Comparison of Yedi Mavi, Büyükyalı, and Pruva 34: Which Istanbul Project is Best?

Introduction: A Glimpse into Istanbul’s Luxury Real Estate Market

The luxury real estate market in Istanbul has seen a boom in the last decade. With growing interest from both local and international buyers, developers have raised the bar, delivering high-end, sea-facing residential complexes that rival those in global cities like Dubai or Miami. Among the most iconic and talked-about residential projects are Yedi Mavi, Büyükyalı, and Pruva 34 — all located on the European side of Istanbul, and each offering its own distinct style of luxury living.

But which one of these developments is the right fit for you? Whether you're a family looking for a forever home, an investor seeking strong returns, or someone simply chasing a sea-view lifestyle, this guide will give you the full picture. We'll explore each project’s location, design, features, pricing, and investment potential in detail so you can make the most informed decision possible.

Overview of the Three Projects

Yedi Mavi

Meaning “Seven Blues” in Turkish, Yedi Mavi is a seafront residential complex situated in Zeytinburnu. It consists of seven luxurious residential blocks, with panoramic views of the Marmara Sea. The project boasts over 50,000 sqm of green space and promises an exclusive coastal lifestyle right in the heart of the city.

Büyükyalı

Büyükyalı is more than a housing project — it's a coastal city within a city. Located on the Kazlıçeşme-Zeytinburnu coastline, it combines contemporary architecture with traditional Turkish elements. It's a mixed-use development offering apartments, townhouses, commercial zones, and even cultural spaces — a complete lifestyle ecosystem.

Pruva 34

Located in Bakırköy, Pruva 34 is a high-end residential complex known for its elegant design, large unit sizes, and tranquil ambiance. It caters to families and individuals looking for privacy, peace, and luxury — all with a stunning view of the Marmara Sea.

Geographic Location: Heart of the City or the Outskirts?

When it comes to real estate, location is king — and these three projects are all strategically positioned along Istanbul’s coastline, but they vary in terms of connectivity and accessibility.

Yedi Mavi: Located right on Kennedy Street, it's minutes away from major districts like Fatih and Bakırköy. The proximity to the Eurasia Tunnel and the Marmaray metro line ensures fast, easy travel throughout Istanbul.

Büyükyalı: This project stands out for its exceptional accessibility. It has a private access point to Marmaray metro, and it’s very close to the Eurasia Tunnel and sea transport. There’s even a marina attached to the complex, offering yacht access.

Pruva 34: Situated in the upscale Bakırköy district, this area is known for its tranquility and low population density. While not directly on a metro line, it's close to major highways and the old Atatürk Airport zone (which is being transformed into a massive national park).

Architectural Design and Construction Philosophy

Each project carries a unique architectural vision, reflecting its target audience and lifestyle values.

Yedi Mavi: Modern elegance defines this development. With sleek glass facades, spacious balconies, and minimalist interiors, it offers residents a luxurious yet understated aesthetic. Natural materials like wood and marble are prominent throughout.

Büyükyalı: Inspired by Ottoman and European design, Büyükyalı uses historical textures blended with modern elements. Medium-rise blocks with wide courtyards give the complex a cozy, community-focused feel — ideal for families.

Pruva 34: Think of it as a five-star resort. The architecture emphasizes space, height, and light. Floor-to-ceiling windows, open-plan layouts, and grand lobbies offer a sense of exclusivity and refinement that’s hard to match.

Apartment Types and Available Sizes

Yedi Mavi:

Offers units from 1+1 to 5+1 and penthouses.

Sizes range from 70 sqm to 350 sqm.

Spacious balconies and smart layouts prioritize sea views.

Büyükyalı:

Apartments range from 1+1 to 6+1.

Some units include private gardens or massive terraces.

Interior design focuses on functionality, with maid’s rooms and storage space in larger apartments.

Pruva 34:

No small units — starts from 3+1 and goes up to 5+2 duplexes.

Sizes range from 195 sqm to 700+ sqm.

Designed for larger families or those seeking luxurious living.

Views and Landscapes

One of the standout features of these three projects is their breathtaking proximity to the Marmara Sea. However, the quality of the view — and how many units get to enjoy it — varies.

Yedi Mavi: Offers unobstructed panoramic sea views for nearly all apartments. Thanks to its linear design aligned directly with the coastline, every resident enjoys sunrise and sunset over the water. Expansive green areas between buildings enhance the feeling of spaciousness and openness.

Büyükyalı: While close to the sea, not all units have a direct view due to the staggered layout of buildings. However, the project compensates with beautiful, landscaped gardens, pedestrian-friendly promenades, and shared spaces with aesthetic design inspired by Istanbul’s historical identity.

Pruva 34: Strong contender when it comes to sea views. The frontline blocks have full panoramic views, while the rear ones still offer partial sea vistas due to generous spacing and clever positioning. There’s a sense of serenity here, like living in a luxury beach resort with open lawns and walking paths.

Amenities and Facilities Within the Complex

Modern residents expect more than just a home — they want a lifestyle. All three projects deliver comprehensive, luxury-level amenities.

Yedi Mavi:

Indoor and outdoor swimming pools

Fully equipped fitness center and spa

Dedicated bike and jogging tracks

Children’s playgrounds and mini cafés

Smart home systems and 24/7 security

Büyükyalı:

Social club and cultural spaces

Marina access for private boats

On-site schools and educational facilities

Restaurants, boutiques, and bakeries within walking distance

Integrated smart city infrastructure

Pruva 34:

High-end gym and wellness center

Outdoor and indoor pools with lounge areas

Private cinema and game rooms

Hotel-style services including cleaning, maintenance

Underground parking with valet service

Each project is built around the concept of “self-sufficient living,” where you rarely need to leave the complex for daily needs — especially true for Büyükyalı, which functions like a mini-city.

Construction Quality and Developers

The reputation and experience of a developer can make or break a real estate investment. Let’s look at who’s behind these projects:

Yedi Mavi is developed by Kalkavan Yapı, in collaboration with Hanse Yapı and GAP İnşaat — trusted names in Turkish construction, with a strong portfolio of infrastructure and housing projects.

Büyükyalı is spearheaded by OZAK GYO, a publicly traded real estate company, in partnership with Emlak Konut GYO, a government-backed enterprise. Their reputation for quality, transparency, and timely delivery adds an extra layer of trust.

Pruva 34 is the work of Doğa Şehircilik, known for delivering luxurious, large-scale housing projects that combine aesthetics with long-term functionality.

Across all three, construction quality is top-notch, with earthquake-resilient designs, luxury finishings, and energy-efficient building techniques.

Price and Cost Comparison

Real estate prices in these projects reflect the luxury they provide. Here's a rough comparison:

Payment Options:

Most developers offer installment plans (e.g., 50% down payment + 12–36 month installments).

Some units may qualify for interest-free or flexible developer financing.

Resale units may offer better pricing, especially for quick buyers.

Investment Returns and Rental Yields

If you're looking at these properties from an investment perspective, rental income and future value appreciation are essential.

Yedi Mavi:

High rental demand due to seafront location and modern design.

Annual rental yield: 6% to 8%

Great short-term rental potential for expats and diplomats.

Büyükyalı:

Appeals to families, professionals, and tourists.

Annual rental yield: 5% to 7%

Mixed-use character attracts steady long-term tenants.

Pruva 34:

Lower rental yield (4.5% to 6%), but excellent long-term capital appreciation.

Ideal for buyers seeking value retention, not just rental income.

Larger units mean fewer tenants but higher rental rates.

Ease of Obtaining Turkish Citizenship

Since the Turkish Citizenship by Investment Program only requires a $400,000 real estate investment, all three projects easily qualify.

Units in these developments meet the minimum criteria.

Developers provide legal assistance and certified appraisal reports.

You can apply for citizenship within 3–6 months of purchase.

Some developers even offer bundled legal services to simplify the process, which is especially helpful for foreign investors.

Legal and Tax Considerations

Title Deed Transfer Tax: 4% of the sale price (often shared 50/50 between buyer and seller).

Annual Property Tax: 0.2% of the property value for residential units.

Maintenance Fees:

Yedi Mavi: ~$2.5/m² monthly

Büyükyalı: ~$2–3/m²

Pruva 34: ~$3.5/m² (higher due to premium services)

No hidden costs if you’re buying through a licensed agent or directly from the developer.

Resident Reviews and Buyer Testimonials

Understanding real experiences from people who live or have invested in these projects provides valuable insight beyond the glossy brochures.

Yedi Mavi: Residents consistently praise the breathtaking sea views, peaceful environment, and premium-quality finishes. Some note that the maintenance fees are slightly high, but worth it given the lifestyle provided.

Büyükyalı: Highly rated by families and professionals, especially due to the project’s integrated services, restaurants, and cultural hubs. A few reviews mention that the area can get slightly crowded during weekends because of the public commercial zones and seaside accessibility.

Pruva 34: Described by residents as a resort-like paradise. Many enjoy the tranquility and privacy, especially in comparison to other coastal projects. Some mention the lack of immediate public transport access as a minor inconvenience, but most agree that the exclusivity compensates for it.

In general, satisfaction levels are high across the board, with all three projects consistently rated between 4.5 to 5 stars on major real estate platforms.

Pros and Cons of Each Project

Here’s a quick summary comparison to help you decide:

Which Project Suits You Best?

Let’s break it down by your goals:

For Investors:
Go with Büyükyalı. It offers a strong mix of rental income potential, easy resale, and a broad target market due to its mixed-use nature.

For Families:
Pruva 34 wins here. Its quiet environment, spacious apartments, and luxurious finishes make it ideal for long-term, peaceful living.

For Personal Living with Prestige:
Yedi Mavi strikes the best balance between location, lifestyle, and luxury, especially if you crave waking up to a sea view every day.

Conclusion

Choosing between Yedi Mavi, Büyükyalı, and Pruva 34 ultimately depends on your lifestyle goals, budget, and investment plans.

If you're dreaming of uninterrupted sea views in a centrally located, high-end development — Yedi Mavi is your match.
Looking for a community-centered project with everything from schools to restaurants to a marina? Büyükyalı delivers it all.
Want peace, privacy, and palatial living? Pruva 34 offers a level of exclusivity and comfort that’s hard to rival.

Each of these projects sets the gold standard for luxury coastal living in Istanbul — it’s just a matter of choosing which gold fits your crown.

FAQs

1. Can I get Turkish citizenship by purchasing property in these projects?
Yes. All three projects offer units that meet the minimum $400,000 threshold for citizenship through real estate investment.

2. Which project is best for long-term rental income?
Büyükyalı due to its diverse tenant pool, proximity to transport, and on-site commercial areas.

3. Are there installment plans available for foreign buyers?
Yes. Developers typically offer flexible payment terms — up to 36 months in some cases.

4. What are the monthly maintenance costs?
They range from $2 to $3.5 per square meter, depending on the project and facilities.

5. Which project offers the most spacious apartments?
Pruva 34, with units starting at 195 sqm and going well over 700 sqm for luxury duplexes.