Referans Beşiktaş vs. Next Level Istanbul: Ultimate Property Comparison 2025

If you've been exploring luxury real estate options in Istanbul, you’ve probably come across two names that keep popping up: Referans Beşiktaş and Next Level Istanbul. These projects represent two very different faces of the same city—both upscale, both in prime locations, but with vastly different vibes, architectural philosophies, and investment potential.

Referans Beşiktaş sits right in the heart of one of Istanbul’s most elite neighborhoods, offering timeless elegance with a touch of Ottoman charm. On the flip side, Next Level Istanbul in Levent is a shining symbol of modern urban living—sleek, sustainable, and built for the future.

Whether you're buying to live, rent, or invest long-term, understanding the key differences between these two projects will help you make an informed decision. Let’s dive deep into this detailed, head-to-head comparison and help you decide which luxury lifestyle suits you best.

Understanding Each Project

Referans Beşiktaş

Developed by Kiler GYO, Referans Beşiktaş is a boutique residential project that redefines luxury living in Istanbul’s historic Beşiktaş district. With just 295 units spread across 10 low-rise buildings, the development is designed for exclusivity, privacy, and timeless sophistication.

What sets this project apart is its elevated attention to detail, boutique community concept, and top-tier amenities including a spa, hammam, concierge service, and private parking. This isn’t a place to “just live”—it’s a place to experience Istanbul in its most elegant form.

Next Level Istanbul

Next Level Istanbul, crafted by Pasifik GYO, is located in the business powerhouse of Levent. Unlike the traditional aesthetic of Referans, this project is all about the future of smart, sustainable living. Built on a large 20,000 m² plot, it includes 4 sleek residential blocks, green walkways, and a variety of modern apartment types.

From smart home systems to eco-friendly design, this project is a dream come true for urban professionals and digital nomads who want access to both luxury and convenience.

Location and Connectivity

Referans Beşiktaş

Beşiktaş is Istanbul’s soul. Sitting along the European side of the Bosphorus, it’s home to royal palaces, embassies, upscale restaurants, and iconic waterfront scenes. Referans Beşiktaş offers walkability to:

Dolmabahçe Palace

Ortaköy Mosque

Zorlu Center

Ferries, buses, and metro stations

Whether you’re commuting to work, dining with friends, or strolling by the sea, everything is just minutes away. For culture lovers and history buffs, this is the perfect blend of heritage and high-end living.

Next Level Istanbul

Situated in Levent, one of Istanbul’s most prestigious business districts, Next Level puts you right at the center of the corporate world. It’s close to major companies, consulates, international schools, and lifestyle hubs. The location features:

Immediate access to Levent Metro

5 mins to TEM and E-5 highways

10 mins to Boğaziçi University

5 mins to Kanyon and Zorlu Mall

If your daily life revolves around meetings, international travel, or urban convenience, this location provides unbeatable efficiency and prestige.

Design and Architecture

Referans Beşiktaş

The design of Referans Beşiktaş is intentionally low-rise and intimate. The buildings are capped at 6 floors, creating a sense of exclusivity rarely found in Istanbul. Architecturally, the design fuses modern luxury with Ottoman influences, using materials like:

Natural marble

Warm wood paneling

Stone facades

You’ll also find private gardens, terraces, and floor-to-ceiling windows that bring in natural light and city views. Every corner of the design speaks of refinement and restraint—no over-the-top glam here, just timeless elegance.

Next Level Istanbul

In contrast, Next Level Istanbul leans heavily into futuristic design and sustainability. Think open-plan layouts, eco-roof gardens, and panoramic windows. The buildings are taller (up to 16 floors), offering better views of the city skyline and modern vertical living.

Interior design features:

Smart lighting and climate control

High ceilings and minimalist interiors

Energy-saving construction materials

It’s a project built for tomorrow—with technology, function, and a clean design language that appeals to professionals and young families.

Project Scale and Layout

Referans Beşiktaş

Unlike high-rise megaprojects, Referans Beşiktaş has been intentionally kept boutique in scale to preserve a sense of exclusivity and comfort. The project spans a total area of 17,655 m², accommodating 10 low-rise residential buildings. Each block contains only six floors, ensuring a calm, community-oriented atmosphere. With just 295 apartments in total, the development limits density, which translates to more privacy, less noise, and better facility access.

The layout follows a horizontal garden-style plan, with buildings placed around landscaped courtyards, pedestrian-friendly walkways, and green pockets. This not only elevates the aesthetic but promotes healthy, outdoor living right in the city center.

Each building includes spacious elevator lobbies, private storage rooms, and underground parking access. Unlike traditional apartment living in Istanbul, Referans offers the feel of a private gated compound with added layers of luxury.

Next Level Istanbul

Next Level Istanbul is a slightly larger, more vertical development—designed with modern urbanity and future-forward living in mind. Spread over 20,000 m², the project houses 4 residential blocks with heights ranging from 8 to 16 floors, depending on the building. This allows for a wide range of views and apartment types, including lofts, terrace houses, and garden homes.

The layout balances built space with open areas, with an emphasis on sustainability and wellness. Rooftop gardens, green walkways, and reflective pools are woven between the buildings, giving residents a peaceful environment despite being in Istanbul’s business core.

The building orientation maximizes sunlight, ventilation, and energy efficiency. With only 162 apartments, Next Level is not a crowded high-rise; instead, it's a premium mid-rise community tailored to young professionals, executives, and urban families.

Apartment Types and Floor Plans

Referans Beşiktaş

Referans Beşiktaş offers a diverse unit mix, from compact 1+1 apartments to expansive 5.5+1 duplexes. Every unit is crafted with attention to functional space, premium finishes, and a sense of vertical flow, especially in duplexes. Many apartments include:

Private balconies or terraces

Separate kitchens (preferred by Turkish families)

High ceilings for openness

Multiple bathrooms and dressing areas

Unit sizes range from:

1+1: 68 m²

2+1: 133 m²

3+1: 159 m²

4+1 Duplex: 236 m²

4.5+2 Duplex: 566 m²

5.5+1 Duplex: 502 m²

Each unit also comes with central heating, smart home features, and noise-reducing insulation. The top-tier duplexes offer Bosphorus or city views, private gardens, and rooftop terraces for an ultra-luxury experience.

Next Level Istanbul

Next Level Istanbul caters to a more modern lifestyle with open-plan layouts, studio-inspired living, and multi-use spaces. Apartment types include:

1+1 (75 m²): Ideal for professionals or couples

2+1 (135 m²): Family-friendly layouts with open kitchens

3+1 (180 m²): Spacious, open living with larger terraces

4+1 Villa-style (280 m²): Private entrances and garden access

Loft/Office Units (85–200 m²): Flexible use spaces

Every unit includes:

Smart home automation (lighting, security, climate)

Panoramic glass walls

Built-in appliances

Designer bathrooms

While Referans leans toward classic layouts and elegance, Next Level promotes flexibility and innovation—a reflection of modern urban priorities.

Interior Features and Finishings

Referans Beşiktaş

The interiors at Referans Beşiktaş are all about timeless sophistication. The design language relies on natural textures, muted color tones, and premium materials. Highlights include:

Imported marble countertops and flooring

High-end wooden cabinetry and doors

Custom-designed lighting fixtures

Underfloor heating systems

Central air-conditioning

Bathrooms are equipped with walk-in showers, double vanities, and luxury tiles, while kitchens come with integrated appliances, stone backsplashes, and hidden storage solutions.

Every detail is tailored to reflect a quiet luxury lifestyle—elegant, but never loud.

Next Level Istanbul

Next Level Istanbul leans toward contemporary elegance and technology-enhanced comfort. Interiors are sleek, functional, and focused on wellness and sustainability.

Key features:

High ceilings (3m+)

Wide-format windows for maximum natural light

Open kitchen layouts with modern cabinetry

Smart systems for controlling blinds, lighting, and climate

Energy-efficient LED lighting

The finishes are understated but premium—frosted glass, brushed steel, eco-wood panels, and smart storage options are standard across all unit types. These interiors aim to enhance your day-to-day functionality without compromising on aesthetic appeal.

Luxury Amenities

Referans Beşiktaş

Designed for upscale living, Referans Beşiktaş provides a robust suite of luxury amenities, including:

Indoor swimming pool

Sauna and Turkish Hammam

Fitness center with personal training

Landscaped gardens and walking trails

Children’s indoor play area

Concierge and valet parking services

Electric vehicle charging stations

Notably, the project includes private social lounges, event rooms, and library areas for residents. These amenities are tailored to a clientele that seeks refined, boutique luxury rather than crowd-heavy community events.

Next Level Istanbul

Next Level Istanbul’s amenities are focused on active lifestyle and modern community living, offering:

Indoor and outdoor pools

Wellness and spa zones

Modern gym and yoga studio

Coworking lounges and meeting rooms

Open-air cinema space

Community terrace cafés and lounges

24/7 smart security

This project excels at creating a vibrant community hub while maintaining exclusivity. The rooftop gardens and lounges are popular spots for networking events, small concerts, and community dinners—appealing to younger, international residents and professionals.

Pricing and Value

Referans Beşiktaş

As one of the most prestigious projects in central Istanbul, Referans Beşiktaş commands a premium price—and rightly so. Its limited number of units, historic neighborhood, and top-tier construction quality all contribute to its exclusivity and long-term value.

Here’s a snapshot of current pricing:

Price per square meter ranges from $8,900 to $13,970, depending on the unit type, floor level, view, and whether it’s a duplex or garden unit.

Is it worth the premium? Absolutely—Beşiktaş real estate consistently appreciates in value faster than other districts, and its limited land availability ensures strong capital preservation and high resale potential.

Next Level Istanbul

Next Level Istanbul offers luxury at a more accessible entry point, especially appealing for investors and younger professionals.

Here’s a pricing breakdown (based on latest data):

Note: Prices may fluctuate with exchange rates and availability.

With prices starting significantly lower than Referans, Next Level provides excellent value per m²—especially considering its Levent location and smart-living infrastructure.

Investment Returns and Rental Yields

Referans Beşiktaş

Rental yields in Beşiktaş are historically high, particularly for luxury units. Due to its limited inventory and elite appeal, rental demand remains consistent year-round—especially from:

Diplomats

Corporate executives

Expats

Wealthy local families

Estimated Gross Rental Yield:

5%–7% annually, depending on unit size and furnishing

$7,000–$10,000/month for 3+1 and larger units

Capital Appreciation:

Beşiktaş has one of the highest per-year appreciation rates in Istanbul (8–12%)

As the city grows outward, central heritage zones grow rarer and more valuable

If you're looking for a buy-and-hold investment with prestige and stability, this is it.

Next Level Istanbul

Next Level benefits from being in Levent, a district with high rental turnover due to its proximity to Istanbul's corporate and financial core.

Rental Demand Is Strong From:

Corporate tenants

Professionals relocating to Istanbul

Foreign consulates and business travelers

Estimated Gross Rental Yield:

6%–9%, especially on smaller units like 1+1 or 2+1

$2,500–$4,500/month on mid-size units

Capital Growth:

As more families seek green, smart-living homes near work, demand for projects like Next Level rises steadily

Being newer and still developing, it has more room for appreciation

Ideal for those seeking higher annual cash flow or entry-level citizenship-qualifying investments.

Target Buyers and Appeal

Referans Beşiktaş

This project is clearly aimed at buyers who value heritage, privacy, and timeless luxury. Ideal buyers include:

Affluent Turkish families upgrading their lifestyle

Foreign diplomats and expats seeking long-term homes

Retirees looking for cultural immersion with high comfort

Investors targeting capital preservation in prime locations

The atmosphere here is more reserved, private, and intimate.

Next Level Istanbul

Next Level Istanbul speaks to the modern city-dweller. Its tech features, community events, and accessibility make it a favorite for:

Young professionals

Expats relocating to Istanbul

Digital nomads and remote workers

International investors seeking low-risk, high-yield assets

Families seeking green living in the city

Its urban energy and modern amenities make it ideal for work-live-play lifestyles.

Eligibility for Turkish Citizenship

Both Referans Beşiktaş and Next Level Istanbul fully qualify for the Turkish Citizenship by Investment program.

Basic Requirements:

Minimum $400,000 USD property purchase

Hold the property for at least 3 years

Legal title transfer (Tapu)

Property valuation report confirming the price

Citizenship Benefits:

Turkish passport within 3–4 months

Spouse and children under 18 included

Visa-free/visa-on-arrival access to 110+ countries

No requirement to reside in Turkey

Whether you're choosing the prestige of Beşiktaş or the efficiency of Levent, both projects open the door to a second passport.

Developer Reputation

Kiler GYO – Developer of Referans Beşiktaş

Publicly traded company on Borsa Istanbul

Developer of Referans Kartal, Güneşli, Bahçeşehir

Known for delivering luxury residential with boutique flair

Strong post-sale customer service

Pasifik GYO – Developer of Next Level Istanbul

Known for smart, sustainable, mixed-use developments

Developer of Next Level Ankara and Next Level Loft

Focus on innovative architecture and green design

Great track record in timely delivery and infrastructure

Both developers are industry leaders, trusted and proven. Choosing between them is more a matter of lifestyle preference than quality concern.

Community Experience and Social Living

Referans Beşiktaş

Expect a quiet, upscale atmosphere. Residents are mostly:

Upper-class locals

International dignitaries

Retired professionals

The vibe is refined and peaceful, with occasional social events, art viewings, and private resident gatherings.

Next Level Istanbul

Here, life is more dynamic and connected:

Common areas for co-working

Rooftop movie nights

Fitness boot camps

Networking mixers

Ideal for those who enjoy a community-centered urban lifestyle without sacrificing privacy.

Nearby Schools, Hospitals, and Attractions

Referans Beşiktaş Nearby

Schools: Robert College, MEF Schools, Bahçeşehir College

Hospitals: Acıbadem Fulya, American Hospital

Attractions: Dolmabahçe Palace, Yıldız Park, Bosphorus shore

Next Level Istanbul Nearby

Schools: Istanbul Technical University, Boğaziçi University

Hospitals: Acıbadem Levent, Şişli Etfal

Attractions: Kanyon Mall, Zorlu Center, Sapphire Tower

Both offer top-tier access to education, healthcare, and entertainment.

Transportation and Infrastructure

Referans Beşiktaş

Metro (M2 Line) – 5 min walk

Ferries to Asian side – 10 min walk

Metrobus and E-5 highway nearby

Walkable neighborhood

Next Level Istanbul

Metro (Levent) – 3 min walk

TEM and E-5 – 5 min drive

Bus, taxi, and private car access

Business travel convenience

Next Level offers faster access to highways and business centers, while Referans excels in walkability and historic city charm.

Final Verdict: Which One Should You Choose?

Go with Referans Beşiktaş if you want:
✅ A home in Istanbul’s most elite, historic neighborhood
✅ Boutique luxury with top privacy
✅ Long-term capital appreciation in a heritage zone
✅ Prestige and exclusivity above all

Go with Next Level Istanbul if you want:
✅ Smart, modern living in a business district
✅ Higher rental yields and better cash flow
✅ More affordable luxury with future-focused design
✅ A vibrant, connected community lifestyle

Ultimately, both projects offer unmatched advantages—it’s all about what fits your lifestyle and investment goals best.

Final Verdict: Which One Should You Choose?

Go with Referans Beşiktaş if you want:
✅ A home in Istanbul’s most elite, historic neighborhood
✅ Boutique luxury with top privacy
✅ Long-term capital appreciation in a heritage zone
✅ Prestige and exclusivity above all

Go with Next Level Istanbul if you want:
✅ Smart, modern living in a business district
✅ Higher rental yields and better cash flow
✅ More affordable luxury with future-focused design
✅ A vibrant, connected community lifestyle

Ultimately, both projects offer unmatched advantages—it’s all about what fits your lifestyle and investment goals best.

FAQs

Which project offers a higher return on investment?
Next Level Istanbul may offer higher short-term rental yields, while Referans Beşiktaş delivers stronger long-term capital appreciation.

Are both eligible for Turkish citizenship?
Yes. Units over $400,000 in both projects qualify under the Citizenship by Investment Program.

Which is better for families with children?
Referans Beşiktaş is ideal for families due to its quiet, boutique setting and proximity to elite schools.

What’s the difference in price per square meter?
Referans ranges from $8,900 to $13,970/m², while Next Level is more accessible, starting around $4,000–$6,000/m² (approximate).

Can foreigners get financing for either project?
Yes. Both developers offer installment plans, and Turkish banks provide mortgages to foreign buyers, often in USD or EUR.

🔗 Official Project Links

Referans Beşiktaş: https://www.deal-tr.com/en/projects/referans-besiktas

Next Level Istanbul: https://www.deal-tr.com/en/projects/next-level-istanbul