JW Marriott Residences Tarabya: 241-Unit Guide (2026)

JW Marriott Residences Tarabya is a residential and mixed-use project in Tarabya, in Istanbul’s Sarıyer district, whose official site lists 215 apartments, 20 entry-level office units and six outward-facing commercial units under licensed JW Marriott marks.

This guide separates what the official site publishes from what listing portals and the listing card add. It covers the four sample plans, the location, how a branding licence and service charges work for owners, the 2026 purchase rules, due diligence and a comparison with the other Istanbul projects on this site, with facts dated 24 October 2026.

Overview of JW Marriott Residences Tarabya

The official project site, jwmr-istanbultarabya.com, is a single page that was captured on 24 October 2026. It describes 215 residential apartments, 20 separate “entry office” units and six outward-facing commercial units. That adds up to 241 units (calculated), of which the apartments are 89.2%. A 700 m² social facility is listed with an outdoor swimming pool, VIP massage rooms, a hammam, a sauna and a fitness centre, and the text mentions loft apartments with infinity terraces.

The page prints an address on Araba Yolu Caddesi in Tarabya, in the Sarıyer district of Istanbul. Its marketing text speaks of a “sea view” and “forest scenery”; those are the developer’s words and no unit-by-unit orientation is published. The page does not state a construction status, a delivery date, a price, a building permit, a title category, a unit count by type, a floor count or a plot area, and it names no building manager or hotel operator.

The branding is the most important wording on the page. The disclaimer says the residences are “not owned, developed or sold by Marriott” and that two Turkish companies use the JW Marriott marks under a licence from Marriott, which has not confirmed the accuracy of the statements on the page. Section 4 explains what that means for an owner.

Listing portals add figures that the official page does not carry: two towers of 23 floors on 8,035 m², 216 residences plus 22 home offices, and delivery dates ranging from 2025 to the end of 2026. They conflict with each other and are treated here as unverified (see residenceinvest.com and offplan.so).

Unit types and sizes at JW Marriott Residences Tarabya: four sample plans and a card that differs

The developer’s site publishes four sample plans in a “View availability” tab, each with a net and a gross area. A fifth tab, for 1+1, carries no figures. Dividing net by gross gives 0.7143 on every plan, so each gross area equals the net area multiplied by 1.40 (calculated from the developer’s figures, to rounding). A constant factor suggests a standard allowance for shared areas rather than a measurement of each unit.

Two 2+1 plans differ by 1.89 times in net area (135.72 ÷ 71.73), so “2+1” says little about size here. The listing card on this site uses different groupings and ranges, taken from a broker feed whose area basis (net, gross or including terraces) is not documented. The table below sets those card ranges out and divides the card’s lowest and highest prices by the matching sizes (calculated; not a quotation).

Three readings follow. First, within the duplex and 1+1 office rows the lowest and highest prices work out at almost the same dollars per m² (for example 9,674 and 9,673 for the 1+1 duplex), which fits a price list generated from an area rate rather than quotations for individual units. Second, the card’s headline “starting from” figure of USD 355,000 is below every sub-listing; the lowest sub-listing is USD 402,000 for a 0+1 office.

Third, the card and the plans cannot be reconciled on either basis. The smallest card 2+1 is 144 m², above the official 2+1 gross of 100.42 m². The card’s 4+1 range of 303 to 332 m² lies between the official net (243.28) and gross (340.59). The card’s “Year Built 2025” is not a developer statement. The 20 entry offices are described by the official site as office units, not apartments, yet two card rows carry the word “Offices” inside an apartment listing.

Calculated card ratios of USD 8,743 to 10,750 per m² can be compared with other Istanbul projects in the table in section 7 and with the ranking in the cheapest and most expensive cities in Turkey guide; the differences between projects reflect unit mix, floor and view rather than a single quality measure.

What to request in writing before any deposit:

• the unit-level price list for the exact unit, stating whether VAT is included;
• the area on which the contract is priced (net, gross, or gross including terrace and shared share) and the registered gross area in the floor-easement entry;
• the floor plan of that unit with dimensions, ceiling heights and the orientation of the main windows and terrace;
• the unit’s category in the building project (apartment, entry office or commercial unit) and its permitted use;
• the parking, storage and terrace entitlements attached to the unit and whether they are priced separately;
• the specification schedule for finishes, kitchen and bathroom fittings and any smart-home or terrace-heating items mentioned in sales material.

Location of JW Marriott Residences Tarabya: Tarabya, Sarıyer and the Bosphorus Law area

Tarabya is a neighbourhood (mahalle) of the Sarıyer district on the European side of Istanbul. The map pin on the listing card (41.13811 N, 29.04751 E) falls inside Tarabya Mahallesi in OpenStreetMap boundary data (relation 9644762), about 0.47 km west of that boundary’s centre point, and about 0.4 km from a point on the mapped line of Araba Yolu Caddesi. The pin comes from a broker feed and is not a developer coordinate; the parcel number is not published. Distances below are measured from the pin and are indicative.

Istanbul province had 15,754,053 registered residents on 31 December 2025, according to TÜİK’s address-based population results as reported in the press (Ekonomist). A district figure for Sarıyer was not confirmed from an official table for this page and is not quoted. The district municipality’s site (sariyer.bel.tr) is the place to ask for zoning, permit and local-service information for a specific parcel.

The Bosphorus Law (Law 2960) matters for any plot near the strait. Its Article 2 defines the Bosphorus Area as the shore strip, a foreground zone, a background zone and impact zones drawn on a map and on a master plan approved on 22 July 1983, and Article 3(n) says that plan use decisions for parcels are recorded in the title register (Law 2960 on mevzuat.gov.tr).

The official project site does not say whether the parcel lies inside that area or in which zone, so this page makes no statement; the zoning certificate (imar durumu) from the municipality answers it, and the title record shows any recorded use decision.

For transport, the nearest rail line is metro M2, which runs between Yenikapı and a terminus at Hacıosman, as listed on Wikipedia’s M2 page (secondary; Metro İstanbul’s own site could not be reached for this check). Hacıosman station lies 1.44 km from the pin in a straight line and 3.4 km by road in the routing calculation. Bus lines, including the stop named Tarabya İskelesi about 0.74 km away, are published by İETT; this page does not state routes or frequencies, which should be read from the operator.

Tarabya is a Bosphorus-shore neighbourhood, but the developer gives no height above the strait, no distance to the water and no orientation for the project. The pier stop in the table below is a shore-side reference, not a measured distance to the water. A buyer who is paying for a view should obtain the floor level, the building’s orientation and the zoning of the parcels in front of it, because the plan decides what may be built there.

Open land is a feature of the surroundings. Atatürk Kent Ormanı is drawn in OpenStreetMap as a protected-area boundary 1.26 km from the pin to its reference point, with the forest edge nearer (way 31384330). The developer’s “forest scenery” wording is marketing; whether a particular unit faces the forest or the strait depends on its floor and orientation, which only the unit plan can show.

Services in the surrounding districts include ENKA Schools (private) at 2.88 km, Acıbadem Maslak Hospital (private) at 2.22 km and the public Sarıyer Hamidiye Etfal Training and Research Hospital at about 2.6 km measured to its bus stop. Koç University’s campus lies 7.87 km away in a straight line and Istanbul Technical University’s Ayazağa campus is served by the İTÜ-Ayazağa metro station at 4.01 km (itu.edu.tr). İstinyePark is 3.33 km away. The Istanbul Provincial Health Directorate (istanbulism.saglik.gov.tr) publishes the official hospital lists.

Road distances come from the public OSRM routing service on OpenStreetMap data, with the pin snapped to the nearest road, and ignore traffic. Istanbul Airport is 30.4 km away in a straight line and 40.7 km by road.

Earthquake rules apply to every site in the city: the Turkey Building Earthquake Code and the hazard map adopted by Council of Ministers Decision 2018/11275 were published together (Resmî Gazete, 18 March 2018, no. 30364 (repeated)). The permit date shows which code a building was designed to, and the structural project can be requested.

How a branded residence works for owners at JW Marriott Residences Tarabya: licence, operator and service charge

A branded residence is a home sold under a hotel company’s name. The legal structure behind the name varies from scheme to scheme, and the only structure that this project’s official site describes is a trademark licence. The disclaimer states that the residences are “not owned, developed or sold by Marriott” and that Gül ve Aslan İnşaat A.Ş. and Tarabya Yapı Gayrimenkul Yatırım A.Ş. “use the JW Marriott marks” under a licence from Marriott, which has not confirmed the accuracy of the statements on the page.

The official page names no operator, no staffing, no residents’ service menu, no rental programme and no management company. The Marriott Residences portfolio site has a search entry for the project dated 12 June 2024 (search for Tarabya), and its JW Marriott brand page (brand page) links to the project site, but neither page, as captured on 24 October 2026, describes services at Tarabya. Services at branded schemes elsewhere cannot be assumed here.

Turkish trademark law sets the framework. Under Article 24 of Law 6769 a trademark licence may be granted to one licensee only or to several; unless the contract says otherwise a licensee cannot transfer the licence or grant a sub-licence; the licensor takes measures to ensure the quality of the goods or services the licensee provides; and the licensee must follow the licence conditions, failing which the owner of the mark can assert its rights against the licensee (Law 6769).

So the right to use the name belongs to the licensee companies, not to the unit owners, and the consequences of the licence ending or being breached are matters for the licence contract, which the statute does not describe.

For an owner the practical questions are therefore contractual: how long the licence runs, who can renew it, what standards the licensor sets for the building and its facilities, whether the sale contract promises the brand as a feature, and what happens to signage and shared facilities if the licence ends. The licence is a private contract and may not be disclosed in full; a summary of its term and conditions can be requested in writing.

Running costs come next. The 700 m² social facility (pool, VIP massage rooms, hammam, sauna, fitness) is a shared installation. Under Article 20 of the Condominium Law (Law 634), co-owners pay building insurance, maintenance, manager and shared-installation operating costs in proportion to their land shares unless they agree otherwise, and may not avoid the charge by not using the facility. Arithmetic example: an owner holding 1/400 of the land shares pays 0.25% of each shared expense.

Late payment attracts compensation of 5% a month, a tenant using the unit is jointly liable up to the rent owed, and after a court has fixed the debt a statutory mortgage can be registered on the unit (Articles 20 and 22, Law 634). No service-charge budget is published for the project, so no aidat figure is stated on this page. Ask for the first-year budget, the charge per m², the share carried by the 20 offices and six commercial units, and whether non-owners can use the facility.

If the scheme counts as a “toplu yapı” (a group of buildings under one approved site plan with shared facilities), Articles 66 to 74 of Law 634 add block-level owner assemblies, a single management plan for the whole site, charges for facilities assigned to certain buildings borne by those owners (Article 72), and an optional provisional management that may last up to one year after the group of buildings is finished and ends in any case ten years after the first building permit (Article 73).

The mevzuat.gov.tr text read on 24 October 2026 shows that Law 7579 of 7 May 2026 changed the vote needed to amend such a plan from four-fifths to two-thirds (Article 70); for an ordinary building Article 28 still requires four-fifths. Whether the site is a toplu yapı is not published.

A last point concerns short lets. Letting a flat to tourists for stays of 100 days or less falls under Law 7464, which requires a permit and, where a building has several owners, a unanimous notarised decision of all of them, as the Airbnb-law guide on this site sets out; the project’s pages state no rental programme, so a buyer should not assume that any exists.

Checklist for a branded-scheme purchase, in the order the documents usually arrive:

1. Identify the seller named in the contract and compare it with the two companies on the official site.
2. Request the licence summary: term, renewal rights, and what changes if the brand leaves.
3. Obtain the building permit, the approved architectural project and the floor-easement entry for the unit.
4. Read the draft management plan: land shares, voting rule, manager, and the cost of the social facility.
5. Ask for the operating budget and the actual charge per m² for the first and second year.
6. Confirm in writing who operates the pool, spa and fitness areas and whether outside users are admitted.
7. Obtain the zoning certificate (imar durumu) and ask whether the Bosphorus Law applies to the parcel.
8. Fix the delivery date, the late-delivery remedy and the handover snagging procedure in the contract.

Buying in Türkiye in brief: the steps for an off-plan purchase

Foreign individuals may buy property if their nationality is allowed by Presidential decision, within a limit of 30 hectares per person and 10% of a district’s privately ownable area, and outside military and security zones (Article 35 of the Land Registry Law 2644, Law 2644). No residence permit is required to buy, according to the TKGM guide for foreigners.

These rules are stated as of 24 October 2026. Being allowed to buy does not decide whether a particular parcel can be registered to a foreigner: the title office checks the parcel against zone data supplied by the defence and interior ministries, so the answer comes from the Land Registry, not from the seller. The buying guide on this site gives the cost tables and tax rates in full.

For a unit sold before completion, Law 6502 governs the sale (Law 6502). Articles 40 to 45 require the building permit before a prepaid sale contract, a pre-information form at least one day before signing, registration of the sale or a notarial form for a sale promise, a 14-day right of withdrawal, delivery by the date written in the contract with an outer limit of 48 months counted from signature, and a right to withdraw for up to 24 months with capped compensation to the seller.

A new home bought from a developer carries VAT of 10% on its first 150 m² of net area and 20% on the remainder where the building permit dates from after 1 April 2022 (Presidential Decisions 5359 and 7346, as summarised in the buying guide).

The developer has not published the permit date, so the following is arithmetic on its published net areas, not a quotation: plan 01 (71.73 m²) and plan 02 (135.72 m²) fall below 150 m² and would carry 10%; plan 03 (198.78 m²) would blend to 12.45% ((150 × 10% + 48.78 × 20%) ÷ 198.78); plan 04 (243.28 m²) to 13.83%.

The foreign-currency and installment mechanics are covered in the installments guide, and annual property tax estimates can be run in the property tax calculator. A VAT exemption exists in Article 13(1)(i) of the VAT Law for first deliveries to non-resident foreigners who bring the price in foreign currency, with a three-year disposal condition (Law 3065); whether it can apply to a given unit is a question for the seller’s tax adviser.

Risks, title and due diligence

The first risk is information. The official page publishes no permit, delivery date or price, portals contradict each other, and the card on this site is a broker feed. Until a contract with attached plans exists, nothing on the web fixes what a buyer would actually acquire. The second is brand dependence: the name is used under a licence the buyer does not hold (section 4). The third is the mix of apartments, offices and commercial units in one scheme, which affects charges, noise and use.

A fourth risk is delivery. Portals give dates from 2025 to 30 December 2026, none official. Law 6502 Article 44 caps prepaid delivery at 48 months from the contract; the date in the contract, not a portal, governs. Currency is a fifth: the card quotes dollars while the dollar rate was TRY 49.6540 on 23 October 2026 (CBRT bulletin 2026/201), so a contract currency clause matters.

Citizenship and residence rules need care. Under Article 20(2)(b) of the Citizenship Regulation, as amended by Decision 5554 (Resmî Gazete 13 May 2022, no. 31834) and Decision 7938 (12 December 2023, no. 32397), the property route sets USD 400,000, applies to an immovable with floor-ownership or floor-easement title or a plot with a building, and carries a three-year no-sale annotation (Decision 5554; Decision 7938; Law 5901, Art. 12).

USD 400,000 is TRY 19,861,600 at 49.6540. The card’s lowest sub-listing, USD 402,000, is 0.5% above that figure and its headline USD 355,000 is below it.

These are arithmetic comparisons only. Eligibility depends on the valuation report, the purchase price and payment method, and approval by the authorities, to be checked per unit; whether an office unit can count is a question for the competent authority. A short-term residence permit for property owners rests on Law 6458 Article 31(1)(b) and 31(6) (Law 6458); a USD 200,000 level for deeds from 16 October 2023 was reported by Cumhuriyet. Applications go to the Presidency of Migration Management.

Background on both routes is in the citizenship and immigration page on this site.

How JW Marriott Residences Tarabya compares with the other ten Istanbul projects on this site

The projects differ more in what is published than in what is built. Only two of the eleven (the two Referans projects) have a status that comes from a regulated company report. This project and Maslak Vision are both in Sarıyer; the first publishes four plans with areas and a unit count by use, the second nine 1+1 plan areas. By the lowest sub-listing, six cards start at or above USD 400,000 (Beşiktaş, Göktürk, this project, City Residences, Modasehir and Benlexa); five start below it, one of them in lira.

Card prices come from broker feeds, not from developers. More listings are on the apartments for sale in Istanbul page, the Istanbul city page and the Türkiye country page.

The developer and the licence holder

The official project site names two companies in its disclaimer: Gül ve Aslan İnşaat Anonim Şirketi and Tarabya Yapı Gayrimenkul Yatırım Anonim Şirketi. It says they use the JW Marriott marks under a licence from Marriott, and that Marriott does not own, develop or sell the residences. The page does not say which company owns the land, holds the building permit or signs the sale contracts, and it gives no founding year, portfolio or completed-project count.

Portals attribute the project to Gül ve Aslan İnşaat (for example residenceinvest.com, reviewed on 5 October 2026). Other company websites with similar names exist, but the official project page does not link to them, so this page draws no connection between them and the project. No track record is stated here because none is published on the official pages.

Marriott’s side is described only by its own portfolio site, which lists the project in search results and links to the project page. Company data can be checked in the Trade Registry Gazette and MERSIS, and trademark data in the register of TÜRKPATENT. A buyer can ask the seller to state in the contract which of the two companies is the seller and which holds the licence.

Frequently asked questions

Who develops JW Marriott Residences Tarabya, and does Marriott sell the units?

The official site says the residences are not owned, developed or sold by Marriott International or its affiliates. It names Gül ve Aslan İnşaat A.Ş. and Tarabya Yapı Gayrimenkul Yatırım A.Ş. as using the JW Marriott marks under a licence, and it adds that Marriott has not confirmed the page’s statements. The contract should therefore name the seller, and a buyer can check that company in the Trade Registry Gazette before paying a deposit.

How many units does the project have?

The official site lists 215 residential apartments, 20 entry-level office units and six outward-facing commercial units, which makes 241 in total (calculated). Portals give 216 residences and 22 home offices, and some describe two 23-storey towers on 8,035 m². Those are not official figures. The card on this site also places office rows inside its apartment list, so a unit’s category should be confirmed in the building project.

When will JW Marriott Residences Tarabya be delivered?

The developer publishes no delivery date. One portal shows Q4 2026, another shows it as not published, and other portals have given dates from July 2025 to 30 December 2026. Under Law 6502 Article 44 a prepaid home must be delivered within the contract period and never later than 48 months from the contract date, so the date and the late-delivery remedy should be written into the contract.

What apartment sizes are published?

Four sample plans: two 2+1 plans of 71.73 and 135.72 m² net (100.42 and 190 m² gross), a 3+1 of 198.78 m² net (278.29 gross) and a 4+1 of 243.28 m² net (340.59 gross). Each gross figure equals the net figure times 1.40. The card on this site shows wider ranges from a broker feed, from 38 to 398 m², whose basis is not documented, so the unit plan and the contract area should be requested.

What does a home in JW Marriott Residences Tarabya cost?

The developer publishes no price. Per the listing card on this site, as of 24 October 2026, the headline is USD 355,000 “starting from” and USD 3,898,000 “up to”, while the lowest sub-listing is USD 402,000. Calculated from the card, prices run from USD 8,743 to 10,750 per m². These are broker-feed figures, not a price list; ask for the unit price and whether VAT is included.

Are hotel services or a Marriott management package included?

The official site names no operator, no service menu and no management package. It lists a 700 m² social facility with an outdoor pool, VIP massage rooms, a hammam, a sauna and a fitness centre, and says nothing about who runs it or who may use it. Services at other Marriott-branded schemes cannot be assumed; a buyer can ask for the operator’s name and the cost allocation in writing.

Does buying in JW Marriott Residences Tarabya give Turkish citizenship or a residence permit?

No purchase by itself gives either. As of 24 October 2026 the citizenship property route in Article 20(2)(b) of the Citizenship Regulation sets USD 400,000 with a three-year no-sale annotation, and eligibility depends on the valuation report, the price and payment method, and approval by the authorities, to be checked per unit. Owners may apply for a short-term residence permit under Law 6458 Article 31, decided by the migration authority.

What does a foreign buyer pay on top of the price?

As of 24 October 2026 the standard items are the title deed fee (2% from each side), a DASK earthquake policy, a valuation report and, on a new home, VAT of 10% up to 150 m² of net area and 20% on any excess, for permits dated after 1 April 2022. A notary fee of 1 per thousand (500 to 4,000 TL) applies to a notarised sale contract. The buying guide gives worked examples.

How are service charges set in a building like this?

Under Law 634 Article 20 co-owners pay shared costs in proportion to their land shares unless they agree otherwise, and a management plan sets the details (Article 28). Late payment carries 5% compensation a month, and a tenant is jointly liable up to the rent owed (Article 22). No budget is published for the project, so the first-year budget and the charge per m² should be requested.

Does the Bosphorus Law apply to the project’s parcel?

The developer does not say. Law 2960 defines the Bosphorus Area by a map and a master plan approved on 22 July 1983, and Article 3(n) provides that plan use decisions are recorded in the title register. The zoning certificate (imar durumu) from the Sarıyer municipality shows whether a parcel lies in the area and which zone applies, and the title record shows any recorded use decision.

Sources and last check

Last checked: 24 October 2026. Sources:

• Project site: apartments, offices, commercial units, social facility, sample plans, disclaimer (captured 24 October 2026)
• Marriott Residences: JW Marriott Residences brand page
• Marriott Residences: search entry for Tarabya (12 June 2024)
• Condominium Law 634 (Arts. 10, 12, 14, 20, 22, 28, 66-74; text as amended by Law 7579 of 7 May 2026)
• Industrial Property Law 6769 (Art. 24, trademark licence)
• Bosphorus Law 2960 (Arts. 2, 3)
• Consumer Protection Law 6502 (Arts. 40-45)
• Land Registry Law 2644 (Art. 35)
• VAT Law 3065 (Art. 13(1)(i))
• Law 492 on Fees (title deed fee)
• Law 6458 on Foreigners and International Protection (Art. 31)
• Turkish Citizenship Law 5901 (Art. 12)
• Resmî Gazete 13 May 2022, no. 31834: Decision 5554
• Resmî Gazete 12 December 2023, no. 32397: Decision 7938
• Resmî Gazete 18 March 2018, no. 30364 (repeated): hazard map decision and Building Earthquake Code
• DASK tariff and premiums (1 October and 1 November 2026 values)
• TKGM guide for foreign buyers (hosted by the Konya Investment Support Office)
• CBRT daily rates, bulletin 2026/201 of 23 October 2026
• Trade Registry Gazette
• MERSIS central registration system
• TÜRKPATENT
• Sarıyer Municipality
• Presidency of Migration Management
• İETT
• Istanbul Provincial Health Directorate
• Istanbul Technical University
• Cumhuriyet, 30 October 2023: residence-permit level (press report)
• Ekonomist: TÜİK 2025 population results (press report)
• Wikipedia: M2 (Istanbul Metro) (secondary)
• residenceinvest.com portal listing (reviewed 5 October 2026)
• offplan.so portal listing
• OpenStreetMap: Tarabya Mahallesi boundary and the places listed in section 3 (nodes and ways cited in the table)

This is not legal, tax or financial advice.