city price comparison.

The developer behind the Ataşehir Modern scheme: TMSF and the builder named by portals

The official website of Ataşehir Modern names the Savings Deposit Insurance Fund (Tasarruf Mevduatı Sigorta Fonu, TMSF) as the data controller in its privacy notice, and its About page is a description of TMSF (atasehirmodern.com/hakkimizda). That page states that TMSF is an institution with public legal personality and with administrative and financial autonomy, and that it performs its duties under the Banking Law 5411 and related legislation.

It lists deposit insurance, bank resolution, recovery of claims and the management of the Fund’s assets among its functions.

The pages read do not describe the building contract, the legal seller of each unit or the guarantee mentioned by Anadolu Agency. Emlakjet names Lens Yapı Grup as the builder of Ataşehir Modern and lists another of its projects, Lensistanbul, as delivered in June 2018 with sales completed (Emlakjet). The company’s own pages were not part of this check, and the official pages read do not name a builder, so the builder’s name is attributed to the portal alone.

TMSF’s own website (tmsf.org.tr) is the place to look for the Fund’s current statements. For a purchase, the seller’s identity and authority to sell are settled by the title record and the contract, not by the description of the project.

Frequently asked questions

What is Modasehir Residences Istanbul and how does it relate to Ataşehir Modern?

This page lists the scheme under that name; the project’s official name is Ataşehir Modern. The match rests on the counts and layouts: the official site counts 979 homes, 44 commercial units and 1,514 parking spaces, and Anadolu Agency gives the same figures and the same 1+1 to 5+1 layouts. When this guide quotes the developer-side sources it uses the official name, and when it quotes the card it uses the listing name.

Is Modasehir Residences Istanbul completed?

Anadolu Agency reported on 25 April 2025 that the first owners had moved in, and Emlakjet shows construction at 100%. The announced delivery date was 29 October 2023 according to EmlakNews of 5 March 2022, and Emlakjet shows December 2023. The official pages read give no date or occupancy permit. Whether the building has an occupancy permit and a unit-ownership record is a question for the title record, not for a portal.

How many homes does Modasehir Residences Istanbul have?

The official counters show 979 homes and 44 commercial units, which make 1,023 independent sections, and Anadolu Agency and EmlakNews give the same totals. Emlakjet labels 1,023 as homes, and other portal listings give 949 or 1,106. The 2022 press unit mix of 347, 265, 261, 74 and 32 flats adds up to 979. A buyer should ask for the section list of the block concerned.

What unit types are published, and in what sizes?

The official site shows plan pages for 1+1, 2+1, 3+1, 4+1 and 5+1 flats without areas in text. EmlakNews gave sizes from 32 m2 to 307 m2 in 2022. The listing card shows 88 m2 to 1,108 m2 and adds a 2.5+1 type. The sources cannot be reconciled, so the net and gross area written in the sale agreement and matched to the approved project is the figure to rely on.

What does “under TMSF guarantee” mean for a buyer?

It is Anadolu Agency’s wording (TMSF güvencesiyle) for the project, and the official site is run with TMSF as data controller. Neither source states what is guaranteed, to whom, or for how long, and neither publishes a guarantee of price, delivery or outcome. A buyer who wants to rely on the wording should ask the seller for a written statement of its scope before paying anything.

How far is the Istanbul Finance Center?

Anadolu Agency gives about 2.5 km without naming the mode. A straight-line calculation from the card pin to the centre’s OpenStreetMap point gives 1.7 km. The card pin is a broker pin and the parcel number is not published, so both figures are indicative. The planned M12 metro line has a Finans Merkezi station, but the opening is reported for the last quarter of 2026 and is not yet confirmed by the operator.

Can a foreigner buy a flat at Modasehir Residences Istanbul?

As of 24 October 2026 foreign individuals of nationalities allowed by the President may buy under Article 35 of the Land Registry Law (Law 2644), within 30 hectares per person and 10% of a district’s privately ownable area, and outside military and special zones. No residence permit is needed to buy. The title office gives the final answer for the specific parcel, and a valuation report is requested for a foreign buyer.

What does the citizenship rule mean for a unit in this complex?

No purchase brings citizenship by itself. As of 24 October 2026 Article 20(2)(b) of the Citizenship Regulation, as amended by Decisions 5554 and 7938, sets USD 400,000 for the property route with a three-year no-sale annotation and a unit with floor-easement or unit-ownership title. Eligibility depends on the valuation report, the purchase price and payment method, and approval by the authorities, and is checked per unit.

Can the sale contract be in US dollars?

Article 4(g) of Decision 32 stops residents of Türkiye from fixing a real-estate sale price between themselves in foreign currency or indexing it to foreign currency, except in cases set by the Ministry. The card prices are in dollars, but whether the rule applies to a contract depends on the residence status of both parties. A lawyer should read the currency clause, and the foreign currency used must be sold to a bank in Türkiye for the citizenship route.

What running costs and rules apply to owners?

Owners pay service charges by land share for maintenance, insurance and shared facilities, and equally for janitor and guard costs unless agreed otherwise (Law 634 Art. 20). Unpaid shares carry 5% a month in compensation and can lead to a statutory mortgage on the unit. If the scheme is a registered complex, a single management plan applies, and since 22 May 2026 it changes by two-thirds of the sections represented. DASK cover and property tax are separate yearly costs.

Sources and last check

Last checked: 24 October 2026. Sources:

• Ataşehir Modern official website, home page (counters; read 24 October 2026)
• Ataşehir Modern official website, About page (TMSF)
• Ataşehir Modern official website, plans page
• Ataşehir Modern official website, location page (privacy notice naming TMSF as data controller)
• Savings Deposit Insurance Fund (TMSF), home page
• Istanbul Financial Center, official site
• Anadolu Agency, 25 April 2025: first owners move into Ataşehir Modern
• EmlakNews, 5 March 2022: Ataşehir Modern delivery and project figures
• Emlakjet, Ataşehir Modern project page
• Ataşehir Municipality, history page
• Acıbadem University, English site (campus address)
• Istanbul Provincial Health Directorate
• Karar, 23 July 2026: M12 Göztepe-Ümraniye line opening
• OpenStreetMap contributors, data licence page (coordinates for distances)
• Condominium Law 634, consolidated text including Law 7579 (7 May 2026)
• Land Registry Law 2644, Article 35
• Consumer Protection Law 6502, Articles 40-45
• Law 492 on Fees, Article 63 and Tariff 4
• Explanation of Law 7566 (Official Gazette 19 December 2025)
• VAT Law 3065, Article 13(1)(i)
• Turkish Citizenship Law 5901, Article 12
• Law 6458 on Foreigners and International Protection, Article 31
• Decision 5554 amending the Citizenship Regulation (Official Gazette no. 31834)
• Decision 7938 on the type of property (Official Gazette no. 32397)
• Decision 32 on the Protection of the Value of the Turkish Currency, with Article 4(g)
• TKGM guide: Buying Property in Turkey, Guide for Foreigners
• Land Registry and Cadastre Directorate (TKGM), home page
• DASK tariff and premiums
• AFAD, Disaster and Emergency Management Presidency (hazard maps)
• Alomaliye: Turkish Building Earthquake Code, Official Gazette 18 March 2018
• Presidency of Migration Management (residence permits)
• CBRT daily exchange rates, bulletin 2026/201, 23 October 2026
• CBRT Residential Property Price Index, September 2026
• TÜİK Housing Sales Statistics, September 2026

This is not legal, tax or financial advice.