A Smarter, Better Way to Buy & Sell Property in
Istanbul & Coastal Regions of TurkeyBuy & Sell Like a Local...!
May 27 2021... Welcome to the mytapu.com on-line information guide for foreign real estate investors in Turkey, a 'live' knowledge bank' with news & analysis.... Can't find what you are looking for? Check the Articles here and use the 'tags' to search by topic for a list of articles...
Investors - The mytapu.com website is the largest resource of authoritative information about real estate investment in Turkey. This website provides the expert insights of our advisors gained by investing in Turkey and advising institutional investors in Turkey, since the late 1980's. During the last 30+ years, these experts on our team have advised the worlds largest international investment fund managers, the World Bank Institute, the Organisation for Economic Development (OECD), the European Commission, the European Bank for Reconstruction and Development (EBRD), and various government agencies of the Republic of Turkey. that expertise is available to you, too, from this website, and from our Investor Services. This calibre of expertise is simply not available elsewhere, anywhere.
The website provides more than 200 pages covering everything about buying and selling residential property in Turkey. For timely periodic updates on market, regulatory, legal, financing, and transaction developments, it is essential to request our newsletter.
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At mytapu.com, our leading indicator of Turkish residential property prices has been very strong in the most recent two week period, increasing 30%. This has been unexpected in market conditions surrounding the pandemic, which are negative for property prices because renters’ ability to pay is reduced, and as rents decline, landlords sell, and new buyers postpone purchases.
Now we know why the leading price indicator has been so strong. The news is that policy makers have imposed upon state banks to offer a new mortgage loan program with extremely favourable terms. The terms are so favourable, they are equivalent to the banks paying buyers and subsidising buyers to purchase a property. Turkey’s three largest state lenders and two of their Islamic finance banks have now announced that they are delivering mortgages with annual interest rates nearly 4% below the rate of inflation, and 13% below the average annual decline of the Lira in foreign exchange terms for each of the last three years...
Less than 12 months ago the mortgage rates in Turkey were a high as 24% When it became clear that policy makers intended to take the rate significantly lower, this economist forecast a reversal in the downward price trend. That forecast has materialised and prices are now moving higher. Before March the mortgage rates had declined to 12-14%. Today’s additional move down below 8% is another 30% decline and will most certainly have a large impact on the future trend of prices, higher.
The Turkish Lira mortgage loans will have up to 15 years' maturity with interest rates as low as 7.68% simple straight rate (not compounded, AER or APR) % and a grace period of up to 12 months, with a low equity-down payment rate starting at 10%, in other words, 90% loan to value (LTV). The loan limit per customer will be TL 750,000 (approximately $110,000) to ensure widespread availability, and will be available for residences in three major cities, namely Istanbul, Ankara and Izmir, with a maximum of TL 500,000for other cities.
The only impediment at this time is purchasers’ lack of down payment cash equity. This is likely to be overcome via family networks after some little time. The longer term impact is almost certain to be positive throughout the remainder of this year.
Needles to say, some agents and developers have raised prices immediately. There should still be room to manoeuvre, and the experienced Transaction Managers at mytapu.com are happy to show you where to find and buy property in Turkey, and how to buy at a discount...
The key point is that mortgage rates falling below 8% is likely to have a big impact on property prices, because 8% is a key mathematical threshold for repayment affordability. This was highlighted in this economists forecast of the Turkish housing market, published in Forbes magazine in 2007. The push by policy makers below the key 8% threshold is one further example of how mytapu is affecting policy making in the real estate market in Turkey. The other notable occurrence was the recent adoption by policy makes of new regulations requiring an appraisal report to be provided to foreign buyers of Turkish property, mentioned in this article Buying-Turkish-Property-Why-use-an-Eksper-Rapor.
Property prices during the COVID crisis retested last summer 2019's lows, and have bounced back up. This has occurred in an environment of completely negative news and sentiment. Only the decline in mortgage lending rates from 24% to 12% since last summer has been positive, as we forecast 12 months ago. In these circumstances it is probable that the bounce in property prices off previous long-term lows is signalling the long-term bottom has been reached. Similarly the bounce in the Turkish Lira suggests the long-term bottom has been reached. A look at the chart reveals the greater price volatility in 2017 as the upward trend changed downward, as we correctly forecast. Likewise, the increased volatility of the most recent 12 months may be signalling the downward trend is changing upward. However, a word of caution is justified, because the macro-economic imbalances that effect exchange rates remain quite challenging, and an upward trend in the Lira remains very uncertain, and explains the recent property price volatility.
These considerations above do not mean that prices will move more than 20-30% higher immediately, but it is likely that prices will remain firm into the final half of this year. More likely is a continuing gradual uptrend that is frequently interrupted by occasional downward setbacks. These price declines should be used by investors to buy astutely at discount.
The True Cost of Citizenship by Investment...
Blinded by commission 'gold fever' international consultancy firms and the local Turkish counterparts they delegate to, are incapable of providing professional investment advice about how to manage various investment risks. These include the Turkish Lira currency risk, duration risk (3 years), liquidity risks, counter-party risks, contract risks, and the whole extensive range of risks related to purchasing a single residential property, or a commercial property.
International citizenship advisory consultants may be interested to know this team at mytapu.com openly welcomes executing business to meet the procedural and business model criteria of their clients’ businesses…. With more than 30 years experience in Turkey managing direct investments, capital market and investment fund investments, and more than 3,000 real estate transactions for foreign investors, the professional service providers at mytapu.com are a reliable solution for preservation of clients’ wealth capital, and protecting international advisors brand value.
Read the full article here.... The True Cost of Citizenship by Investment to Investors' Wealth Capital and Advisors' Brand Reputation....
Enquire today to learn more by email to email@example.com and include a WhatsApp or Viber number to receive a complimentary call back…
The new Netflix release, ‘Empires Rising: Ottoman’ is achieving notable new ‘firsts’ for the Istanbul and the Turkish film industry. During the first full week of streaming, the six episode drama-documentary ranked 4th among top trending TV shows in the United States overall, briefly 2nd among Netflix shows, and 6th in binge viewing.
The impact of positive media projection upon property values in a specific location needs no explanation: the examples are evidenced far and wide. The more important question is whether that success is repeatable. If so, then Istanbul as a property investment location could well be on its way to assuming the status of a top global investment location, on par with the likes of Miami, London, Hong Kong, etc.
The production is notable for its apparent success in unifying different international audiences for Turkish productions, having grown over the last five years through the Middle East, and then Spain, Latin & South America. Achieving Netflix international objectives, Ottoman Rising is capturing viewing audiences in Northern Europe and North America, extending around the world to include India and Asia.
So the question remains, what potential is there for a repeat success? This article examines the issues more closely: funding, location, production, and of course the amazing Turkish actors and actresses involved... read more here!
The One Best Strategy as Price Trend Changes from Down to Up...
As a market turns from down to up, this is the single best strategy...
The strategy that makes the gains first, before the rest of the market follows..
The strategy choice of professional investors...
Eight pages of investment research... Asset Profiles, Valuations, the Lira ...
Insights & analysis from 25+ years of residential property investing in Istanbul...
Read more here about buying property in Istanbul & Turkey.
Enquire by email ... click here.....
Istanbul’s Most Desirable Suburban Destination
Sea Views, Back & Front:North Facing Black Sea, South Facing BosphorusForest Hill Crest: City Centre 20 minutes, Airport 40 minutes, Metro 10 minutesPool, Spa, Leisure Centre; Beaches 10 minutesTop Quality Finishings & Black Marble StaircasesElite Gated Commmunity: Built by Society Family as Personal Residences3 Bedrooms,2 BathroomsEstimated Valuation $ 275,000
Original 2017 Listing Price of $ 465,000
Careful Property Searches do reveal exceptional bargains at prices worth negotiating. For example, a bargain, new luxury finished 3+1 residence in a small exclusive gated community on a hill crest overlooking one of the most desirable suburban residential neighbourhoods outside Istanbul, 20 minutes from the centre, surrounded by forests, with twin sea views on either side: one of the Black Sea, and one of the Bosphorus...
...an 'off-market' buying opportunity at a 15% discount to other surrounding properties of similar size, of lower quality and less desirable positioning (see above). These are the market conditions to uncover liquidity driven distress sales. Finding these types of properties is what bargain hunting is all about...!
Coastal Price Trends
Prices and valuations remain compelling. One of two things will reverse the Lira into an upward trend, and when either occurs, Turkish mortgage rates, currently at 24%, will tumble, and Turkish property prices will once again be on a rampant rise higher, for very good reasons: the investment merits explained here.
The general prices shown here are examples; specific prices for specific types of property, are available upon request.
The graphs show the per metre sales prices achieved in 2018 & 2019 in US Dollars. The Turkish Lira conversion to US dollars was chosen, because the majority of foreign buyers arriving to Turkey presently are from South East Asia, the Middle East, Africa, and the Americas, all of which have a stronger familiarity with USD Dollar pricing then EUR or GBP.
Istanbul Price Trends
Market Prices - Not List Prices
Make a better investment decision with market price information... request specific location, property type, etc
Understand current market prices that have transacted between buyers and sellers...NOT agent's advertised list prices...!
Get Yours Today...!
Provided in TL, USD, EUR, GBP, RUB
To obtain your Price History, simply state property type, location, & size, and Email to: firstname.lastname@example.org
A 'TAPU' is a certificate from a Land Registry in Turkey that provides ownership and cadastral information about real estate.
Every property owner in Turkey has one – and that’s why we call our business ‘ my tapu‘…mytapu.com.
Apartment-Hotel Rooms for Investment
Thermal Spa & Aquapark
Holidays for the Whole Family…
...the Whole Year Around !
Income Earning !
Hotel room release when not in use….
Prices from EUR 30,000...
A wonderful opportunity to own an apartment in a Spa & Aquapark Holiday Village Hotel... Prime location, Turkish Riviera, the Marmaris Forest National Park. Ideal resort for ‘whole family’ - thermal spa and wellness centre for stress relief & grand parents, entertainment complex for young adults, and childrens’ aquapark - open all year around. Units range from two-bed to six bed, with prices from EUR 30,000. Expressions of interest are invited now, on a non-commital, non-binding basis, by email to Buy@mytapu.com, reference ‘Spa & AquaPark Apart Hotel’.
View more, please click here.
The Home of Your Dreams...? Seeing is Believing...
View the gallery and video show...
An exceptional and unique retreat...
Designed for comfort and convenience...
Blissful surroundings- PROTECTED World Heritage Site...
Income earning asset: proven income EUR 35,000 yearly
Plot zoned for 145m2 additional villa = gain of 50%
This income is paid in EUR...ongoing holiday rental bookings income, 5 yr+ income earning history proven with tax records.
|Latest Bid||Currency Conversion||Date||% Change||Income Yield||Build Cost Premium|
|TL 1,375,000||07/11/2018||+ 10 % ↑||10 %||37 %|
|TL 1,238,400||EUR 160,000||04/09/2018||+ 3 % ↑||18 %||1 %|
|TL 1,200,000||EUR 157,900||30/08/2018||+20 % ↑||19%||-1.5%|
|TL 1,000,000||EUR 142,850||23/08/2018||21%||-10%|
|No bank default risk...||No bank deposit loss risk...||No Lira currency risk...||No capital gains tax (5 yrs)...||No inheritance tax...||Acik Artilama Gayrimenkul|
جدید! تابعیت ترکیه گذرنامه در حال حاضر فقط با تومان 250,000 املاک و مستغلات سرمایه گذاری....
جديد! المواطنة تركيا جواز سفر الآن مع فقط 250,000 دولار أمريكي للاستثمار العقاري....
The Passport Package....
Packages range from $ 250,000 - $15 million; Citizenship Application Processing, Lifestyle Re-Location Services, Medical, Lawyers, Private Bankers, Schools, Licenses, Business Formation...
Passport Package for One Family:
(Two Parents & All Minors & Dependents)
Proven Yearly Income: $27,000+
Annual Investment Yield: 10%+
Minimum yield with 180 days of owner occupancy. Income and yield may be more when owner occupancy is less.
Proven On-going Income...
Passport Package for 15+ Families:
Proven Yearly Income: USD 750,000+
Annual Investment Yield: 5%+
Minimum yield with 180 days of owner occupancy. Income and yield may be more when owner occupancy is less.
Help Line: 00 44 1787 54 000 4
The reasons are simple:
Wider Visibility- the Whole Market
Faster... Safer... More Cost Effective
Less Hassle + Less Hustle = Less Risk
The procedure is FASTER AND SAFER, because of FULL DISCLOSER in advance, of all legal data about the title and property:
proof of ownership; proof of permits (planning, construction and habitation); disclosure of mortgages, charges and claims; building age & construction materials; geographic risks; interior, exterior and aerial photos; and proof of market value based on sale prices of
similar size & quality property nearby during the last 90 days.
This data transparency is now at the buyers’ finger tips online - no more delays for weeks, wrangling on the phone with agents or solicitors, often demanding reservation deposits’ in advance.
Buyers are more energetic searching on-line portals quickly and easily, confident they will not suffer surprises and setbacks, to move forward once they find what they want.
Sellers see this, and they go to where the buyers are.
Now, non-Turkish speaking buyers and sellers may benefit with these same advantages, at mytapu.com !
The team of professionals at mytapu.com provide a full range of services for property matters in Turkey, including:
Services for Property Buyers in Turkey:
Services for Property Sellers in Turkey:
Services for Property Owners in Turkey:
Please read the terms and conditions. Please contact us to disagree with any points. Otherwise, we consider that you have accepted our conditions.
A tapu is a certificate from a Land Registry in Turkey that provides ownership and cadastral information about real estate.
Every property owner in Turkey has one – and that’s why we call our business ‘ my tapu‘…mytapu.com.
’Rating 4/5. It was good information’, FC, Malaysia & Istanbul
‘The rate is 5, … it was easier to talk to advisor and ask questions rather than find answers in the website. … there is a lot of valuable and useful information on the website just need to be better structured.’ RS, Far Eastern Russia & Izmir
‘I am very grateful that Mr.(the Advisor) took his time and shared his insight.’ JFL, Canada & Istanbul
"I am overall very happy with the assistance and information I received from Mytapu.… I was particularly pleased with the Advisors depth of knowledge in his subject and his warm and friendly manner. He made a very complex topic easy to understand… He was very easy to speak to … helped me see things much more clearly… I am looking forward to going forward with mytapu and will follow the Advisor’s instructions carefully…" PT Istanbul & London" On a scale of 1 to 5, he (mytapu advisor) is 10... 5 is not applicable for his business competency. Best is normal for his level of knowledge and experience. 10 is double of Best from my personal perspective. Solid, Honest,committed and has a vision for his clients requirements. " MH, Singapore & Rural Turkey
“ We would like to take this opportunity to thank you and your team…. It was a long and winding road but we are delighted with ... the outcome. If we can ever be of assistance to you as a reference or referee please don't hesitate to let us know."
C&E J, Stockport & Bodrum
“I really appreciate you keeping me from getting into a bad situation. You were absolutely correct in regards to what I would find in xxxxxx. I trust that you are correct with regards to xxxxx and xxxxxx. I am going with your advice and appreciate your input.”
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"...thank you for the time taken and the very professional discussion and advice given to Sally and I the other day, it was exceptional..." J & SM, Riyadh & Alanya
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“ My 100% faith in you throughout paid off. A superb mortgage product and £5,378 sterling equity (cash back) "to boot".'
DF, Bodrum & West Mids
"I've done my research and there wasn't really much choice - you were the only firm that knew what they were talking about..." FJ, West Sussex & Dalaman
Building Trusted Relationships, is Building Our Business…!
This is not just a slogan – it’s our way of doing business.
And we are proud to say, that unlike estate agents, our clients are not developers and constructors, that pay us large commissions.
At mytapu.com, our clients are investors. Originating from Tokyo to Los Angeles, from across Asia, the Middle East, Europe and North America. More than 50% own more than two properties, besides their primary residence. Our clients are portfolio investors. Investing in real estate in their home countries, and in multiple other countries. More than 30% own more than two Turkish properties; and have been owners for more than 10 years, on average.
These investors are barristers, doctors, investment bankers, engineers, and many, many successful business people: entrepreneurs. These investors have experienced the ill-fortune of dealing with agents: they have personal experience of the tricks and tactics agents use. Instead, they prefer to delegate the services meeting their requirements to mytapu, to deal with the issues, and do what’s required. Their satisfaction is summarised in the comments provided above.
Over recent years the traditional role of real estate agents in Turkey has changed with the coming of online property portals. Now days that is where most buyers begin their search for property. And for this reason, this is also where most sellers begin their search for a buyer. Estimates for the proportion of property transactions that originate from on-line portals range as high as 85%- and more.
Until now, a non-Turkish speaking buyer or seller did not really have access to these Turkish language portals. Instead, sellers list their properties at the next best place- the English language overseas property portals that specialise in overseas property markets- Spain, Florida, etc. When there were many foreigners buying property in Turkey this was a possible solution, but now days with foreign buyers few and far between, it is not really an effective solution. With fewer and fewer tourism visitors, and even fewer foreign buyers, listing a property for sale with a local estate agent is an exercise in misguided hope.
To address this gap, a group of property attorneys, mortgage specialists, and valuation experts long established in transaction business for foreigners in Turkey, have set up a property service business, mytapu.com. Foreigners using this service can now search the local Turkish language property portals for bargains to buy, and for buyers to sell to.
And there is more- a buyer or a seller will usually seek professional assistance in completing the transaction. This is often necessary to ensure all the required paperwork is in order… documents related to mortgages, valuations, insurance, and of course, tax documents. Mytapu.com has the experts to manage all the documentation for all these requirements, in all areas of Turkey, all along the Turquoise coastal reviera, from Anamur to Zonguldak, and Istanbul. This service benefits from quality control and cost control, applied with policies of best practice governing the transaction process, as it applies to foreign non-Turkish buyers and sellers, streamlined with more than 10 years of experience processing thousands of Turkish property transactions. This is important because the procedure for foreigners buying property does differ from local buyers and sellers.
Now buyers can find the bargains they’re looking for, and sellers can find the buyers they are looking for. And not only do clients receive support from independent professionals in their local area, they also have the reassurance of knowing the process is being managed cost effectively and professionally, by experts.
Now for the first time, for non-Turkish speaking buyers and sellers of Turkish property, can access Turkish language on-line property portals, to find bargains to buy, or buyers to sell to.
Now foreigners too, can cost effectively participate in the 85% of property transactions that originate from on-line property portals.
And more….! The team at mytapu.com have processed thousands of real estate purchase transactions for foreigners over the last ten years and more.
This team is a network of specialists located in the many resort towns along the coast from Anamur to Ayvalik, and in Istanbul.
At mytapu.com the reputation is for providing professional services with the highest standards of ethical professionalism and discipline. We welcome professional service providers that uphold these standards for our clientele, which are primarily high net-worth individuals owning more than one international property outside of their primary home residence and country. Perhaps you may like to work with us in delivering client solutions and customer satisfaction for this esteemed group of High Net Worth Individuals? If so, we look forward to receiving a message from you, as you complete the form below.
Tax Mali Müşavirlik
Perhaps you too, would be interested in applying your professional expertise for the benefit of mytapu.com’s foreign clients?
Professional Qualified Realtors are welcome ! Our client's value your skills and expertise... and we are always searching for properties that meet their requirements...
Are you an attorney, mortgage expert, appraisal Eksper, insurance broker, or Mali Müşavirlik that has extensive experience working with foreigners for their Turkish property related matters, and would like to work with the leading team of experts in this field?
To find out more, about participating in this network, please email email@example.com and include your WhatsApp or Viber number to receive a free call back.....
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