Recent geo-political conflict has pushed up oil and gas prices, and historically, that has not been so good for Turkiye's foreign currency balances and payments… but times are changing. Turkish gas production is now coming through the pipelines from gas reserves in the Black Sea, and this will significantly reduce Turkish import payments. In addition, petroleum exports from northern Iraq through Syria and the Turkish pipelines to the Mediterranean have restarted once again, meaning more oil at advantaged prices and discounts, pipeline revenues, and cross border tanker-truck trade, which had a very positive impact in the past. Changing petroleum product supply lines are just one good reason why the Turkish Lira will be stronger in the future…

There is also good reason to consider the monetary/currency and macro outlook in Turkiye is shifting back away from the woeful struggles ensuing after 2017... meaning prospects improving for a more resilient Turkish Lira, attract investment into deep discounted valuations, not only in real estate, but through-out the economy. For example, valuations on the Istanbul are less than 1/4 of the levels elsewhere.. Whilst not expecting a return to the buying frenzy of 2012-2017, the policy induced changes in expectations surrounding forward currency depreciation rates, will result in asset revaluations... far in advance of being reflected in credit ratings and country risk benchmarks. We are noting a sustained up tick in institutional investor enquiries and interest by finance providers.... The capital flow is expected to set the stage for a gradual resumption of competitive returns on capital.... 

Investment merit for real estate in Turkiye is improving, and returns will be better than 2017- 2021 (negative) and 2021-2024 (lagging other developed economies). ....

Counter-Cyclical...

It should come as no surprise that Turkiye's real estate market moves differently than most western countries, because the economy is so different. For example. while real estate prices crashed in most places in 2007-2008, prices in Turkiye were just beginning an upward ascent that peaked in 2017.  And while real estate prices trended higher in most countries due to pandemic stimulus in 2022-2025, prices in Turkiye lagged, and were lower to flat, with only marginal increases in selected locations.

The worst time to close and complete a purchase is the period May- August... 

The best times to close and complete a purchase are: 

• November 15 - December 15: which means the negotiation should begin October 1-15, and the property search should begin Aug 30- Sep 15...
• March 15-30: which means the negotiation should begin no later than Feb 1-15, and the property search should begin no later than Jan 1 -15.

For these reasons, planning, and other insights, please reach out to Email info@mytapu.com (mailto:info@mytapu.com) :

Both, Investors Buying and Investors Selling, benefit from being fully informed about real market conditions with explicit factual data to better understand their:

• entry prices, exit prices
• timing considerations regarding acting now or scheduling for the future
• seasonal factors
• macro-economic trends like currency devaluation rates 
• proven re-sale prices
• rental prices.

• forced liquidation prices
• current price discount conditions
• exiting price range fluctuations
• common practices for 'gross' versus ‘net’ transactions.

The Buyer’s Bid Price Report shows the different price levels for a specific property, timing considerations, and impact on forecast future re-sale prices and investment returns. 

Analyzing an investment always includes measuring past price performance, and forecasting future prices  MyTapu Valuation Services provide the essential know-how' for Market Intelligence Reports:

All three above have been developed during the 35 + years of MyTapu Associates providing professional business services, by highly qualified experts with PhDs, multiple professional licenses, extensive experience working in the world’s leading institutions. This expertise also meets an essential requirement of being multi-disciplinary… in real estate and all other asset classes, in appraisals, accounting, law, banking and finance, economics, in addition to investment management. MyTapu Associates have been providing investment forecasting to the world’s largest, most successful investment fund managers for their investments in Turkiye since 1989. This caliber of expertise is now also available to private individuals investing in Turkiye.

Read more details in articles...
• Directory of Articles (by Categories) 
• Property Valuations & Appraisal Reports (5 articles)
• Legal Help, Due Diligence, Conveyance (7 articles)
• Property Relates Taxes in Turkiye
• Tapu Issues (7articles)
• Independent Professional Advice (6 articles )
• Reviews about MyTapu Associates (2 articles)
• Buying Property in Turkiye (21)
• Selling property in Turkey (13 articles)
• Property Price Trends in Turkiye

In this article, explained in image text…

• The Common Mistake is Always Costly
• No Official Source of Transaction Prices Exists in Turkiye…
• How to Discover Real, Factual, Accurate Market Prices…?
• Accurate Solutions
• Specific Factors
• The Result-  Saves Thousands……
• The Market Intelligence Report

Read more details in articles...
• Directory of Articles (by Categories) 
• Property Valuations & Appraisal Reports (5 articles)
• Property Price Trends in Turkiye

Market Intelligence Reports: Buying Price & Selling Price

For both a buyer and a seller of property, a key consideration is deciding the price.  Each has different considerations....

The Common Mistake is Always Costly…The common mistake is to decide on a price by:

• Relying on agents for recommendations is a mistake, because their practice is to recommend a price that suits them best, for collecting their commissions quickly, and for maximizing their hidden profit, by secretly taking a share.
• Relying on ad-hoc information obtained from prices shown on websites and agent’s shop windows are also misleading and unreliable because they do not provide an accurate representation of real, factual market prices.

No Official Source of Transaction Prices…

None of the above provide the real, factual market price of a property.  And because there is no official recorded source of property price transactions in Turkiye, not even at the Land Registry, there was previously no solution.

To the poorly informed buyer or seller, it may seem a simple task to find the true market value of a property by casual observation looking on the internet - but in reality, that approach reveals ignorance, which can be very costly. A ‘rough, approximate idea’ of property prices obtained in this way is always a minimum of 15%-25% inaccurate. That is money lost,

How to Discover Accurate, Real, Factual Market Prices…?

Without transaction prices to reveal recent, current purchase and sale pries, and without an official source of such data, there is no information for a buyer or seller to roughly or approximately know the true market price of a property, in order for buyers to decide their bid price, and sellers to decide their offer price.

In addition agents’ listing prices never reflect a number of other factors that must be taken into account to discover price, typically related to the specific property, specific location, and other specifics. Usually buyers and sellers are not aware of these factors, but if they are, finding the information is impossible for all practical purposes. Read about these below.

Accurate Solutions…

For this reason MyTapu Associates applied their expertise to developing a technique for discovering the true, factual market price of any property at a specific date in time. The technique relies on MyTapu’s private in-house know-how, experience, and specially developed tools:

• Data Science: Data sourcing discovery, formatting, and collation by using specifically designed & developed tools:
• Econometric Techniques: Price discovery from real exiting supply and demand data in the market of buyers and seller.

True market priceis defined as next transaction price following most recent transaction prices. In many locations on the Turkish coast, two or three years passed during the pandemic times when no transactions occurred. In such situations, the true market price cannot be seen from transaction prices, and can only be seen from the same supply and demand economics that produce transaction prices.

The result is a Market Intelligence Report that reveals true market price, discovered by using a combined tool set:

• True Market Price: Determines the true market price of a property on any day.
• Time Duration: Usually this price will won’t change for a week or ten days, except in high-density urban locations such as Istanbul.
• Competitive Comparisons: Identifies all similar properties that a seller’s property is competing against, or that a buyer may choose between as an alternative.
• Bargaining Power: Essential for negotiating, and keeping up-to-date with transactions that lead to price changes.
• Future Prices: Predicts next series of transaction prices in the near term.

The Market Intelligence Report is:

• Verifiable with accuracy clearly presented by supporting evidence.
• Without substitute, the only solution- no alternative exists.
• Reliable for professional purposes, including International Courts’ Expert Witness Reports.

 .

Specifics…

Part of the reason why a ‘rough, approximate idea’ of property prices is always a minimum of 15%-25% inaccurate', is that there are specific factors that must be taken into account. These include the specific property, the specific location, and other specifics. A buyer or seller is not aware of these specific factors, but if they are, finding the information is impossible for all practical purposes.

The Market Intelligence Report reveals factual information about real market conditions, and measuring the premium or discount applicable for each specific circumstance, by supply and demand.

The Specific factors are summarized as ( ask why items in this list impact a property's price: email us at info@mytapu.com)

Transactional practices

Price discount conditions,

Common practices for 'gross' versus ‘net’ transaction pricing

Property specific factors

Existing price range fluctuations

Seasonal factors

Timing considerations regarding acting now or scheduling for the future

Permits

Site management charges & issues

Insurance considerations

Local environmental factors

Rental prices and trends

Existing supply entry prices and exit prices

Owner specific factors

Nationality

Local population & community demographics

Credit, leverage, repossessions, distress procedures & timelines 

Macroeconomics

Trends like currency devaluation rates, interest rates.

Overseas market conditions

International and national demographic and life-cycle trends 

Government policies and incentives

Taxes & fiscal factors

Solution Result – Saves Thousands…

Negotiating Power: These reports are ‘pure gold’ because they ensure a buyer or a seller is fully informed. If only one side of the transaction, only the buyer, or only the seller, has the information in the report, they will have what is referred to as an ‘asymmetrical’ advantage in transaction negotiations.

Alternative Opportunities: The real, accurate, reliable, price data for all comparable and competing properties is shown in the report. This ensures the buyer or seller will always know what price level the next buyer or seller is at, and alternative properties are at, and thus protect their money, in concluding a sale or purchase.

Loss Prevention: The ‘asymmetric’ advantage is what agents attempt to monopolize so they may profit from hidden price manipulation. A buyer or seller having the report, removes the agent’s advantage, thereby avoiding agents’ hidden profiteering. The result ? Saving thousands by avoiding mistakes and being mislead by agents.

Investment Success is not Luck

Investors that allow their capital to be diminished by not being fully informed, have less capital to reinvest, and eventually are no longer investors. Failure to protect capital and preserve wealth is not a formula for success- no amount of luck will save them.

Serious investors do not settle for anything less than the best available investment advice. From experience they have learned there is no substitute. Today even the smallest investments of less than USD 100,000 can benefit from real investment expertise, and not be trapped by relying on the opinions and sales jargon of unqualified investment recommendations from agents, lawyers, citizenship consultants, bankers, etc

Successful investment is not a random, abstract skill, nor is it luck. Maximizing risk-adjusted returns on investment requires investment analysis with specific, detailed, practices, and investment execution with experienced transaction management.

Investment Services…

Analyzing an investment always includes measuring past price performance, and forecasting future prices  MyTapu Valuation Services provide the essential know-how for Market Intelligence Reports, not available anywhere else::

• Data Science:
• In-house, private, data sourcing tools
• In-house, private, data analytics for cleaning and collating data.
• Econometrics: in-house, private econometric frameworks, understanding, interpreting, and forecasting..

All above have been developed during the 35 + years of MyTapu Associates providing professional business services, by highly qualified experts with PhDs, multiple professional licenses, extensive experience working in the world’s leading institutions. This expertise also meets an essential requirement of being multi-disciplinary… in real estate and all other asset classes, in appraisals, accounting, law, banking & finance, economics, in addition to investment management. MyTapu Associates have been providing investment services to the world’s largest, most successful investment fund managers for their investments in Turkiye since 1989. This caliber of expertise is now also available to private individuals investing in Turkiye.

Request more information about Buyer's & Seller's Price Reports by sending an email to 

The price increases of Turkish properties during the last five years, as reported by press and on the internet, are generally misleading. 

This is because:

1. There is no official registry or data source of property transactions in Turkiye.
2. The data that does exist generally is for prices shown on sales listings and not factual transaction prices.
3. The reporting provided by press usually relies on property price indexes, with methodological and statistical defects including::

• a).The data is not accurately  ‘cleaned ‘ and adjusted for Turkish Lira currency devaluation, which drives inflation, but instead is inflation adjusted, which leads to significant material inaccuracies over a five year period.
• b).The use of price averaging from which the idiocies are derived, does not provide an accurate reflection of pricing generally, because it is not weighted for volume, nor weighted for a variety of other qualitative factors that is necessary for accurate analysis, including age, finishing standards,  location, permitting compliance, etc

Regrettably, the appraisal/valuation experts in Turkiye are neither trained nor qualified in the disciplines required to analyse and assess such issues, which generally requires additional multi-disciplinary knowledge, usually at a higher level, such as post graduate and PhD degrees in data science, statistics and price discovery analytics of econometrics.

For the reason of these inaccuracies, the valuation experts that do apply a multi-disciplinary approach at MyTapu Associates, are hqppy  to share an occasional look at property price data that derives from their work as International Expert Witnesses for international courts.

As at the specified date of June 2019, the market value price of properties in the 2+1 format, and 90 m2 size, was established as Eur 134,000 with the variance of properties in the range having a high Eur 147,000 of and a low of Eur 113,000. Coincidentally, the market value established independently by proprietary techniques and not statistical benchmarks, was very close to both statistical mean and median.

Notable among the data points of factual transacton prices, was the 23-25% discount to sales listing prices that the properties were transacted at. This corresponds to price studies at the time in the 2017 –2020 period, that showed property prices declining significantly after the 2017 peak, despite sellers' expectations of prices maintaining upward momentum. Such lagging expectations  is a common feature, as a  psychological characteristic of residential real estate pricing dynamics.

A simpler, un-verified, general and fast survey of present day sales listing prices, for similar property assets as at November 2025, revealed a high of Eur 203,000 and low of Eur 158,000. This is a simple approximate estimate from a Survey of Prices – an Expert Witness Report provides very specific results using proprietary data sourcing, collating, analytical, and valuation techniques, to ascertain true market value of existing supply and demand, not averaging, indexing, nor other  statistical conveniences that produce misleading results. This is especially an important factor for properties that are uniquely advantaged, 

Discounts of 15%-25% reported, are somewhat more compressed than 2019.

Thus by rough general observation, Eur prices for property example, appear to have increased by approximately 18% - 21% in Eur terms during the six year and five month period June 2019 to November 2025. No other  adjustments, for qualitative factors, nor for seasonality nor other non-recurring supply demand factors were applied.

Relying on a linear average annual appreciation rate of 3% is mis-leading, due to the continued decline of prices through 2020 to 2022, followed by a surge in prices there-after in periodic waves, reflecting periodic increases in demand from domestic Turkish life-cycle and metropolitan urban exodus trends, and foreign buying due to geo-political instability in other regions, notably in other countries to the north and east of Turkiye.  It would be inaccurate to conclude the Alanya experience is representative of wider Turkish property prices in general, for example in Istanbul, because Alanya is a location that has likely experienced above-average impact of these trends.

Choosing the right type of valuation report in Turkiye depends on what the reports use will be, Learning more about the various uses, and the best type of report for each use can be learned here…. 

The solution in 2026 for finding accurate, verifiable, reliable property valuations based on market prices is here...

***

Read more details in articles...
• Directory of Articles (by Categories) 
• Property Valuations & Appraisal Reports (5 articles)
• Legal Help, Due Diligence, Conveyance (7 articles)
• Tapu Issues (7articles)
• Independent Professional Advice (6 articles )
• Reviews about MyTapu Associates (2 articles)
• Buying Property in Turkiye (21)
• Selling property in Turkey (13 articles)