Shell & Core Villa and Apartment Projects in Zekeriyaköy, Riva and Göktürk: What Happens After the Keys Are Handed Over
You have found the property. You have completed the purchase. The developer has handed you the keys — and now you are standing inside a bare concrete shell wondering where to begin.
This is the reality of buying a new-build villa or apartment in Istanbul's northern and eastern development corridors. Projects in Zekeriyaköy, Riva, Düşler Vadisi and Göktürk are almost universally delivered shell and core — meaning the structural frame and external envelope are complete, but the interior is entirely unfinished. No partitions. No electrical installation. No plumbing. No kitchen, no bathrooms, no flooring, no ceiling finishes.
For buyers unfamiliar with this delivery model — particularly those purchasing from abroad or those used to buying finished properties — it can be a significant surprise. The purchase price does not include a liveable home. It includes the right to build one.
Done correctly, this is actually an advantage. You can design exactly the home you want, to exactly the standard you choose, without compromise. But done without the right team — without a firm that understands both the design and the construction — it becomes expensive, slow and deeply frustrating.
Sonraki Architecture has been delivering interior design, technical infrastructure and turnkey fit-out projects across Istanbul since 2014, including in Zekeriyaköy, Riva, Göktürk and the surrounding corridors. This guide explains what shell and core means in practice, how the process works and what to expect at every stage.
What Does Shell and Core Actually Mean in Istanbul's New Developments?
The term is used broadly in Turkey, and what is actually included at handover varies between developers and projects. Before assuming anything, it is worth understanding exactly what you have received.
In most Zekeriyaköy, Riva and Göktürk villa projects, shell and core delivery typically means:
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Structural walls and frame completed
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External windows and doors installed (sometimes)
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Basic rough electrical conduit may be present — but no wiring, no sockets, no panels
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Water inlet and drainage points indicated — but no plumbing installed
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No internal partitions beyond structural walls
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No floor finishes — bare screed or concrete
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No ceiling — exposed slab or rough plaster
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No kitchen, no bathrooms, no fitted joinery of any kind
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No heating or cooling system
In some projects, developers offer a partially completed option — basic bathroom tiling, a minimal kitchen, standard flooring — for an additional cost. Whether this represents value depends entirely on whether the specification meets your standards. In most premium developments, it does not.
For a broader explanation of the shell and core model: Shell & Core Interior Fit-Out Services
Zekeriyaköy — Istanbul's Most Prestigious New Villa Address
Zekeriyaköy sits within the Sarıyer district on Istanbul's European side, surrounded by forest and within reach of the city's best international schools, private hospitals and the TEM motorway network. Over the past decade it has established itself as Istanbul's premier address for large-format private villas — a position it holds through a combination of natural setting, security, infrastructure quality and the profile of its residents.
Current and recent projects in Zekeriyaköy include Ormanada, Flamingo Zekeriyaköy, Nurol Zekeriyaköy, Dekar Zekeriyaköy and Olive Sarıyer — all delivered at varying levels of completion, most requiring significant interior fit-out investment.
A Zekeriyaköy villa project requires a specific design sensibility: the relationship between interior and exterior is central, with large glazed openings, terrace integration, pool surrounds and landscaping all needing to work as a coherent whole. The scale of these properties — typically 400 to 700 m² across three floors — demands that every spatial decision is made deliberately and documented thoroughly before construction begins.
Sonraki works with Zekeriyaköy clients from the earliest stage of the project, including pre-purchase assessments for buyers who want to understand the full investment picture before committing.
Riva and Düşler Vadisi — Forest and Valley Living
Riva, in the Beykoz district on Istanbul's Asian side, offers a different proposition: properties set in river valley and forest landscape, with a scale and privacy that is simply not available closer to the city.
Düşler Vadisi is one of the most significant villa developments in this corridor — a carefully planned community that attracts buyers seeking genuine seclusion without sacrificing proximity to Istanbul. Like most projects in this area, villas are delivered shell and core, and the journey from handover to habitable home is a substantial one.
The specific challenges in the Riva corridor are worth understanding in advance:
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Properties are large — often 400 to 800 m² — which means material logistics require careful advance planning
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Distance from central Istanbul means that poorly organised site management wastes significant time and money
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The natural setting creates specific design opportunities — indoor-outdoor flow, natural materials, views — that require a designer who understands the context
Sonraki has the logistics experience and the supplier network to manage projects in this corridor efficiently. We do not treat Riva as an inconvenient outlier — it is a project environment we know well.
Göktürk and Kemerburgaz — Adjacent to Kemer Country
The Göktürk and Kemerburgaz axis, adjacent to the Kemer Country Golf Club and close to Istanbul's new airport, contains a mix of older established villa communities and newer shell and core developments.
Current projects in this corridor include Göktürk Kemer Evleri, Kemer Maya, Nefes Koru Göktürk, Seba Göktürk Evleri and Liberte House. These developments attract buyers who value the established community infrastructure of the Kemer Country area alongside the ability to customise their interior entirely.
For buyers coming from London, Dubai or other international cities, the Göktürk corridor often appeals because of its airport proximity — the new Istanbul Airport is approximately 20 minutes by car — making it a practical base for frequent international travellers.
Ömerli, Çekmeköy and the Asian Side
On Istanbul's Asian side, the Çekmeköy and Ömerli corridor offers large-format private villa developments with generous plot sizes that are increasingly difficult to find on the European side. Volony Ömerli Malikaneleri is one of the most notable projects here — villas ranging from 300 to 1,500 m² on wooded plots, delivered at shell and core level.
For buyers from the Gulf states and Central Asia who want substantial private properties outside the density of central Istanbul, this corridor represents significant value compared to equivalent European-side addresses.
How the Process Works: From Handover to Move-In
For an international buyer or an expat living in Istanbul, the process with Sonraki follows a structured sequence designed to produce a clear outcome at every stage before moving to the next.
Step 1 — Site Assessment and Technical Audit We visit the property and document exactly what has been delivered. What infrastructure exists, what needs to be built from scratch, what the developer's technical handover documentation shows versus what is actually on site. This assessment is shared with you as a written report.
Step 2 — Life Brief and Spatial Planning Before any design begins, we understand how you actually live. How many people use the property? How often? Do you entertain? Do you need home office space? Do you have domestic staff? How important is the relationship between interior and garden? These answers determine the spatial planning — not a template.
Step 3 — Concept Design and 3D Visualisation The spatial plan becomes a design concept: material palette, furniture language, lighting mood, kitchen typology, bathroom character. 3D visualisations allow you to see the space before anything is built. You approve each element before it proceeds.
Step 4 — Technical Documentation Electrical plans, mechanical systems, underfloor heating, ventilation, lighting infrastructure and smart home systems are all documented in full technical detail. Nothing goes to site without complete drawings behind it. More on our process: How Does the Fit-Out Process Work?
Step 5 — Bespoke Production Kitchens, bathrooms, wardrobes, built-in storage and bespoke furniture are designed and manufactured through Sonraki's production network. Production runs in parallel with on-site infrastructure works — compressing the overall timeline significantly. More on our production capability: Interior Manufacturing and Supply
Step 6 — Construction and Site Management All trades are coordinated by Sonraki under a single contract. You have one point of contact and one accountable party — not a chain of subcontractors pointing at each other when something goes wrong.
Step 7 — Finishing, Loose Furniture and Handover Decoration, loose furniture placement and interior styling complete the project. The property is professionally cleaned and presented at handover.
Our full turnkey approach: Turnkey Interior Architecture
Costs and Timelines
As a realistic reference for shell and core projects in Zekeriyaköy, Riva and Göktürk:
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Standard specification (infrastructure + fixed furniture + finishes): approximately €900 – €1,200 / m²
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Upper specification (premium materials + bespoke production + full design): approximately €1,300 – €1,700 / m²
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High-detail bespoke projects: €1,800 / m² and above
For a 500 m² villa in Zekeriyaköy or Göktürk at upper specification, a realistic total project budget is in the range of €500,000 – €1,000,000. This is not a decoration budget — it is the cost of building a complete interior from nothing, to a standard that reflects the property's value and location.
Timeline: design and technical documentation typically takes 4–8 weeks; construction 4–6 months depending on scope. Bespoke furniture and joinery items with 8–12 week lead times are ordered early in the design phase to avoid programme delays.
For more detail on pricing: Interior Design and Implementation
Frequently Asked Questions
I bought a villa in Zekeriyaköy. I have no idea what it will cost to finish it. How do I get a realistic number?
The only way to get a reliable number is through a proper site assessment and a design brief — not a price per square metre from a phone conversation. Sonraki visits the property, assesses what has been delivered, understands your specification expectations and produces a cost framework. This process is the only honest starting point. We do not offer ballpark figures that triple by the time construction finishes.
I am based in Dubai and purchasing a shell and core villa in Zekeriyaköy. Can Sonraki manage everything remotely?
Yes — and this is a scenario we manage regularly. Design approvals, material selections and key decisions happen through structured video calls and digital presentations. Site progress is documented with photographs and video walkthroughs shared on a regular schedule. You do not need to be in Istanbul to manage the project — but you will always know exactly what is happening and why.
Why should I use one firm for both design and construction rather than hiring a designer and a separate contractor?
Because when design and construction are separated, nobody is fully accountable for the outcome. The designer blames the contractor for not building to specification. The contractor blames the designer for drawings that could not be built as drawn. You absorb the cost and the delay. Sonraki designs and builds — one team, one contract, one set of accountability. If something needs to change on site, it is resolved internally.
The developer is offering a furnished option for an additional fee. Is it worth taking?
In almost every case we have seen, no. Developer finish packages are produced to a generic standard that satisfies the mass market. If you are purchasing a premium property in Zekeriyaköy or Riva, the developer's furniture package will not reflect the value of the location or your personal standard. The shell and core option gives you complete freedom — and with the right firm, the result is significantly better at a comparable or lower total cost.
How long will I be without a usable home during the project?
For a villa of 400–600 m², expect 4–7 months from project start to handover, assuming design is approved promptly and no major scope changes arise mid-construction. Sonraki builds the programme around your move-in target date and works backward from there.
Can Sonraki help me decide between two properties before I purchase?
Yes. We offer pre-purchase assessments — visiting both properties, evaluating their shell and core condition, assessing any structural or technical constraints, and providing a written report with indicative fit-out cost ranges for each. This service has helped several clients avoid expensive mistakes and is one of the most practical things we offer at the earliest stage of the buying process.
Who Is This Page For?
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International buyers who have purchased or are purchasing a shell and core villa or apartment in Zekeriyaköy, Riva, Göktürk, Kemerburgaz or Ömerli
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Expats living in Istanbul who need a bilingual, professionally structured interior design and build firm
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Buyers from the UAE, Saudi Arabia, Qatar, Azerbaijan, USA, Russia or Europe managing an Istanbul property project from abroad
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Anyone who has received the keys to an unfinished property and needs to understand what happens next
This content is based on Sonraki Architecture's experience delivering interior design and fit-out projects across Istanbul's villa corridors since 2014.
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This content is based on Sonraki Architecture's experience delivering interior design and renovation projects for international property owners across Turkey since 2014.
About Sonraki Interior Architecture
Sonraki Interior Architecture provides design and build services for villas, apartments, offices and commercial interiors.
With offices in Istanbul and London, the studio works with international clients on residential and commercial projects across Turkey and internationally.
You can check a residential projects of Sonraki: