The new regulations now require that three prices must all be the same, and the Land Registry will not process the payment unless they are. The enforcement of the new regulation by the Land Registry will be made possible by the new completely safe and secure escrow payment process announced December 2025 and coming into effect July 1 2026. This system and bank is tried and trusted and in use for sett4lement payments on Turkish government bonds and the Istanbul Stock Exchange since the early 1990’s.  (Beware profiteering agents making up contrived reasons to urge buyers to complete their purchases before the new system comes into effect!)

In locations where foreign buying is widespread and prevalent, will be most immediately impacted and this will become evident to the market in general likely in the final quarter of 2026 or first quarter of 2027. This impact will be most obvious in many of the coastal towns where 80%+ of the improved property at the upper end of the  market is owned by foreigners and dominated by their transactions guided by English speaking profiteering agents. (For example, Parts of Alanya, Antalya, Kemer, Kas, Kalkan, Hisaronu, Dalyan, Bodrum, Didim, Kusadasi, etc). The over inflated sales prices offered by agents generally average 20%-30% above factual transaction prices. The new appraisal valuation reports will show the actual factual prices, and the over-inflated prices will become obviously far more difficult to justify. To a lesser extent this same effect will occur in desirable central Istanbul neighborhoods (many of which have already been banned for foreign purchases for Turkish citizenship, so less so) and the satellite locations around Istanbul where developers sell new build properties at inflated central Istanbul prices instead of more appropriately discounted to reflect their less desirable locations. For the specific locations of all of he above, MyTapu associates are happy to provide information… email info@MyTapu .com or complete the form here https://www.mytapu.com. 

In locations where the local market is dominated by Turkish buyers and sellers, a similar impact will be noticeable, but to a lesser degree, especially for high urban density areas like Bakirkoy, for example, in Istanbul.

In the medium term, the changes will result in faster transaction times, lower expenses, and increased volume, which are all very positive news for the Turkish property market in general,

Fraudsters’ previous practices will now become nearly impossible, resulting in cost savings for investors that directly result in real investment returns. Previously foreign buyers did not find out they had been scammed until the time came to sell their properties, often 3+ years later. When they found out, the word spread, resulting effectively in a foreign buyers’ strike, which is why property purchases by foreigners have declined so dramatically since 2025 – three years after the Citizenship investment threshold minimum was 3raised and curtailed the last wave of foreign buying in 2022.

One such practice agents have begun using is to demand a previously undisclosed commission or fee from the buyer immediately before the final closing transaction set up. Naturally we expect other practices to evolve. In fraud prevention work, one principle always applies- if a fraudster is intent on committing a fraud, no amount of regulation will 100% prevent it.   

On a purchase transaction, there were practices used to ensure the ‘;middlemen’ profited from huge artificial price mark-ups amounting to a standard 20%-30% profit.  This is possible because un-informed foreign buyers, typically those that were intent on avoiding paying fees to professional advisors and lawyers, believed there was just one price involved in a transaction, the purchase /sales prices. However, in Turkiye, property purchase and sale transactions include three prices, all different:

The price difference between that received from the buyer, and that paid to the seller, resulted in a huge profit from the inflated price mark-up by and for the agent.

The buyer and seller often did not realize there were different prices negotiated, because the agent monoplised the negotiation communications and channels. Solution: Never use an agent- Turks don’t why should you?

• Multiple University Four-Year Degrees
• Higher Degrees (PhD)
• Professional Licenses (12+)
• 20+Yrs Work within Institutional Standards
• 30+ Years of Professional Practice and Local Knowledge in Turkiye
• Multi-Country Cadastral Knowledge
• Multi Jurisdictional Legal Experience
• Assigned by World Bank & OECD to Turkish Gov't Technical Assistance team to establish in Turkiye the SPK's 1) Appraisal Framework Methodology, 2) Eksper Appraisal Training & Licensing 3),Eksper Professional Trade Association, 4) Bank SME Loan Training Programs, 5) Bank Mortgage Lending Products & Policies, 6) Extensive Deal Flow Origination for Institutional Clients,7) Investment Banking Formation, Management and Operations, 8) Innovator of Propietary Econometric Techniques, Tools, and Specialist Real Estate Research....,  etc.

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