Hayat Vision Istanbul: Pendik Complex Guide (2026)

This page lists the project under the name Hayat Vision Istanbul; the developer’s official project name is Bu Hayat (also written Buhayat), a scheme of nine low-rise blocks at Reyhan Caddesi No. 44, Yenişehir Mahallesi, Kurtköy, in the Pendik district on the Asian side of Istanbul. This guide sets out what the developer’s own site publishes, what only third parties state, which figures conflict, and what a buyer should request in writing. Rules and rates are quoted as of 24 October 2026.

Overview of Hayat Vision Istanbul

The official site, buhayat.com.tr, describes a residential complex of nine blocks with apartment types from 2+1 to 5+1. In the developer’s Turkish text the blocks are low-rise (“az katlı”), a landscaped garden of natural soil lies in the middle of the homes, a city park is placed one minute from the homes, and the buildings are said to have been built to the latest earthquake regulations on solid, wide ground.

The Turkish text uses the past tense for the construction (“inşa edilmiştir”, has been built) but names no unit count, no completion date, no price and no permit number. The footer reads “© 2023”, and the photo galleries are labelled exterior (“Dış mekan”) and construction site (“Şantiye”).

A project directory shows 306 homes on 18,000 m², and an agency page repeats 306 homes in 9 blocks. The listing card on this site shows lira prices from TRY 5,920,000 to TRY 23,370,000 (per our listing card, as of 24 October 2026). No document opened for this guide states that the complex holds an occupancy permit or has been handed over, so the status of the project has to be confirmed in writing before any payment.

On the name: the map pin embedded on the official site (40.94003 N, 29.31411 E, decoded from its Google Maps link) lies about 64 m from the map pin of this site’s listing card (calculated from both coordinates), and both fall in Yenişehir Mahallesi, Pendik. On that evidence the listing and Bu Hayat are treated as one project; the identification is rated high. From here the listing name is used for this page and the real name for the developer’s statements.

See also the Türkiye country page and the Istanbul city page.

Unit types and sizes at Hayat Vision Istanbul

The developer’s page gives one statement about the mix: nine blocks with apartments “from 2+1 to 5+1”. It publishes no floor plans in text, no sizes and no count per type. Every size and price below therefore comes from the listing card on this site or from third-party pages, and each source gives a different picture.

The first table sets out the card, which is a broker feed and not a developer price list; the second sets the size claims of the sources side by side.

The dollar column uses the Central Bank’s forex selling rate of USD 1 = TRY 49.6540 in the latest bulletin, no. 2026/201 of 23 October 2026 (CBRT daily rates). The last column divides each type’s lowest price by the smallest size on the same row. It is a ranking aid only: a developer need not attach the lowest price to the smallest unit, and the card does not say whether sizes are gross or net.

On those figures the 3+1 row has the lowest rate per square metre and the 5+1 row the highest, 1.29 times the 2+1 rate (96,909 divided by 74,937).

Three conclusions follow, each calculated from the figures above. First, the largest size claimed differs by 56 m² between the card (256) and the agency page (312.46). Second, the per-type ranges on the last agency page put a 2+1 at 53-81 m² and a 5+1 at 150-152 m², which cannot be reconciled with a card row that lists a 2+1 of up to 183 m².

Third, if 306 homes stand on 18,000 m², the plot area per home is 58.8 m² and the average is 34 homes per block (306 divided by 9); both depend on a count that the developer does not publish.

Because the sources disagree, the contract and the approved plan are the only documents that fix what a buyer receives. The checklist below lists what to request in writing for any unit; it is a list of questions and does not assert that any item is missing.

1. The block, floor and independent-section number (bağımsız bölüm no) of the unit, with the ada and parsel numbers of the plot.
2. The gross and net area of the unit in square metres, the share of common areas included, and the land share (arsa payı) recorded for it.
3. The approved architectural plan of that unit and the site plan showing the garden, car park and any shops.
4. Terrace, balcony and storage areas, stated separately, and whether they are counted in the price.
5. Parking: whether a space is included, where it is, and whether it is a separate registered section.
6. The price in the currency of the contract, whether VAT is included, and each instalment date and amount.
7. The fixtures and finishes list (tadilat or teknik şartname) that the unit will be handed over with.
8. The delivery date for that block, and the remedy in the contract if it is missed.

Location in Pendik: Kurtköy and the airport corridor

Pendik is a district of the Asian side of Istanbul. According to the Turkish edition of Wikipedia it is bordered by Tuzla and Gebze to the east, Kartal, Sancaktepe and Sultanbeyli to the west, Şile and Çekmeköy to the north and the Sea of Marmara to the south, and covers 190 km². Its population was 750,435 on 31 December 2022 in the TÜİK address-based register as reproduced on Wikipedia.

A press report of 21 April 2026 on the TÜİK 2025 results lists Pendik among Istanbul’s five most populous districts, with Istanbul at 15,754,053 inhabitants (Karar); a Pendik-only 2025 figure was not retrieved.

The developer’s address is “Kurtköy, Yenişehir Mahallesi, Reyhan Cd. No:44, 34912 Pendik”. Kurtköy is both the name of a locality (semt) and of a neighbourhood, and the official address places the project in Yenişehir Mahallesi. The card pin (40.940053 N, 29.314867 E) reverse-geocodes in OpenStreetMap to Dedepaşa Bulvarı, Yenişehir. The district-scale facts matter less than the corridor the project belongs to: the area between Kurtköy and Sabiha Gökçen Airport, where other housing schemes, a technology park and an outlet centre are mapped close together.

Metro, airport and the Marmaray label

Line M4 of the Istanbul metro runs 33.5 km from Kadıköy to Sabiha Gökçen Airport (the airport’s own site is sabihagokcen.aero). According to Wikipedia, the 7.4 km extension from Tavşantepe to the airport opened on 2 October 2022 with four stations: Fevzi Çakmak-Hastane, Yayalar-Şeyhli, Kurtköy and Sabiha Gökçen Airport. The operator is Metro İstanbul, whose own site could not be reached from the research environment, so the dates rest on the secondary source.

The Kurtköy station lies 3.7 km in a straight line from the pin and 6.1 km by road; the airport terminal 3.6 km and 6.2 km. The developer’s infographic gives 5 km for “Kurtköy Metro” and 8 km for the airport. Both lie several kilometres away by road.

The same infographic lists a “Kurtköy Marmaray İstasyonu” at 5 km. The suburban Marmaray line between Kartal and Gebze has stations named Yunus, Pendik, Kaynarca, Tersane, Güzelyalı, Aydıntepe, İçmeler, Tuzla and others, and none called Kurtköy (Marmaray station list). The label is therefore treated as unverified; the nearest rail alternative to check is the Pendik or Kaynarca station, and the buyer should confirm the actual route with the operator.

How the developer’s distances compare with measured ones

The developer’s page carries a “Yakın Çevre” (nearby surroundings) infographic with distances in kilometres and metres, without stating whether they are walking, driving or straight-line. To test them, straight-line distances were calculated from the card pin with the great-circle formula, and road distances with the OSRM routing engine on OpenStreetMap data (Project OSRM; data under the ODbL licence). Road figures are driving distances rounded to 0.1 km, not travel times, and routing can differ from real conditions.

The comparison shows a pattern: most developer figures sit close to road distances (Lens, 3 km against 3.1; Teknopark, 5 against 5.1; Bahçeşehir College, 4 against 4.2; Pendik Medicalpark, 15 against 15.3), while the airport (8 against 6.2), the metro (5 against 6.1) and the outlet centre (500 m against 1.9 km by road, 0.87 km straight) differ.

Green space is mapped nearby: Dedepaşa Mesire Alanı, a picnic area operated by Pendik Municipality according to OpenStreetMap tags, lies 0.32 km in a straight line and 1.8 km by road. The developer’s “Kurtköy City Park, one minute away” could not be matched to a named park in OpenStreetMap, and an agency page puts its size at 60,000 m²; the one-minute claim is therefore unchecked.

Aydos Forest, the large wooded area to the west, is about 5.9 km away from the centre point of its mapped outline, and the edge is nearer.

For universities and hospitals the pattern is the same: the schools and private hospitals named by the developer lie within about 3 to 6 km by road, while the training hospital and the universities named are further out. Official lists of hospitals and universities are kept by the Istanbul Provincial Health Directorate and YÖK; the campuses of Sabancı University, Okan University and Marmara University are those named in the table.

For city-wide price context see the cheapest and most expensive cities in Turkey.

Reading the paperwork at Hayat Vision Istanbul: permits, delivery and snagging

A nine-block complex of this size is a mid-sized scheme: a developer may build and hand over the blocks in sequence, may hold different permits for different blocks, and may have sold units over several years under different price lists. Here the public record is thin, so the buyer’s file has to be built from the documents below. The reading order matters, because each document answers a different question: what was allowed, what was built, what is registered, and what the buyer was told.

Permits and plans: what each document shows

Under the Zoning Law (Law 3194, mevzuat.gov.tr) a building needs a building licence (yapı ruhsatı) before construction and an occupancy permit (yapı kullanma izin belgesi) before it is used; unit ownership (kat mülkiyeti) is normally registered on the strength of the occupancy permit, as the buying guide on this site explains from the Condominium Law (Law 634). Construction inspection by a licensed inspection body is governed by Law 4708 (building inspection law).

The developer’s page says the homes were built to the latest earthquake regulations, and a directory lists “yapı denetimi yapılmış” (inspection done), “zemin etüdü yapılmış” (soil survey done), “radye temel” (raft foundation) and “tünel kalıp” (tunnel formwork) among the construction features; none of these is on the developer’s page.

The earthquake rule that applies depends on the permit date. The Turkish Building Earthquake Code was published in Official Gazette no. 30364 (repeated) on 18 March 2018 and entered into force on 1 January 2019, together with the new hazard map (Official Gazette; AFAD code page; AFAD hazard map page). AFAD’s code page lists earlier revisions including 2007.

A statement that a building meets “the latest regulations” does not say which code applied, so the building licence date for each block is a basic request. Asking for the ground-survey summary and the design parameters used for each block is the practical way to see what was applied.

Delivery and the lira price

The developer publishes no delivery date. A directory snapshot gives March 2025, an undated trade-press headline seen in search results gave December 2024, and a directory price list is dated 29 March 2023, so every public date has passed without a handover notice that could be opened. A buyer should therefore ask which blocks have been delivered, which are under construction and the contract date for each.

If a unit is still under construction when the contract is signed, the prepaid-housing rules of Law 6502, Articles 40 to 45, apply: building licence first, a registered sale, a 14-day cooling-off right, delivery within the contract period and no later than 48 months, and a withdrawal right for 24 months with capped compensation (Law 6502, as summarised in the guide to buying real estate in Turkey).

Prices on the card are in lira. In the twelve months to 23 October 2026 the dollar rate moved from TRY 41.9797 to 49.6540 (an 18.3% rise, or a 15.5% fall in the lira’s dollar value), so a lira price list that looks fixed can change sharply in dollar terms.

The developer’s mobile banner on the official page (file name “2024_mobil_2”) advertises interest “starting from 0.99” and terms “up to 36 months”; a 2023 directory text speaks of 20% down and 120 months, and a trade-press link seen in search results mentions “120 ay vade” (120 months). These are marketing statements with no contract terms behind them; the schedule in the signed contract governs, and the guide to buying an apartment in installments explains the legal floor.

Snagging at handover

Snagging means recording defects before accepting the unit. For a complex with low-rise blocks and shared natural-soil gardens, the shared areas are as important as the flat, because the owners’ association inherits their condition. The checklist below is ordered by the sequence in which the work is normally done on handover day.

1. Obtain the occupancy permit and the unit-ownership entry for the block before the handover appointment, and confirm the independent-section number on the key list matches the contract.
2. Measure the unit against the approved plan: room sizes, ceiling heights, balcony and terrace depths, with a dated photo record.
3. Test every window, door, lock, shutter and balcony railing, and note any gap or scratch on the written snagging list.
4. Run water in every tap and shower, check drainage speed, look for damp stains on ceilings and external walls, and note meter numbers for water, electricity and gas.
5. Check the electrical panel, sockets, intercom and any heating or cooling installations for working order and for labels matching the plan.
6. Inspect shared areas: stairwells, lifts, garden paths, drainage channels, lighting and the car park, and list what is unfinished.
7. Ask for the warranty documents for lifts, boilers, windows and waterproofing, and the contact route for defects after handover.
8. Do not sign an acceptance form that states “no defects” until every item on the written list is either fixed or recorded with a repair date.
9. Buy the DASK policy before the deed (a title-office requirement) and keep the first service-charge statement with the handover file.

None of these steps proves that any defect exists at this project; they are the checks that the sources suggest for any new complex whose public documentation is limited to marketing pages and directories.

Buying in Turkey in brief: the steps for a lira-priced complex with unconfirmed status

A purchase at Hayat Vision Istanbul follows the national process, but the order of questions changes when the status is unconfirmed and the card prices are in lira. The full rules are in the guide to buying real estate in Turkey; the points below are the ones that decide this project.

As of 24 October 2026 foreign individuals of nationalities allowed by Presidential decision may buy under Article 35 of the Land Registry Law 2644 (Law 2644), within 30 hectares per person and 10% of a district’s privately ownable area, outside military and special zones, and without a residence permit (TKGM guide).

Two features set this project apart. The card prices are in lira, so a foreign buyer paying from abroad has to convert the money into lira through a Turkish bank and keep the conversion document, which title offices ask foreign individuals to show; the buying guide describes the document.

And because no page states the status, the sensible sequence is documents first and money second: for a sale before completion the law allows no payment demand before a valid contract exists (Law 6502 Art. 41), and a reservation receipt does not transfer ownership, because only a registered deed does (TKGM guide).

Costs, as of 24 October 2026: the title deed fee is 2% for the buyer and 2% for the seller on a declared price that cannot be below the municipal tax value, with a 100% penalty on under-declaration since Law 7566 (Law 492). On the card’s lowest 2+1 price of TRY 5,920,000 the buyer’s 2% is TRY 118,400 (about USD 2,385); on the lowest 5+1 price of TRY 21,320,000 it is TRY 426,400 (about USD 8,587).

New homes from a developer carry VAT of 10% on the first 150 m² net and 20% above for permits issued after 1 April 2022, while a private resale carries none; whether the licence date for a given block falls on either side of that line is not published. The DASK premium follows the tariff on dask.gov.tr. The Turkey property tax calculator converts the annual property tax rates into an estimate.

An agent’s fee, where one is used, is capped at 4% of the price excluding VAT under the Real Estate Trade Regulation and is shared equally unless agreed otherwise, so the written offer should say who pays it.

Risks, title and due diligence

The risks here are those of a complex whose public documentation is a marketing page, two directories and a broker card. The first group concerns identity and status: the developer’s page names no company, the status is unstated, and the numbers differ between sources. The second concerns the contract: lira prices, instalment terms quoted by third parties that are not on the developer’s page and delivery dates that have passed. The third concerns title and building quality, which only documents can settle.

The table pairs each risk with the document and the office that can answer it. Service charges deserve a line of their own: under the Condominium Law the charge is a legal obligation of each owner in proportion to the land share, and the shared garden that the developer stresses is a recurring cost the management plan should price.

Citizenship and residence need separate caution.

As of 24 October 2026 the citizenship regulation, as amended by Decision 5554 (Official Gazette 13 May 2022, no. 31834, text) and Decision 7938 (12 December 2023, no. 32397, text), sets a USD 400,000 value for a unit with condominium or floor-easement title, or a plot with a building, with a three-year no-sale annotation, under Article 12 of the Citizenship Law 5901 (Law 5901); no later change was found in a search made on 24 October 2026, but the Official Gazette should be re-read before acting.

Whether a unit counts depends on the valuation report, the purchase price and payment method, and approval by the authorities. The Turkey citizenship and immigration page summarises the programme.

On the card’s lowest prices and the rate of 49.6540, the 5+1 row equals USD 429,371, while the 2+1, 3+1 and 4+1 rows equal USD 119,225, USD 177,025 and USD 277,923; the highest card prices equal USD 186,893, USD 365,932, USD 470,657 and USD 441,253 for the four rows. This is arithmetic on a broker card, not an eligibility conclusion for any unit.

Residence permits for owners rest on Article 31(1)(b) of Law 6458 (Law 6458), where the Ministry sets the property’s nature and value, and are decided by the migration authority (goc.gov.tr).

How the project compares with the other Istanbul listings on this site

The table lists all eleven Istanbul listings on this site. Official project names are given where the listing uses another name; prices are per our listing card, as of 24 October 2026, and are broker-feed figures, not developer price lists. Delivery and status are quoted as the developers or official reports publish them.

Read side by side, the table shows two differences that bear on this project. It is the only listing whose card is priced in lira; the other ten use dollars, and its lowest 2+1 equals about USD 119,225 against USD 260,000 to 684,000 for the lowest dollar entries. And only the two Referans listings have a company activity report that states construction status, while most of the others, like this one, publish none.

See also the apartments for sale in Istanbul page for the wider inventory.

The developer: what the official page and directories say

The developer’s page text names no company. Its only corporate content is an image headed “Ortak Yapı İnşaat öne çıkan projeler” (Ortak Yapı İnşaat featured projects), which lists six works with years: Buyaka AVM (2008, shopping centre), Buyaka Rezidans (2008, housing), Incity Kozyatağı (2007, housing), 4B Plaza (2012, office), Unilever head office (2008, office) and Üsküdar University dentistry faculty (2012). These are the page’s own statements and were not checked against other sources.

A project directory, guncelprojebilgileri.com, lists the builder as Ortak Yapı Yatırım A.Ş., with 306 homes, an 18,000 m² plot, types 2+1 to 5+1 and a delivery of March 2025, together with a price list dated 29 March 2023 and a status line reading “ön talep aşamasında”. An English agency page, istanbulrealestate.net, states that the project is developed by a company called Nevita and describes Nevita as focused on marketing and sales.

No page opened for this guide states the relation between “Ortak Yapı İnşaat” on the developer’s graphic, “Ortak Yapı Yatırım A.Ş.” in the directory and Nevita.

The company that signs the sales contract and the company that owns the land are what matter to a buyer. They can be checked in the Trade Registry Gazette (ticaretsicil.gov.tr) and MERSIS (mersis.ticaret.gov.tr) and in the title record of the plot; the guide does not conclude who the seller is.

Frequently asked questions

What is Hayat Vision Istanbul and how does it relate to Bu Hayat?

It is the name under which this site lists the Bu Hayat project, a scheme of nine blocks at Reyhan Caddesi No. 44, Yenişehir Mahallesi, Kurtköy, Pendik. The match rests on the address and on map pins about 64 m apart (calculated from the coordinates on the developer’s site and on the listing card). The developer’s own pages use the names Bu Hayat and Buhayat, and no page opened for this guide uses the listing name.

Where is Hayat Vision Istanbul located?

The developer’s address is Reyhan Cd. No:44, Yenişehir Mahallesi, Kurtköy, 34912 Pendik, on the Asian side of Istanbul. By measured distance the Kurtköy metro station is 3.7 km away in a straight line and 6.1 km by road, and the Sabiha Gökçen Airport terminal 3.6 km and 6.2 km. The Via/Port Asia outlet centre is 0.87 km in a straight line. Distances were calculated from the card pin on 24 October 2026.

Is Hayat Vision Istanbul completed and ready to move in?

That is not established. The developer’s page states no status or date and shows exterior and construction-site galleries with a 2023 footer. A directory still reads “ön talep aşamasında” and gives March 2025 for delivery. No occupancy permit or handover document was found. A buyer should ask in writing, block by block, for the permit date, the occupancy permit and the unit-ownership entry before paying anything.

How many homes does the project have?

The developer’s page gives nine blocks and no unit count. A directory and an agency page give 306 homes on 18,000 m². Dividing gives an average of 34 homes per block and 58.8 m² of plot per home, but both depend on a figure that the developer does not publish. The contract schedule or the approved plan is the document that fixes the number and the block of any unit.

What sizes and prices are published?

The listing card shows 79 to 256 m² and TRY 5,920,000 to TRY 23,370,000 across four type rows (per our listing card, as of 24 October 2026). A directory gives 75 to 257 m² and an agency page 78.84 to 312.46 m². A directory price list of 29 March 2023 started at TRY 3,400,000 for a 2+1. None of these is a current developer price list, so a written offer for the specific unit is needed.

Can a purchase at Hayat Vision Istanbul be used for a citizenship or residence application?

Eligibility cannot be concluded from the card. As of 24 October 2026 the citizenship regulation sets USD 400,000 for a unit with condominium or floor-easement title, with a three-year no-sale annotation, and the value is taken from a valuation report. Approval rests with the authorities. Only the card’s 5+1 row has a lowest price above that line on the arithmetic (USD 429,371 at 49.6540). Residence permits for owners follow Article 31 of Law 6458.

What payment terms are published?

The developer’s page publishes none in text. A mobile banner on the official page mentions interest “starting from 0.99” and terms “up to 36 months”; a directory text mentions 20% down and 120 months; a trade-press link seen in search results mentions “120 ay vade” (120 months). These differ and carry no contract terms. The signed contract, including the currency and each instalment date, is what binds the parties, and Law 6502 sets limits when a unit is sold before completion.

Who is the developer?

The developer’s page names no company but carries a graphic headed “Ortak Yapı İnşaat öne çıkan projeler”. A directory names Ortak Yapı Yatırım A.Ş. and an agency page names Nevita. The relation between these names is not stated on any page opened. The seller in the contract and the owner in the title record can be checked in the Trade Registry Gazette, MERSIS and the Land Registry.

Which documents should be checked before paying a deposit?

The building licence with its date for the block, the approved plan, the title record or floor-easement entry, the occupancy permit if the block is finished, the inspection file, the pre-information form and the draft contract. As of 24 October 2026 a prepaid sale must be registered and the preliminary contract must be notarial, and no payment may be demanded before a valid contract exists (Law 6502 Art. 41). The table in section 4 lists each document and where it comes from.

Is earthquake cover included?

A DASK policy is compulsory and is requested before the deed; it is separate from the project’s construction quality. The developer says the buildings follow the latest earthquake regulations, without naming the code. The Building Earthquake Code in force since 1 January 2019 (Official Gazette no. 30364 repeated, 18 March 2018) applies according to the permit date, so the licence date for each block should be requested. The DASK sum insured is capped far below the card prices.

Sources and last check

Last checked: 24 October 2026. Sources:

• Developer site, buhayat.com.tr (page text, map embed and images, read 24 October 2026)
• Directory page guncelprojebilgileri.com (306 homes, price list of 29 March 2023)
• Agency page yenikonutemlak.com (sizes, updated 24 July 2023)
• Agency page istanbulrealestate.net (per-type sizes, developer attribution)
• Official Gazette no. 30364 (repeated), 18 March 2018: Turkish Building Earthquake Code
• AFAD: Building Earthquake Code page
• AFAD: Turkey Earthquake Hazard Map page
• Zoning Law 3194 (mevzuat.gov.tr)
• Building Inspection Law 4708 (mevzuat.gov.tr)
• Consumer Protection Law 6502 (mevzuat.gov.tr)
• Condominium Law 634 (mevzuat.gov.tr)
• Land Registry Law 2644 (mevzuat.gov.tr)
• Law on Fees 492 (mevzuat.gov.tr)
• Turkish Citizenship Law 5901 (mevzuat.gov.tr)
• Law 6458 on Foreigners and International Protection (mevzuat.gov.tr)
• Official Gazette 13 May 2022, no. 31834 (Decision 5554)
• Official Gazette 12 December 2023, no. 32397 (Decision 7938)
• DASK tariff and premiums
• TKGM guide for foreigners (hosted by the Konya investment support office)
• Presidency of Migration Management
• TÜİK data portal
• CBRT daily exchange rates, bulletin 2026/201 of 23 October 2026
• Sabiha Gökçen Airport official site
• Istanbul Provincial Health Directorate
• Council of Higher Education (YÖK)
• Sabancı University
• Okan University
• Marmara University
• MERSIS company registry
• Trade Registry Gazette
• Wikipedia: M4 line of the Istanbul metro (opening dates, secondary)
• Wikipedia: Marmaray (station list, secondary)
• Wikipedia: Pendik (district population, secondary)
• Karar, 21 April 2026: Istanbul district populations (press, citing TÜİK 2025)
• OpenStreetMap data (ODbL) for place coordinates
• Project OSRM routing engine for road distances

This is not legal, tax or financial advice.