Referans Gokturk Istanbul: Status and Buyer Checks (2026)

Referans Gokturk Istanbul is a residential project of Kiler Gayrimenkul Yatırım Ortaklığı A.Ş. (Kiler GYO) on a 24,581 m² parcel in the Mithatpaşa neighbourhood of Eyüpsultan, between Göktürk and Kemerburgaz on the European side of Istanbul. This guide to Referans Gokturk Istanbul sets out what the developer and its stock-exchange reports state, what the listing card on this site shows, what official sources say about the district, and which documents a buyer should obtain. Rules and figures are given as of 24 October 2026.

Overview of Referans Gokturk Istanbul

The developer’s project site, referansgokturk.com, presents the scheme as short-rise, horizontal architecture with simplex apartments, roof duplexes and garden duplexes, terrace pools and garden-floor units that open directly to pools. Its landscape list names ornamental pools, cycling tracks, dog parks, walking areas, planted gardens and pergolas. The pages carry the footer “© 2024 Kiler GYO”. They state no unit count, no unit sizes, no price, no delivery date and no construction status, and the floor-plan page holds images without figures.

The status comes from Kiler GYO’s regulatory reports. The report for 1 January to 30 September 2026 states that the building permits were issued on 2 October 2023, that floor easements (kat irtifakı) were established on 20 March 2024, and that preparations for sales, marketing and construction activities are continuing. The reports for 31 March and 30 June 2026 use the same wording. In the September report’s valuation table the project is described as a mixed scheme of residential and commercial units on parcel 558/4.

Kiler GYO’s own web pages are not consistent about the category. Its all-projects page files “Göktürk” under planned projects, while its ongoing-projects page lists Referans Göktürk. Both were read on 24 October 2026 and both carry a 2022 copyright footer. The listing card shows “Year Built 2025”, which is not a delivery date and has no developer source, so delivery is given here as not published.

The listing name matches the developer’s official name, which the developer writes with diacritics as Referans Göktürk; no alias applies. Prices on this page are the values on the listing card of this site, not developer prices.

Unit types and sizes: what is published about the homes

The developer’s pages name forms rather than types. The project site lists simplex apartments, roof duplexes, garden duplexes, terrace-pool apartments and garden floors that open to pools, and gives no count or area for any of them. The listing card on this site uses the Turkish room notation instead, with five types from 2+1 to 4,5+1.

In that notation the digit after the plus sign is the living room, and a half room such as the “,5” usually marks a small extra room. The card is fed by a broker price list, and no developer document confirming its values was found.

Four features of the card call for caution. The 2+1 row spans 112 to 428 m², wider than the 4+1 row, so one end of it probably belongs to another type. The 3+1 and 3,5+1 rows carry the same price of USD 1,090,000, and the 4+1 and 4,5+1 rows the same USD 1,190,000.

A “from” price in such a feed is attached to the type and not to a unit, so it does not identify which unit costs that amount. And no row carries a unit count, so the card cannot show how many homes exist at each price.

Calculated from the card’s figures, the price per square metre at the smallest size of each row runs from USD 3,123 (4+1) to USD 4,958 (4,5+1), and the top price is 2.4 times the entry price (1,190,000 divided by 495,000). At the Central Bank forex-selling rate of 49.6540 lira per dollar (bulletin 2026/201 of 23 October 2026, the latest before this page, as 24 October is a Saturday) USD 495,000 is 24,578,730 TL. These are ranking aids from broker values and not quotations.

The card’s feature tags are air conditioning, barbecue, gym, laundry, sauna and swimming pool. The developer’s site lists pools and outdoor amenities but names no gym, sauna or laundry, so the specification of the amenities and of each unit is a matter for the written offer.

What to request in writing before reserving a unit:

• the net and gross area of the specific unit, and how the developer measures each
• the separate areas of terraces, gardens and any terrace pool
• the block, floor and orientation, with the approved floor plan
• the land share (arsa payı) recorded in the floor-easement entry
• whether a pool is private to the unit or shared, and who maintains it
• the number of homes and of blocks in the project
• parking, storage and the heating and cooling specification
• whether the price includes VAT, and the currency of each instalment

Location of Referans Gokturk Istanbul: Mithatpaşa, Göktürk and Kemerburgaz

Eyüpsultan is a district on the European side of Istanbul. The January 2023 valuation report commissioned by Kiler GYO gives its population as 417,360 at the 2021 address-based count of the Turkish Statistical Institute (TÜİK). The Turkish Wikipedia article lists 425,216 for the 2025 count, a figure that was not checked against TÜİK’s own tables.

The reports place the parcel in Mithatpaşa, on the Kemerburgaz side of the district. The valuation report describes the Göktürk Merkez neighbourhood as about 1.5 km north of the parcel and Göktürk Yolu as adjacent to it and among the main roads used to reach Istanbul Airport.

The same report is not consistent on frontage: one section says the parcel has no frontage to Kemerburgaz Pirinççi Yolu or Mandıra Sokak, another gives about 70 m of frontage to Pirinççi Yolu. Access is therefore a point to confirm on the title and zoning documents.

The map pin on the listing card falls in Göktürk Merkez. It lies about 0.2 km (straight-line) from a clinic that the developer places 3.4 km from the project, so the pin marks Göktürk rather than the parcel. No project coordinates are published, and the developer does not say whether its distances are road or straight-line figures.

Rail access is by line M11 (Gayrettepe–Istanbul Airport–Halkalı), which has Kemerburgaz and Göktürk stations. According to the Wikipedia article on M11, the section from Kağıthane to Istanbul Airport opened on 22 January 2023 and the Halkalı extension on 20 June 2026.

This is a secondary source, and Metro Istanbul’s own site could not be reached from the research environment, so timetables and the route from the parcel need checking there. The developer states “metro 1.4 km” without naming a station; measured in a straight line from the reference point described below, Kemerburgaz station is 1.0 km away and Göktürk station 2.2 km.

On roads, the developer lists Istanbul Airport at 16.7 km and the TEM motorway at 16.8 km, while the 2023 valuation report gives 18 km to the airport and 10 km each to TEM and the Northern Marmara Motorway. Different start points and routes could explain the gaps. The airport operator publishes its own access information.

Green space is close. Kemerburgaz Urban Forest lies about 1.8 km from the reference point, and the developer’s text mentions Belgrade Forest and the Kilyos coast without giving distances; straight-line measurements are about 6.9 km to the Bahçeköy edge of Belgrade Forest and 14.7 km to Kilyos beach.

The parcel belongs to the Kemerburgaz Reserve Building Area plan (1:1,000, approved 4 May 2021). Under Law 6306, a reserve building area is a zone designated by the Ministry for implementations under that law; the plan notes date the declaration of this area to 25 January 2021.

The notes place part of the planning area in the short- and medium-distance protection zones of the Alibey drinking-water basin. They make valley floors and protection belts no-build open green space, allow buildings to approach forest-registered neighbouring parcels to 6 m, and require approved geological, geotechnical and ground studies before any works. They also require opinions from the electricity transmission operator and for the Istanbul Airport–Gayrettepe metro route.

The report does not say whether the parcel itself lies in a basin zone. For dam lakes, the 2017 regulation on drinking and utility water basins sets the short-distance zone at 700 m and the medium-distance zone at a further 1,000 m (Arts. 10 and 11), with restrictions on new buildings in each. The plan permits detached, twin, block, row and terrace forms, which fits the developer’s description of a low, horizontal scheme.

The plan notes refer to “1st-degree earthquake zone” parameters, a classification from before the 2018 map. The Disaster and Emergency Management Authority (AFAD) states that the current Earthquake Hazard Map of Türkiye was published in the Official Gazette of 18 March 2018 and has applied since 1 January 2019, together with the Turkish Building Earthquake Code. Hazard values for a parcel are read from that map.

The second table gives indicative straight-line distances calculated for this page. The reference point R (41.1615 N, 28.8992 E) lies on the Pirinççi-Kemerburgaz Yolu as mapped in OpenStreetMap, the road named in the valuation report; the parcel’s exact position is not published, so the figures are indicative to within about 1 km. Station and place coordinates are OpenStreetMap values.

Referans Gokturk Istanbul as a planned low-rise community: status, airport access, schools and forest

The developer describes Referans Gokturk Istanbul as a short-rise, horizontal scheme among gardens and pools. Four questions decide whether that description matches a purchase: how far construction has progressed, how long the journey to the airport and the metro really is, what the schools and hospitals named by the developer offer, and which forest, water-basin and ground constraints sit on the site. The status trail comes first, because every source gives a slightly different wording.

Read together, the reports describe a project that has building permits and registered floor easements but no reported occupancy permit and no published progress figure. Three years and three weeks passed between the permits of 2 October 2023 and this page. The company gives no delivery date, so the contract is the only place where one can be fixed.

Consumer law sets the frame for that contract. Under Law 6502, Article 40(3), no prepaid housing contract may be made with consumers before the building permit exists, and Article 41 requires the sale to be registered or the promise to be notarised.

Article 44 requires delivery within the contract period and never later than 48 months from the contract date: for a contract dated 24 October 2026 that outer limit is 24 October 2030 (calculated). The same article treats delivery as made when the floor easement is registered in the consumer’s name and possession is transferred, so the contract should say whether “delivery” means the occupancy permit, the keys or the registration.

The zoning is consistent with a low scheme. The plan allows a floor-area ratio of 1.00 and at most six floors, and on 24,581.10 m² that ratio corresponds to a ceiling of about 24,581 m² of counted floor area (calculated; exclusions in the zoning regulation apply). The ceiling is a legal limit, not a unit count, and the number of blocks and homes remains unpublished.

On access, the developer’s text says the airport can be reached “within minutes”, while its location page states 16.7 km. No journey times are published. The M11 stations at Göktürk and Kemerburgaz serve the line to the airport, but the walking or driving route from the parcel to a station depends on the final site layout, which is not public.

For schooling, the developer names Eyüboğlu (1.0 km), Hisar Education Foundation Schools (3.0 km) and Açı Schools (3.5 km). Admission rules and fees are set by each school. Bahçeşehir University appears as a “BAU Future Campus” label on a map in the 2023 valuation report near Kemerburgaz; the developer’s list does not include it, and its status should be checked with the university.

The landscape the site lists, with ornamental pools, cycling tracks, dog parks and planted gardens, and the terrace pools of the upper units, carry running costs and maintenance duties. Under Condominium Law 634, Article 28, the management plan binds all unit owners as a contract, and amending it needs four fifths of the owners. The draft plan and a service-charge budget are therefore documents to read before signing.

The developer’s distance list also shows how its figures behave. Its 3.0 km to the Hisar schools is 1.8 times the 1.7 km straight-line measurement from the reference point, and its 3.4 km to the Florence Nightingale clinic is 1.7 times the 2.0 km measured, which fits road distances or a different start point.

Its 16.7 km to the airport, by contrast, almost equals the 16.8 km straight-line figure. Given the uncertainty of about 1 km in the reference point the comparison is only suggestive, but the list may mix methods or start points, and a buyer who relies on a particular journey should ask for the route and the time of day on which it was measured.

Where pools and gardens are shared, a scheme is run under one management plan. Under Law 634 the management plan decides how common areas such as pools, roads and gardens are used and paid for, and every later owner is bound by it. The developer’s description of ornamental pools, cycling tracks and walking areas is a landscape concept; which parts are common, which are private and what they cost to run are questions for the draft plan and the first-year budget.

Checklist for the status and site questions, in the order a buyer can ask for the papers:

1. Ask for a current title record of parcel 558/4 and the floor-easement list with the unit number, block, floor and land share.
2. Ask for the building permit of 2 October 2023, any revised permits and the approved architectural project of the block.
3. Ask for the pre-information form at least one day before signing (Law 6502, Article 40(2)).
4. Ask whether the contract is a registered sale or a notarised promise, and for the latest permitted delivery date.
5. Ask what “delivery” means in the contract: occupancy permit, keys or registration of possession.
6. Ask whether building-completion insurance or another cover applies to the project, and on what basis.
7. Ask for the name of the building-inspection firm and the structural, geotechnical and ground reports.
8. Ask in writing whether any part of the parcel lies in a basin zone, a valley belt or a forest setback.
9. Ask for the service-charge budget, the pool and landscape maintenance plan and the draft management plan.
10. Ask for the unit’s net and gross areas, the VAT treatment, the currency and the payment schedule.

Buying in Turkey in brief: the steps for an off-plan unit, in the order the paperwork arrives

A purchase from a developer that holds permits and a floor easement follows a different sequence from a resale. The table follows the order in which documents appear for a unit in this kind of project; the general rules are set out in the buying guide for foreign buyers.

Eligibility to hold title rests on Article 35 of Land Registry Law 2644: nationals of the countries determined by the President may acquire real estate within 30 hectares per person and 10% of a district’s privately ownable area, outside military and security zones. The title office gives the final answer for a given parcel.

Foreign buyers meet two extra papers at the title office. Turkish law firms and the buying guide describe a bank document showing that the foreign currency was sold into lira, and a valuation report prepared by a licensed valuer under circulars of the land-registry authority. The same valuation report is the document on which the citizenship value test rests, so it is worth asking early who orders it and who pays for it.

On costs, the buyer pays 2% of the declared price as title-deed fee, and the seller pays 2%. For new homes from a developer, VAT is 10% on the first 150 m² net and 20% above for permits issued after 1 April 2022 (Presidential Decisions 5359 and 7346).

The permit here is dated 2 October 2023, so that schedule is the relevant one; for a net area of 200 m² the blended rate is 12.5% (calculated). Whether the card price includes VAT is a question for the offer, and Article 13(1)(i) of the VAT Law sets conditions for an exemption for non-resident foreigners.

On citizenship, Article 20(2)(b) of the implementing regulation of the Citizenship Law sets USD 400,000 for the property route (Decision 5554, Official Gazette 13 May 2022), and Decision 7938 of 12 December 2023 limits the property to a unit with a condominium or floor-easement title or a plot with a building. The title carries a three-year no-sale annotation.

As of 24 October 2026 the lowest card price here, USD 495,000, is above that figure on all five card rows, but eligibility depends on the valuation report, the purchase price and the payment method, and on approval by the authorities, and has to be checked for each unit. Owners can apply for a short-term residence permit under Law 6458, Article 31, whose value threshold the Ministry sets. See also the citizenship and immigration page.

Risks, title and due diligence

Completion risk comes first. The reports give permits and floor easements but no progress figure, and Law 6502 limits delivery to 48 months from the contract and allows withdrawal for 24 months with compensation of 2%, 4%, 6% or 8% of the price depending on the period (Article 45). The seller must take out building-completion insurance or provide other cover for projects above a size the Ministry sets (Article 42); whether this project falls above that size is not published.

Currency risk is next. The card prices are in dollars, while the Central Bank forex-selling rate moved from 41.9797 lira per dollar on 23 October 2025 to 49.6540 on 23 October 2026, a rise of 18.3% (calculated). A contract in lira, dollars or euros allocates that movement in different ways, and the currency of each instalment should be fixed in writing.

Title and planning risks are documented in public papers. The 2023 valuation report records, for the title extract of 9 December 2022, annotations on the parcel: declarations on cancelled building-registration records, the reserve-building-area designation and a court-case note.

It states that the seller, Eyüpsultan Municipality, was responsible for having such annotations lifted at transfer and that the valuer saw no adverse effect on transfer. The current record is not public, which is why a fresh extract is the first document to see. Planning constraints are covered in section 4.

Marketing statements are a separate matter. Phrases such as reaching the airport within minutes, or living within a forest setting, describe a concept and are not contract terms. A buyer who relies on a particular feature, such as a private terrace pool, a garden floor or a specified distance, should have it written into the contract or its annexes.

Card data is a further risk: sizes, types and prices are broker-feed values with internal contradictions, so no figure on the card should be relied on without the developer’s written offer. The company is listed, so its quarterly reports on the Public Disclosure Platform show how the project is reported over time.

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

The table lists all eleven Istanbul projects on this site. Status and units are as published by the developer, the operator or the company’s reports; where a developer publishes nothing, the cell says so. Prices are “from” values per the listing cards of this site, as of 24 October 2026; they are broker-feed values and not developer prices. The second column gives the developer’s official project name where the listing name differs.

The projects cover ten districts on both sides of the Bosphorus. Only two, this one and Referans Beşiktaş, have a status stated in the developer’s own regulatory reports, and neither publishes a delivery date. Three listing names, this one, Referans Beşiktaş and JW Marriott Residences Tarabya, are the developers’ own names.

Card entry prices span USD 260,000 to USD 684,000 for the dollar-priced cards, and one card is in lira. No project is better than another on these data; they differ in how much each developer discloses. More context is on the Türkiye country page, the Istanbul city page and the apartments for sale in Istanbul page.

Kiler GYO

According to Kiler GYO’s company profile page (copyright footer 2022), the group’s construction activity began in 1994 within its retail business and was gathered into one company in 2000. The company that became Kiler GYO was registered on 1 September 2005 as Kiler İnşaat Sanayi ve Ticaret A.Ş., was renamed Biskon İnşaat and then Biskon Yapı A.Ş. in 2006, and converted into a real-estate investment trust on a Capital Markets Board decision of 8 February 2008, taking its present name.

The profile gives an issued capital of 1,395,000,000 TL within a registered capital ceiling of 7,000,000,000 TL. The shareholding page lists Kiler Holding A.Ş. with 7.26% in group A shares and 46.29% in group B shares, and a free float of 46.11%; the page is undated. The same profile reports the delivery of Referans Kartal Towers and Referans Kartal Kordonboyu in 2020.

The company’s investor platform publishes its activity reports, from which the status of this project is taken. The reports name Biskon Yapı as a joint-venture partner at Referans Beşiktaş and Referans Pendik and as construction manager at the Halkalı project; they name no partner for Referans Göktürk. The land was bought at a tender organised by Eyüpsultan Municipality, with ownership passing on 4 March 2022 and 1 June 2022. Contact details are not reproduced here.

Frequently asked questions

Who is the developer of Referans Gokturk Istanbul?

Referans Gokturk Istanbul is developed by Kiler Gayrimenkul Yatırım Ortaklığı A.Ş. (Kiler GYO), a real-estate investment trust whose shares are publicly offered and disclosed through the Public Disclosure Platform. The developer’s project site carries the footer “© 2024 Kiler GYO”, and the company’s activity reports name the parcel as block 558, parcel 4 in Mithatpaşa, Eyüpsultan. The reports name no construction partner for this project; for Referans Beşiktaş they name Biskon Yapı A.Ş. as a joint-venture partner. The company profile page is the place to read its history.

Is Referans Gokturk Istanbul built, and when will it be delivered?

No delivery date is published. Kiler GYO’s report for 1 January to 30 September 2026 states that building permits were obtained on 2 October 2023, that floor easements were established on 20 March 2024 and that preparations for sales, marketing and construction continue. The report records no occupancy permit. The “Year Built 2025” field on the listing card has no developer source. For any contract, the delivery date and the legal outer limit of 48 months from the contract date under Law 6502 should be written into the text.

How many homes are planned, and how large are they?

The developer publishes neither. Its site names simplex, roof-duplex and garden-duplex forms, terrace-pool units and garden floors, and its floor plans are images without figures. The listing card shows 112 to 536 m² across five types from 2+1 to 4,5+1, values from a broker feed that include contradictions, such as a 2+1 row reaching 428 m². Third-party unit totals differ and are not used. Net and gross areas per unit and the number of homes should be requested in writing.

What prices does the listing card show for Referans Gokturk Istanbul?

Per the listing card on this site, as of 24 October 2026, prices start at USD 495,000 for a 2+1 and reach USD 1,190,000 for the 4+1 and 4,5+1 rows, with USD 1,090,000 on the 3+1 and 3,5+1 rows. They are “from” values of a broker feed, not developer prices, and the developer’s own pages publish no price. At 49.6540 TL per dollar (CBRT, 23 October 2026) USD 495,000 is 24,578,730 TL. VAT treatment and the currency of instalments must be fixed in the contract.

How far are Istanbul Airport and the metro?

The developer’s location page lists Istanbul Airport at 16.7 km and the metro at 1.4 km without naming a station or a method. The 2023 valuation report gives 18 km to the airport. A straight-line measurement from a point on Pirinççi-Kemerburgaz Yolu, the road named in that report, gives 16.8 km to the airport terminal area, 1.0 km to Kemerburgaz station and 2.2 km to Göktürk station on line M11. The exact parcel position is unpublished, so these are indicative.

Which schools and hospitals does the developer name?

The location page names Eyüboğlu (1.0 km), Hisar Education Foundation Schools (3.0 km), Açı Schools (3.5 km), Koç University (18.1 km), İTÜ (18.2 km) and Boğaziçi University (20.8 km). For health care it names Florence Nightingale Göktürk Medical Center (3.4 km), Acıbadem Göktürk Medical Center (4.1 km) and Liv Hospital (12.6 km). The developer does not state how the distances were measured. Admission rules, fees and services are set by each institution and should be checked with it directly.

Does a purchase at Referans Gokturk Istanbul lead to Turkish citizenship or a residence permit?

Not automatically. The citizenship regulation’s property route, Article 20(2)(b), sets USD 400,000 (Decision 5554 of 2022), and since Decision 7938 of 12 December 2023 the property must be a unit with a floor-easement or condominium title, or a plot with a building, with a three-year no-sale annotation. As of 24 October 2026 the card’s lowest price exceeds that figure on all five rows, but eligibility depends on the valuation report, the price, the payment method and approval by the authorities, per unit. Residence permits for owners rest on Law 6458.

What protections apply when buying off-plan from a developer?

Law 6502, Articles 40 to 45, applies to prepaid housing sales to consumers: no contract before the building permit, a pre-information form at least one day earlier, registration of the sale or a notarised promise, a 14-day cooling-off right, delivery within the contract period and never beyond 48 months, withdrawal for up to 24 months with compensation capped at 2% to 8% of the price, and completion cover for projects above a size the Ministry sets. Whether a given project falls above that size is not published.

What does a floor easement mean for a buyer?

A floor easement (kat irtifakı) is a right tied to a land share that is registered while a building is still under construction; Condominium Law 634 allows it to be converted into full unit ownership (kat mülkiyeti) on the strength of the building’s occupancy permit. For this project Kiler GYO reports floor easements established on 20 March 2024. Whether a buyer holds a registered right or only a contractual claim before completion depends on how the sale is registered, and the title record shows which unit an entry refers to.

Which fees and taxes follow a purchase?

The buyer pays 2% of the declared price as title-deed fee, plus a DASK earthquake policy for the built unit, a valuation report where required and, for new homes, VAT of 10% on the first 150 m² net and 20% above for permits issued after 1 April 2022. After purchase come annual property tax and any tax on rent or on a sale within five years. The property tax calculator page and the buying guide show rates as of 23 October 2026.

Sources and last check

Last checked: 24 October 2026. Sources:

• Referans Göktürk project site (Kiler GYO)
• Referans Göktürk location page (developer distances)
• Kiler GYO activity report, 1 January to 30 September 2026
• Kiler GYO activity report, 30 June 2026
• Kiler GYO activity report, 31 March 2026
• Kiler GYO year-end financial report (CMB report), 31 December 2025
• Valuation report KLGYO-2210052, parcel 558/4, 3 January 2023
• Kiler GYO company profile
• Kiler GYO shareholding structure
• Kiler GYO ongoing-projects page
• Kiler GYO all-projects page
• Kiler GYO investor platform
• Public Disclosure Platform (KAP)
• Land Registry Law 2644 (Art. 35)
• Consumer Protection Law 6502 (Arts. 40-45)
• Condominium Law 634 (Arts. 28 and others)
• Law 6306 on transformation of areas under disaster risk
• Zoning Law 3194 (Art. 30, occupancy permit)
• Building Inspection Law 4708
• VAT Law 3065 (Art. 13(1)(i))
• Law 492 on Fees
• Law 6458 on Foreigners and International Protection (Art. 31)
• Presidential Decision 5554, Official Gazette 13 May 2022
• Presidential Decision 7938, Official Gazette 12 December 2023
• Regulation on protection of drinking and utility water basins, Official Gazette 28 October 2017
• AFAD Earthquake Hazard Map of Türkiye
• DASK tariff
• TKGM guide for foreign buyers
• Land Registry and Cadastre Directorate (TKGM)
• Presidency of Migration Management
• CBRT daily exchange rates, bulletin 2026/201 of 23 October 2026
• Eyüpsultan Municipality
• TÜİK data portal
• Istanbul Airport (operator)
• Bahçeşehir University
• Wikipedia: M11 (Istanbul Metro), secondary source
• Turkish Wikipedia: Eyüpsultan, secondary source
• OpenStreetMap: Kemerburgaz Urban Forest
• OpenStreetMap: Pirinççi-Kemerburgaz Yolu

This is not legal, tax or financial advice.