mytapu.com - Articles #Property Prices in Istanbul and Turkeymytapu.com - Articles #Property Prices in Istanbul and Turkeyhttps://www.mytapu.com/blogs/tag/property-prices-in-istanbul-and-turkeyTue, 21 Apr 2026 08:07:20 -0700http://zoho.com/sites/<![CDATA[Turkiye Real Estate Citizenship Investment & Price Risk Analysis]]>https://www.mytapu.com/blogs/post/turkiye-real-estate-citizenship-investment-price-risk-analysisPrice Risk Analysis- ‘Premium to Market Value’… for Turkiye Real Estate & Citizenship Investment... Investment Performance is determined by Entry Pricing and Resale Exit Pricing, and the Choices may be Summarized in Three Categories…]]>

Price Risk Analysis- ‘Premium to Market Value’… for Turkiye Real Estate & Citizenship Investment... Investment Performance is determined by Entry Pricing and Resale Exit Pricing, and the Choices may be Summarized in Three Categories… 

Citizenship Investors & Price Risks


In this article...


Price Risk Analysis


  • Entry vs Exit Prices
  • Two-Tier Pricing
  • Location Limitations
  • Investment Choices
      • High-End…
      • Low-End...
      • Mid-Market…


Price Premium - Lifestyle Security vs Capital Protection

Citizenship Investors in Turkish real estate benefit from obtaining lifestyle security for travel and living. This security is not strictly measurable by simple investment return calculations, but does not mean an investor should be prepared to pay any price, if that investor intends to protect capital and preserve family wealth.

Two-Tier Pricing

Whilst entry level pricing may be at a premium for a foreign buyer, exit pricing will not be, because resales are only permitted to local Turkish buyers. Thus it is important to avoid expectations that the resale price will be at the same higher level of prices that exist for foreign buyers in Turkiye’s two-tier real estate pricing dynamics.

Location Limitations

In addition, investors should be aware that the best residential investment locations have now been excluded from CIP/ CBI application acceptance due to new regulations introduced mid- 2024

Investment Choices

Investors now typically have a choice of investment returns characterized by three types of residential real estate.

High-end…

...with prices starting above the $400,000 threshold in the $750,000 - $1,000,000 + range. These are truly elite districts where an abundance of wealthy Turks, often with multi-generational wealth, re-invest profits from older top end properties into newer top end properties. The locations are highly desirable and limited supply results in ‘compression', where green-field sites of raw land for construction are not available, and only redevelopment and reconstruction, tear down and rebuild, is available. These investment properties are never encountered by an investor scanning websites of English speaking agents, because the local demand and elite pricing precludes foreign investor participation. As in other real estate markets world wide, the long-term investment/ return profile of these assets is far better than any other market segment, through-out macro-economic cycles. Downside risk is the lowest (yes lower than slums) and upside performance is the steadiest, most liquid, and incessantly ongoing- limited supply is always less than the increasing demand, in a world where the wealthiest continue to get wealthier, faster than others. If an investor’s budget permits, MyTapu Associates are happy to assist with accurate, verifiable and reliable investment research to identify the best assets available to an investor to choose from, with the Property Search & Selection Service. To be clear, this is Independent Professional Investment Advice, and not a service where a developer pays MyTapu Investment Advisors to recommend their property to investors- unlike estate agents, etc

Low-end...

... arguably described as affordable housing, the properties are typically built on lower cost green-field sites where constructors may maximize their profits. These properties are generally not considered desirable lifestyle locations by local Turks. Furthermore, the vast supply pipeline of projects completed and in development assures no or limited exit price increases due to supply and demand. The investment profile is typically 10-15% downside and 0-5% upside over a three years CIP / CBI holding period. Entry pricing is important in order not to shift this profile further into unprofitability. Over-priced for the location, and having resale exit price expectations at best of recouping the purchase entry price, perhaps with a slight uplift, but not a commensurate return on capital available in other real estate segments, nor asset classes. The key to protecting capital is to identify the property on offer that is the smallest premium to true market value, thereby minimizing exit price risk. The Market Price Reports available from MyTapu Associates are key to measuring the entry price’s premium to true market value, which is the key determinate of investment performance, since resale exit price upside is limited to non-existent over the CIP/CBI holding period. 

Middle-Market…

...these properties typically rely on misleading descriptions of various sorts, often related to their location, often referred to with a desirable upper tier location name, when in reality they are not in that location. The premium pricing they are offered at makes this segment the riskiest. The premium to true market value is usually in excess of 20%, and so the investment profile is the least favourable, simply because prices are highly unlikely to achieve that amount of uplift over the three year holding period. Instead, if the uplift is only 10%, the investor will suffer 10% loss of capital when selling at resale exit market prices.  For a longer holding period of 5-15 years, the uplift potential may typically be greater than the low-end segment, but the certainty of such an expectation is in doubt.  TheMarket Price Reports available from MyTapu Associates are key to quantifying the resale price risks.

Specific Factors

As ever, investment performance also depends on factors specific to each property, and holding periods, rental yield.supply & demand, ongoing condominium management fees, etc  and our investment reports address such issues.


Please contactinfo@MyTapu.com for further information today, about Price Risk Analysis.

 

The specialists at MyTapu associates are qualified, licensed, experienced investment advisors, The Value of Trusted Investment Advisor has never been greater, and does not include ad-hoc advice from unqualified citizenship consultants, real estate agents. property lawyers, bankers, etc - these are not qualified investment advisors.

 


Additional Reading- Articles and Web Pages...



    Read more summary overviews on web pages....






    Every property owner in Turkiye has a tapu, and that is why we named our business my tapu...

     

    At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

     

    Building Trusted Relationships is Building Our Business...!

     

    #CBITurkey #YurkiyeCIP #TurkiyeValuations #TurkeyAppraisals #mytapu mytapu #Property #Turkey #Secrets #Success #Howto #Steps #Price #Valuations #LegalHelp #DueDiligence mytapu.com #mytapu.com  #TRUST #testimonials #REFERENCES #scam #legit #reviews #complaints #checks #review #experience #customer #client  #mytapu.com #trustpilot #scamadviser #fees #corruption #my #Tapu #TurkeyProperty #PropertyTurkey #RealEstate  #Turkey  #property- #online #on-line #portals 

    ]]>    Wed, 07 Jan 2026 18:00:16 +0300    <![CDATA[Turkiye’s CBI/CIP Real Estate Fraudsters: Prosecution & Prevention]]>https://www.mytapu.com/blogs/post/Turkiye-CBI-CIP-Real-Estate-Fraudsters-Prosecution-PreventionProsecution & Prevention of a Huge Fraud… The Reason Why the Value of a Trusted Investment Advisor has never been greater, and does not include ad-hoc advice from unqualified citizenship consultants, real estate agents. property lawyers, bankers, etc - these are not as qualified investment advisors.]]>

    Prosecution & Prevention of a Huge Fraud… The Reason Why the Value of a Trusted Investment Advisor has never been greater, and does not include ad-hoc advice from unqualified citizenship consultants, real estate agents. property lawyers, bankers, etc - these are not as qualified investment advisors. 

    Fraudsters: Prosecution & Prevention



    In this article...


    • Shark Bait

    Turkish Law

    • Investor Doubts
    • Prosecutions Underway
    • New Regulations
    • Middleman Payments
    • Multiple Payments
    • Price Fraud
    • Premium over Market Value
    • Investors’ Solution


    Shark Bait

    For real estate investors Turkiye offers alluring prospects for investment returns and lifestyle benefits. These attractions have resulted in a surge in international buyers at various times during the past two decades. This surge has also resulted in widespread abuse and fraud by unscrupulous middlemen.

    Turkish Law

    One reason fraud is so prevalent is because a prosecution fraud prosecution in Turkiye requires widespread evidence of repeated malpractice effecting many victims. Unlike many countries, evidence is required from more than one transaction effecting more than one victim. The courts are also reluctant to pass judgment on what may or may not have been agreed between two parties on any one transaction.

    Investor Doubts

    Often this has created doubt among investors, and sometimes is misinterpreted to mean the authorities are ignoring the problem, For those doubters, we now have reassuring news of the authorities taking action. A recent anti-fraud action underway may aptly be described as ‘very large’… (we reserve the use of the term 'massive’ for describing the enormity of fraud elsewhere....). 

    Prosecutions Underway

    In a single case, Law Enforcement is now prosecuting a network of fraudsters and their accomplices, acting in an organized manner:


    • 106 suspects 

    • ·5 different companies

    • ·19 provinces across Türkiye

    • ·451 foreign investors

    • ·1,240 apartments

    • ·65 plots of land

    • ·47 automobiles
    • Total amount estimated at not less than $100 million



    New Regulations

    Effective January 1, 2026 new Land Registry regulations have been introduced for property purchase and sale transactions:


    • All payments to be made by bank transfers to Land Registries’ on-line banking services
    • Checking by Land Registries to ensure transaction price declarations, contract prices, and payment amounts - must all be the same

    This is a Heading

    An investor receiving a request to make payment directly to a middleman should cease engagement. Such middlemen have been known to be receiving undisclosed profit sharing of hidden price mark-ups, and these middlemen collude together, including agents, citizenship consultants, lawyers, etc.

    Multiple Payments

    In addition, the new measure also brings the business process for property transactions with foreigners into closer alignment with that used by local Turks, whereby one payment transaction suffices for the purchase, instead of an additional payment or any advance payment, reservation deposit etc.

    Price Fraud

    The scope for fraud still exists, as regulators know, a fraudster with a determined intention to deceive will find ways to do so. Thankfully, the new regulations further narrow the scope available to fraudsters. That scope in 2026 is now narrowed down to the practice on profiteering on hidden profiteering by excessively inflating prices at which properties are sold to unsuspecting buyers.

    Prevention by Investors

    The way to manage this risk, is with the answer to  key due diligence question now... 

     

    How Much Premium over Market Value is in the Price ?

     

    There are hazards and hurdles investors must overcome, which are now possible, by avoiding reliance on misleading price information, with a solution that provides accurate, verifiable, and reliable price data for understanding the true market valuation of a specific property at any specific time. 

    .

    Citizenship Investors’ Solution

    An additional hurdle for Citizenship Investors, is to overcome the risk that the official Eksper Raporu appraisal results in a valuation that is less than the current minimum application threshold of $400,000. There is one key intermediate 'three point’ step in the property search and valuation process that ensures this hurdle is overcome – it s not new- the experts at My Tapu have used it for more than ten years for ensuring mortgage finance completions. 


    Please contact info@MyTapu.com for further information today.

     

    The specialists at MyTapu associates are qualified, licensed, experienced investment advisors, The Value of Trusted Investment Advisor has never been greater, and does not include ad-hoc advice from unqualified citizenship consultants, real estate agents. property lawyers, bankers, etc - these are not qualified investment advisors.

     


    Additional Reading- Articles and Web Pages...



      Read more summary overviews on web pages....






      Every property owner in Turkiye has a tapu, and that is why we named our business my tapu...

       

      At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

       

      Building Trusted Relationships is Building Our Business...!

       

      #fraud #scams #CBITurkey #YurkiyeCIP #TurkiyeValuations #TurkeyAppraisals #mytapu mytapu #Property #Turkey #Secrets #Success #Howto #Steps #Price #Valuations #LegalHelp #DueDiligence mytapu.com #mytapu.com  #TRUST #testimonials #REFERENCES #scam #legit #reviews #complaints #checks #review #experience #customer #client  #mytapu.com #trustpilot #scamadviser #fees #corruption #my #Tapu #TurkeyProperty #PropertyTurkey #RealEstate  #Turkey  #property- #online #on-line #portals 

      ]]>      Wed, 07 Jan 2026 18:00:00 +0300      <![CDATA[Türk Vatandaşlığı Yatırım Programı Kapsamında Türk Gayrimenkulünün Yabancı Alıcılarını Nasıl Bulabiliriz?]]>https://www.mytapu.com/blogs/post/Turk-Vatandasligi-Yatirim-Gayrimenkul-AlicilariTürk vatandaşlığı yatırım programı kapsamında Türk gayrimenkulünün yabancı alıcılarını nasıl bulabiliriz? Bu Alıcılara Türk Gayrimenkulü Nasıl Satılır? MyTapu Associates, gayrimenkul satışını üç temel sorunu çözecek şekilde paketlemenin ve yapılandırmanın nasıl yapılacağını bilmektedir.]]>

      Bu Alıcılara Türk Gayrimenkulü Nasıl Satılır?

      Türk vatandaşlığı için gayrimenkul yatırımı yapan yabancı yatırımcılar kimlerdir?

       

      Bu yatırımcılar dünyanın dört bir yanından gelmekte olup, çok çeşitli meslek gruplarına ve iş kollarına mensupturlar.

       

      İkinci pasaport taleplerinin ana motivasyonu, aile fertlerini jeopolitik risk ve belirsizliklere karşı koruma ve güvence altına alma arzusudur.

      Şimdi yabancı gayrimenkul alıcılarının sayısı önceki yıllara göre neden daha az?

      Türk vatandaşlığı yatırım başvurularının onaylanmasındaki artan belirsizliklerle doğrudan ilişkili üç temel neden bulunmaktadır:

      • 2022 yılında belirli semtler ve mülkler için getirilen kısıtlamalar: Vatandaşlık amacıyla gayrimenkul yatırımına izin verilen semt ve mülk türlerine ilişkin 2022’de uygulanan sınırlamalar, yatırımcıların seçtikleri mülkün onaylanmayacağı endişesini artırmıştır. Bu deneyim, günümüzde yatırımcıların mülk seçiminde temkinli davranmasına yol açmaktadır.
      • Mülkün ekspertiz değerlemesinin asgari eşik tutarını karşılayıp karşılamayacağına ilişkin belirsizlik: Gayrimenkulün resmi değerleme raporunun vatandaşlık programı için gereken minimum yatırım tutarını sağlayamayabileceği yönündeki güvensizlik, başvuru sürecini riske atmaktadır.
      • Gayrimenkul acenteleri, avukatlar ve vatandaşlık danışmanlarının satış fiyatlarında büyük oranda açıklanmayan fiyat şişirmelerinden kâr elde ettiğinin artan farkındalığı: Bu tarafların, yatırımcılara karşı yüksek oranda gizli fiyat mark-up’ı uygulayarak aşırı kâr sağladığına dair yaygınlaşan bilgi ve deneyim, güven kaybına ve yatırımcı çekingenliğine neden olmaktadır.

      Yatırımcılar hangi tür gayrimenkulleri aramaktadır? 

      Farklı yatırımcı profillerinin geniş yelpazesi, aynı zamanda gayrimenkul türleri konusunda da çeşitlilik göstermektedir. En yüksek talep gören mülk türleri şunlardır:

      • Kiralama amacıyla alınan daireler (yatırım getirisi odaklı kira getirili apartman daireleri)
      • Güvenli ve lüks yaşam için alınan daireler (yüksek güvenlik standartlarına sahip, prestijli lokasyonlarda bulunan lüks rezidans ve apartman daireleri)

      Türk gayrimenkullerini satın alma kararını nasıl veriyorlar ?

      Karar veremiyorlar. İşte sorun tam da budur.Yukarıda belirtilen üç belirsizlik unsuru, ne açık ne de yaygın olarak bilinen çözümlere veya giderim yollarına sahiptir.Bu nedenle yatırımcılar hangi mülkleri satın alacaklarına karar vermekte zorlanmaktadır.Bu durum, vatandaşlık yatırımı amacıyla gayrimenkul satışlarının şu anda düşük seviyelerde kalmasının temel sebebidir.ox

      Bu Alıcılara Türk Gayrimenkulü Nasıl Satılır ?

      Eskiden kullanılan parlak web siteleri, göz alıcı fotoğraflar ve ikna edici satış konuşmaları yöntemi artık etkili bir şekilde çalışmamaktadır. Yatırımcılar, mevcut risk ve tehlikelerin farkına varmıştır.Haberler hızla yayılmaktadır; çünkü yatırımcılar kendi ülkelerindeki ağlar ve topluluklar aracılığıyla birbirleriyle yoğun bir şekilde iletişim kurmaktadır.


      İlk yatırımcılar, vatandaşlık amacıyla gayrimenkul satın alımlarını üç yıldan daha uzun süre önce gerçekleştirmişlerdir. Şimdi bu mülkleri satmaya çalıştıklarında, piyasa fiyatının kendilerinin ödediği yapay olarak şişirilmiş fiyatın çok altında olduğunu fark etmektedirler.Sebep bildiklerinden, bu bilgiyi kendi aralarında ve ağlarında paylaşmaktadırlar.


      Yeni yatırımcılar, üç temel sorun konusunda kendi ülkelerindeki ağları tarafından önceden uyarılmıştır. Bu yeni yatırımcılara satış yapabilmek için bir müteahhit veya geliştirici, söz konusu üç soruna yönelik somut çözümler sunmak zorundadır. Çözümler sunulduğunda yatırımcılar, gayrimenkul alımlarına yeniden yönelecektir.


      Yatırımcı talebi mevcut ve güçlüdür. Ürün doğru ve etkili bir biçimde sunulduğunda, yatırımcılar satın alma kararını verecektir. Her bir teklif, 5-10 gayrimenkulü kapsayacak şekilde yapılandırılmalıdır. MyTapu Associates, 2007 yılından bu yana Türk gayrimenkul piyasasında sunum çözümleri uygulamakta olup, bu alanda uzun yıllara dayanan uzmanlığını ve tecrübesini sürdürmektedir.


      Türkiye Vatandaşlık Yatırım Programı kapsamında Türk gayrimenkul piyasasındaki yabancı alıcılar şu anda nerededir? 

      Geçmişte pek çok yatırımcı, İngilizce ve Arapça konuşan emlak acenteleri ile vatandaşlık danışmanları kanalları üzerinden gelmekteydi. Bu kanalları kullanan birçok eski yatırımcı, söz konusu üç temel sorunu yaşamıştır.


      Bu nedenle yatırımcılar şu anda oldukça temkinli davranmakta ve netlik beklemektedir. MyTapu Newsletter, bu yatırımcıların 279’u tarafından düzenli olarak okunmaktadır. Üç temel soruna yönelik çözümler sunan bir geliştirici veya müteahhit, mülklerini newsletter aracılığıyla yatırımcılara tanıtma fırsatına sahip olacaktır. Çözümler, her seferinde en az 5-10 gayrimenkule uygulanabilir nitelikte olmalıdır; zira yatırım talebi güçlü bir şekilde mevcuttur.


      MyTapu Associates, gayrimenkul satışını üç temel sorunu çözecek şekilde paketlemenin ve yapılandırmanın nasıl yapılacağını bilmektedir. 2007 yılından bu yana Türkiye'de yabancı yatırımcılar için konut gayrimenkulü alanında bu yaklaşımı uygulamaktayız. Ocak 2026'da, web sitemizin mülk satın alma sayfalarına 674 yeni yabancı alıcı ulaşmıştır. Bunlar gerçek alıcılardır; bir acentenin gösterişli web sitesindeki güzel fotoğraflara yalnızca göz atan kişiler değil. Web sitemizde güzel fotoğraflar bulunmamakta; yalnızca Türkiye'deki gayrimenkul işlemlerini 30 yıldan fazla süredir yönetme deneyiminden gelen profesyonel tavsiyeler yer almaktadır. Alıcılar, bu makaleleri okuyarak dikkatli sonraki adımları nasıl atacaklarını bilgilendirmekte ve bilinçli kararlar vermektedir.


      MyTapu.com web sitesinin Ocak 2026 ayı toplam sayfa görüntüleme sayısı 18.000'dir; 2025 yılı Ekim, Kasım ve Aralık aylarının toplamı 38.000; 2025 yılı tamamı 111.000; 2024 yılı ise 85.000 olarak gerçekleşmiştir. Lütfen info@mytapu.com adresine, konu satırı ‘Foreign Buyers’ olacak şekilde ileti gönderiniz…


      Yatırımcılarla doğrudan bağlantı kurmak için lütfen info@mytapu.com elektronik posta adresine “Yabancı Vatandaşlık Alıcıları” konu satırıyla mesaj gönderiniz.

       


      Please contact info@MyTapu.com for further information today.

       

      The specialists at MyTapu associates are qualified, licensed, experienced investment advisors, The Value of Trusted Investment Advisor has never been greater, and does not include ad-hoc advice from unqualified citizenship consultants, real estate agents. property lawyers, bankers, etc - these are not qualified investment advisors.

       


      Additional Reading- Articles and Web Pages...



        Read more summary overviews on web pages....






        Every property owner in Turkiye has a tapu, and that is why we named our business my tapu...

         

        At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

         

        Building Trusted Relationships is Building Our Business...!

         

        #fraud #scams #CBITurkey #YurkiyeCIP #TurkiyeValuations #TurkeyAppraisals #mytapu mytapu #Property #Turkey #Secrets #Success #Howto #Steps #Price #Valuations #LegalHelp #DueDiligence mytapu.com #mytapu.com  #TRUST #testimonials #REFERENCES #scam #legit #reviews #complaints #checks #review #experience #customer #client  #mytapu.com #trustpilot #scamadviser #fees #corruption #my #Tapu #TurkeyProperty #PropertyTurkey #RealEstate  #Turkey  #property- #online #on-line #portals 

        ]]>        Wed, 07 Jan 2026 18:00:00 +0300        <![CDATA[Property Prices in Turkiye]]>https://www.mytapu.com/blogs/post/property-prices-in-turkiyeHow Much have Residential Real Estate / Property Prices increased in Turkey during the last Five Years 2019-2025 ?]]>

        How Much have Residential Real Estate / Property Prices increased in the last Five Years?
        ​2019-2025 

        Mis-Leading Information:

         

        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.

         

        Property Example: Alanya, Oba 2+1 90m2. 17 yrs :

        One such example provides key insights of price performance for a two bedroom apartment in a relatively contemporary, better than average location in central Alanya, Antalya District. By applying proprietary techniques for data sourcing, retrieval, collation, and analysis, the Expert succeeded in determining with a high and more than acceptable degree of confidence, the market value price, - not listed sales price etc not average price, etc 

        Prices at June 2019:

        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.

         

        Prices at November 2025:

        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.


        Price Increase 18% - 21% in Eur

        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.

         

         

        Conclusion

        So yes, prices have increased in this specific format and location in Alanya over the last five years. The specific location and format determines specific property increases, and in general it is not accurate to say the above 18%- 21% gain is representative of Turkiye in general. In specific property profiles the gains will have been more, such as those benefitting from location compression and life-cycle demographics, as these benefit from mor5e aggressive dollarization of prices. For other property profiles the performance will have been less, considerably so where prices continued to be pressured downward by over-supply as pertains to specific regional satellite locations around Istanbul and other cities that have experienced large new-build urbanization on greenfield sites.  More reading aboutproperty prices in Turkiye...

        Which is the Best Type of Valuation Report ?

        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...


        ***

        Additional Reading- Articles and Web Pages...



          Read more summary overviews on web pages....






          Every property owner in Turkiye has a tapu, and that is why we named our business my tapu...

           

          At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

           

          Building Trusted Relationships is Building Our Business...!

           

          #mytapu mytapu #Property #Turkey #Secrets #Success #Howto #Steps #Price #Valuations #LegalHelp #DueDiligence mytapu.com #mytapu.com  #TRUST #testimonials #REFERENCES #scam #legit #reviews #complaints #checks #review #experience #customer #client  #mytapu.com #trustpilot #scamadviser #fees #corruption #my #Tapu #TurkeyProperty #PropertyTurkey #RealEstate  #Turkey  #property #propertyprices - #online #on-line #portals #Tax #Property #Turkiye 

          ]]>          Fri, 12 Dec 2025 21:18:30 +0300          <![CDATA[At Which Step of the Property Purchasing Procedure is it Most Beneficial to check for the Most Commonly Occurring Risks ?]]>https://www.mytapu.com/blogs/post/at-which-step-of-the-property-purchasing-procedure-is-it-most-beneficial-to-check-for-the-most-commo… Secrets of Success: The Four Stages for Buyers Investing in Residential Real Estate Property in Turkey: Keys steps within Stage 2 of the Property Finding Procedure…]]>

          … Secrets of Success: The Four Stages for Buyers Investing in Residential Real Estate Property in Turkey:  Keys steps within Stage 2 of the Property Finding Procedure…


          Investors choosing the Property Finder service have the added advantage and benefit of integrated procedures for checking if the most commonly occurring risks are present on a property in the most effective manner....


          • Checking if the most commonly occurring cadastral risks are present on a property, is best done during the Property Finding procedure, before any discussion of viewing appointments, contracts, reservations deposits, advance payments, etc
          • Checking if the sales price of the property is at fair market value, or instead has been inflated by a mark-up, is also best done during the Property Finding procedure, before any discussion of viewing appointments, contracts, reservations deposits, advance payments, etc

                                          

          Otherwise, if a buyer doesn’t perform these checks for the most commonly occurring risks,  the seller or his agent will use all available means, to mislead the buyer into committing to the purchase, with one tactic or another, including real, imaginary, fictitious, and/or psychological .

                                          

          Before paying for and instructing anything for the property, it is advisable to first check IF the most commonly occurring cadastral risks do exist with a property, and if the second most commonly occurring price risk exists (artificial price mark-ups), because if risks are unacceptable, there is no point paying for anything because such costs are un-recoverable, without unexpected, additional legal costs of litigation.

          The Four Stages for Buying Property in Turkiye

          Solutions: Preliminary Due Diligence PLUS+ Short Form Price Reports..

          The most commonly occurring cadastral risks can be identified and checked in advance with Preliminary Due Diligence service (read more here)....

                  

          The  ever-present risk of artificial price mark-ups, can be identified and checked with the Short Form Price Indication report.

                  

          So the sequence of steps beginning in the Property Finding (Stage 2), are:

          a)        Preliminary Due Diligence first, and if no risk, then:

          b)         Short Form Price Checks next… 

                  

          …followed by viewing appointments, negotiations, contracts (if desired,  but not essential IF local procedural alternatives that are better, are applied instead)  and Appraisal Reports at the end as part of Completion and Conveyance Procedures.) .

                  

          Yes, it is sensible to complete the Short Form Price Check report immediately after the Preliminary Due Diligence risks have been assessed. 


          Over paying on the purchase price by 10% - 50% is the second most common risk international buyers encounter.



          One Key Insight into the Secrets of Successful Real Estate & Residential Property Investing in Turkiye… 


          ...and Why our Customers are so Happy with our Services…!

          Especially Relevant when Considering the Alternatives... ! Relying on free information on the internet can be misleading.. often it is worth less than was paid for it... Nothing !  ... worse...damaging !

          Independent Professional Advice has value and is usually not freely available...

          Where to Find Information … ?

          …the highest ranked internet search entries (those that a searcher sees at the top of the first page) contain factually incorrect and inaccurate information.

          Why do Internet Searches result in Misleading Information …?

          … because the results rely on huge volumes of free and inaccurate information, without the qualified knowledge, nor years of practical experience, of a bonafide expert .

          How does the False Information Arrive on the internet…?

          … Agents’ Practices, Social Media, Blog References & Discussion Boards, Information Created by Artificial Intelligence (AI)…

          How do Internet Search Engine AI Algos Learn which Information is Correct…?

           …they do not and can not… they rely on authors to provide gradually more accurate and correct information to protect and enhance their brand reputation………

          Why Does Factually Incorrect and Inaccurate Dominate Search … ?

          ….because the AI algos are very good at structuring the presentation of huge volumes of  information (usually freely available and often misleading)…but have no access to professional advice which is not freely provided on the internet…

          Where to Find Factually Correct and Accurate Information … ?

                  … a more trusted source- word of mouth referrals from off-line communities….

          Independent Professional Advice…        

          When the world’s largest, smartest, and best performing investors want advice, where do they find it? …do they rely on agents without specific degrees, reputable experience, or professional licenses… ?

          Additional Reading:


          Customer Reviews and References for MyTapu 


          Second Passports & Wealth Economics: Maximum Benefit for Minimum Cost: Turkey's Citizenship Investment Program (CBI / CIP


          Residential Property Investors Tool-Kit for Turkey

          Property Finders Service Istanbul and Coastal Turkey,

          Citizenship Investment in Turkey 

          Conveyancing

          The One Source for Every Turkish Mortgage

          Legal Services for Property Matters in Turkey

          Advice for Property Matters in Turkey 

          Valuations

          Property Price Histories in Turkey


           Why Istanbul Lifestyle Retains its Allure for Real Estate Investors…
















          Keep informed about property matters in Turkey, with articles like this one…sign-up for our periodic Newsletter...

           

          Every property owner in Turkiye has a tapu, and that is why we named our business my tapu...

           

          At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

           

          Building Trusted Relationships is Building Our Business...!

           

          #mytapu #TRUST #testimonials #complaints #REFERENCES #scam #legit #reviews #checks #review #experience #customer #client  #mytapu.com #trustpilot #scamadviser #fees #corruption #my #Tapu  #TurkeyProperty #PropertyTurkey #RealEstate  #Turkey  #property #Sell #Property-for-Sale-by-Owner-in-Turkey #Turkey #Property #Sale #online #on-line #portals 
          ]]>          Mon, 18 Dec 2023 15:23:09 +0300          <![CDATA[Where to Check Property Prices in Turkey?]]>https://www.mytapu.com/blogs/post/Where-to-Check-Property-Prices-in-TurkeyThe property price gains in Turkey are only reported in Turkish Lira. That is misleading if you want to know the inflation adjusted price trend. Fortunately there is now this place to find accurate prices...]]>
          Accurate Property Price Information for Turkey


          We find some challenges when we look for the trend of property prices in Turkey. 


          How much have they gone up? Or down? 


          An estate agent says they have gone up by 20%. Is it true?  Yes, 20% in Turkish Lira prices; but just a moment…. some reputable magazines and economic research firms say 90% !!! 


          Just a moment, please... these analysts are making a mistake... a mistake made because they are inexperienced analyzing high inflation economies...The Turkish Lira currency is down by more than the amount the property prices in Turkish Lira have risen...  


          So that means the prices of Turkish real estate when calculated in dollar or euro prices are down. Is that right?


          Yes actually, that is correct. Unfortunately 



          The property price tracking services in Turkey only report in Turkish Lira. That is somewhat misleading if you are an investor, because you want to know the hard currency price trend. Or at least you want to know the inflation adjusted price trend. Fortunately there is now this place to find accurate price indications and historical price trends for Turkish property in dollar or euro terms.


          And the great thing about this service from mytapu.com, is that you can obtain the price trends for your property very specifically. This means that we can find the dollar price history for the last 12 or 24 months for a property very similar to our own, for example, a 3 bed room apartment in the fashionable Etiler district of Istanbul.


          And if we want to find the valuation of the property, a few years ago it was possible to obtain an appraisal report which provides the officially recognised valuation of the property, usable for various legal purposes, such as mortgage lending, probate, etc This was a valuation based on a comparison of sales prices over the most recent 90 days, of usually three similar properties of same specific size, location, and finishing quality.This is a very good valuation method; it is not an estate agents guesstimate; and it is not a valuation allocated by post code; it is a valuation based on actual sales prices.  Regrettably, the appraisal valuation reports in recent years are now rarely  providing valuations based on the sales prices of comparable properties, because it is simply too difficult, time consuming, and costly to obtain the information. This is because there is no official source of real estate transaction prices in Turkiye. So instead, the valuation reports are now providing guesstimates based on average prices or indexed prices- both are misleading by wide margins of inaccuracy. 


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


          The following article provides a factually accurate information about how property prices have increased in Turkiye from 2019 to 2026.... 



           



          Keep informed about property matters in Turkey, with articles like this one…sign-up for our periodic Newsletter here…or here…

           

          At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

           

           

          Building Trusted Relationships is Building Our Business...!

          See What Our Clients Say About Us...








          Additional Reading for Buyers:

          The Guide to Buying Property in Turkey

          Residential Property Investors Tool-Kit for Turkey

          Property Finders Service Istanbul and Coastal Turkey,

          Citizenship Investment in Turkey 

          Conveyancing

          The One Source for Every Turkish Mortgage

          Legal Services for Property Matters in Turkey

          Advice for Property Matters in Turkey 

          Valuations

          Property Price Histories in Turkey



          Why Istanbul Lifestyle Retains its Allure for Real Estate Investors…



          Additional Reading for Sellers:

          Legal Work on Property Matters

          Property Selller’s  Tool-Kit for Turkey

          ShowCase Solutions

          Digital On-Line Sales Distribution

          Peer-to-Peer On-Line Exchanges

          Conveyancing & Completion

          Advice for Property Matters in Turkey

          All Articles




          Keep informed about property matters in Turkey, with articles like this one…sign-up for our periodic Newsletter...


          Every property owner in Turkiye has a tapu, and that is why we named our business my tapu...

           

          At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

           

          Building Trusted Relationships is Building Our Business...!



          #mytapu #buy #property #prices #gains #annual #Turkiye #Turkey #Investment #TRUST #testimonials #complaints #REFERENCES #scam #legit #reviews #checks #profile #review #experience #customer #client  #mytapu.com #trustpilot #scamadviser #fees #corruption #my



          ]]>          Fri, 17 Nov 2023 07:09:00 +0300          <![CDATA[Turkey Residential Real Estate Property Market Outlook, Trends, Forecasts, and Turkish Lira Exchange Rates]]>https://www.mytapu.com/blogs/post/Turkey-Residential-Real-Estate-Property-Market-Outlook-Trends-Forecasts-Turkish-Lira-Exchange-RatesResidential Property Prices in Turkiye...An overview of past price trends and future expectations...]]>

          Why consider past price history ? 

          "We study the past to understand the present; we understand the present to guide the future." - William Lund 

          Turkiye: Property Price Increase 2019-2025: A Specific Example...click here....

          Turkey Residential Real Estate Property Market Outlook Trends, Forecasts, and Turkish Lira Exchange Rates June 10 2020
          Turkey Residential Real Estate Property Market Outlook Trends, Forecasts, and Turkish Lira Exchange Rates June 10 2020


          The Big News for Property Prices in Turkey June 1 2020 was...


          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... 


          Mortgage rates below the 'cost of capital', whether it be inflation or foreign exchange rate depreciation, has a certain result of attracting investment flows and driving property prices higher.


          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.

          Turkey Residential Real Estate Property Market Outlook Trends, Forecasts, and Turkish Lira Exchange Rates 2016 to June 2020
          Turkey Residential Real Estate Property Market Trends, Forecasts, and Turkish Lira Exchange Rates 2016 to June 2020

          Turkey: Residential Real Estate Outlook,  June 1 2020


          Supply & Demand: 

          Demographic demand trends remain intact if a little softer then the previous two decades. Pent-up demand is ever present in the life-cycle segment, due to 3+ years of stifled disposable income, and un-inviting price declines. Supply is ample and abundant for the forseeable future. The market on-balance is likely to experience a series of short term upward price movements, each of limited extent, and limited duration.

          The Pessimistic Perspective: 

          The Long-term investment performance of residential Turkish real estate has been very poor, declining 34% in Lira terms during the last four years. At the same time the decline in the TL/USD exchange rate of 57% has increased the losses. Present day bounces off previous lows in both the Lira and property price indicators may be temporary, from the perspective of the long term trends, and the macro-economic challenges that effect exchange rates.

          The Optimistic Perspective: 

          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.

          Conclusion:

          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 Investors Tool-kit: Buy Like a Local     Property Finder Search & Selection         Due Diligence    Conveyance & Completion

          The Smart Way to Sell    Presentation for Impact     Sell Online    Maximize Price

          Turkey Residential Real Estate Property Market Trends, Forecasts, and Turkish Lira Exchange Rates Feb 2020 update
          Turkey Residential Real Estate Property Market Trends, Forecasts, and Turkish Lira Exchange Rates 2011 to Feb 2020

          Mid February 2020 Update: Forecast Correct, Profits Accruing:

          February 15, 2020 For the first 45 days of 2020, the Turkish Lira has declined approximately 3.5% and Turkish real estate asset values have risen approximately 13% (leading indicator). This performance is in line with our existing market out look and forecast, updated below, and since last summer. The slight weakness in the Turkish Lira that was anticipated and has materialized, did not lead to further declines in Turkish Lira asset valuation. Instead, Turkish assets appear to be revaluing upwards, correlating to US Dollar valuations, which is a common occurrence at market bottoms. This is noteworthy, in the context of the overwhelming flow of 'bad news' in the market over he first 45 days of 2020. A market that moves higher when the news environment is negative, is a market that is relatively strong, changing trend, from down to up. The primary driver behind this change is the decline in interest rates. This decline in interest rates and upward trend change in property prices was accurately forecast by mytapu 8 months ago, last summer. All investment implementation (see below for strategy) since August 2019 that has followed these strategy recommendations based on these forecasts is now profiting from gains of 15-20% plus, proving successful. As the peak summer tourist season approaches, with seasonal peak hard currency tourism revenues, the upward revaluation potential of the Turkish Lira exchange rate increases. As these two trends are likely to remain intact, the expectation now is that the real estate market in Turkey will resume business as usual in September, with life-cycle transactions continuing after two years abatement. The market prices are likely to be showing stronger, in specific locations, and generally, firmer, not declining, despite the existing supply over-hang. Under these circumstances, new investors should continue to seek liquidity distress sales for discounts and be less demanding on purchase prices. Sellers should be inclined to hold their pricing firm, if they can endure a 3-9 month wait for liquidation.

          Turkey Residential Real Estate Market Trends, Forecasts, and Turkish Lira Exchange Rates Aug - Dec 2019
          Turkey Residential Real Estate Market Trends, Forecasts, and Turkish Lira Exchange Rates Aug - Dec 2019

          Aug - Dec 2019: Four Months: 
          No Declines in the Lira and Property Prices... 


          The outlook for property prices has improved significantly, up 17% in Lira terms since August, while the Turkish Lira exchange rate has been stable. This rise comes after President Erdogan’s visit to Washington D.C, where he had personal one-on-one meetings with five U.S. Senators, each on specific issues that trouble US –Turkish relations. As a result, the U.S. Senate blocked passage of key anti-Turkish legislation. The media apparently has been overly pessimistic on U.S.- Turkish relations, and after the Washington visit, asset values in Turkey began to revalue upwards. With a stable Lira, the prospects for property prices to move higher over the next 3 months into the spring appear promising. In the four months since August, the Lira is stable and has stopped going down. Residential real estate price indicators continue to fluctuate up and down, now breaking through the upper end of the valuation band. This is a typical occurrence at a market bottom. Investors should use weakness in the Lira over December and January to negotiate on property purchase prices. To ensure that negotiated prices are secured, it is necessary to close and complete on a purchase promptly, within 3 days. Avoid purchase contracts and reservation deposits..>! Ask why... Prompt completion requires Advance Preparation: bank account, tax numbers, identity documentation, and transaction authorisations. 


          Contact the Team at mytapu.com here, to learn more…


          Enquire today about what criteria should be included in your property search, by sending an email to info@mytapu.com and include a WhatsApp or Viber number to receive a complimentary call back…

           




          Residential Property Investors Tool-Kit for Turkey

          Property Finders Service Istanbul and Coastal Turkey,

          Citizenship Investment in Turkey 

          Conveyancing

          The One Source for Every Turkish Mortgage

          Legal Services for Property Matters in Turkey

          Advice for Property Matters in Turkey 

          Valuations

          Property Price Histories in Turkey



           Why Istanbul Lifestyle Retains its Allure for Real Estate Investors…





          Keep informed about property matters in Turkey, with articles like this one…sign-up for our periodic Newsletter

           

          At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

           

          Building Trusted Relationships is Building Our Business...!


           #PropertyTurkey #RealEstate  #Turkey  #property #market forecasts #trends


          ]]>          Thu, 02 Nov 2023 14:31:00 +0300          <![CDATA[Are Property Prices in Turkey about to Turn Upward...?]]>https://www.mytapu.com/blogs/post/Are-Property-Prices-in-Turkey-about-to-Turn-UpwardProperty Prices in Turkiye, expressed in USD or EUR]]>
          Are Property Prices in Turkey about to Turn Upward...?

          Property Prices in Turkiye, expressed in USD or EUR

          Property Prices in Turkiye, expressed in USD or EUR, are generally moving sideways in a range, which can be as much as 15-20%. This has been the situation since the pandemic of early 2020, sending prices lower, followed by global monetary inflation that followed, sending prices higher. Prices of real estate in Turkiye are now generally higher in Dollar and Euro terms, than in 2019, as is the case for global real estate prices, generally.  The actual price increase for specific properties depends on a wide range of factors, which are explained with a specific example in the article about price increases from 2019 to 2025, here.

          In 2019, two key events recently have provided hope for economic relief and an upward turn to property prices in Istanbul, and Turkey:

          1) President Trump (US) signalled the cancellation of sanctions on Turkey;


          2) President Erdogan (Turkey) dismissed the head of the Turkish Central Bank, suggesting the new head will move interest rates in Turkey lower.


          Are these events sufficient to move property prices higher?

          The cancellation of sanctions would be positive for the economy, but the direct impact on property prices is likely to be less direct. The unfolding sanctions story is likely to be less clear, and less significant for property prices.


          Lower interest rates would have a positive impact on property prices. With interest rates at 24%, mortgage lending has diminished, and any decline in interest rates will directly increase the amount of mortgage lending, and thus buying. As interest rates are currently at 24%, there is a long way to fall while this process unfolds, and property prices may begin to move higher in anticipation of further cuts.


          Are these two events the solutions to projecting Turkish property prices on a sustainable uptrend?Neither of these two events provide the impetus to trigger a sustainable upward trend in Turkish property prices. Instead, there are two other factors that are key to triggering the structural changes required. One of these factors is very slowly adjusting in the right direction. The other factor is already underway, with policy measures introduced earlier this year, but the market has not recognised this, and is not yet anticipating higher prices as a result.


          Our internal forecast is that prices may not begin an upward move until Turkiye's currency devaluation rate subsides, and the current account deficit begins to narrow on a structural trend, likely beginning sometime in 2025, or after.  Stability would once again trigger greater interest among property investors in Turkey, leading to higher prices. However the underlying structural changes will continue to be essential for supporting a sustainable long-term uptrend in property prices. For more information about what these two key factors are, and tracking their changes, and the effect on Turkish property prices, please email Advice@mytapu.com .


          Investors wishing to participate in the declining interest rate environment in Turkey, by the purchase of property, may also like to consider alternative investments while they are finalising their property purchase (which may take as long as 90 days). These alternative investments will increase in TL value as interest rates decline, and result in a gain in the value of capital, that is designated thereafter for investment in real estate. These alternative investments include the purchase of Turkish Government Bonds. For additional information, please email Advice@mytapu.com.


          How to Buy Property Bargains in Turkey...

          The technique for buying a bargain priced property requires a little more perseverance, but with savings ranging from $5,000 to $50,000 who in their right mind would object? To succeed, the important point is to start right. Not by searching agent’s websites and following agents’ instructions on ‘next steps’. The correct first step is the mytapu way, a smarter, safer, and better way to buy property in Turkey. Read more here about the how to buy property in Turkey for bargain prices….



          Residential Property Investors Tool-Kit for Turkey

          Property Finders Service Istanbul and Coastal Turkey,

          Citizenship Investment in Turkey 

          Conveyancing

          The One Source for Every Turkish Mortgage

          Legal Services for Property Matters in Turkey

          Advice for Property Matters in Turkey 

          Valuations

          Property Price Histories in Turkey



           Why Istanbul Lifestyle Retains its Allure for Real Estate Investors…




          Keep informed about property matters in Turkey, with articles like this one…sign-up for our periodic Newsletter here…or here…

           

          At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

           

          Building Trusted Relationships is Building Our Business...!

          See What Our Clients Say About Us...


          Central Istanbul Taksim Sislie Rental Property Bargains 

          ]]>          Tue, 16 Jul 2019 23:39:53 +0300          <![CDATA[Are Appraisal Valuations in Turkey Understating Property Prices?]]>https://www.mytapu.com/blogs/post/Are-Appraisal-Valuations-in-Turkey-Understating-Property-Prices


          Non-Turkish property purchasing investor in Turkey: ' We were recently told by an estate agent in Turkey that the valuations of property provided in appraisal reports are 30% less than market prices….  That means if our family want to make a property investment of $250,000 to obtain citizenship and passports, we need to be paying about $350,000 because the valuation will be 70% of 350,000, which meets the minimum requirement $250,000. Can this be true? 


          Fortunately we found local experts to help us with this, and what they told us is ... '


          This is NOT true, and many agents will say such things because they know very little about professional real estate practices, and focus instead on saying what-ever is necessary to maximise their commissions and profits - and the 30% often reflects their hidden marked-up profit margin. . The reason it is not true is very simple: the valuations provided in appraisal reports are based on real world market price comparisons of three property sales  in the last 90 days paid for property in similar location, size, and finishing quality, to the property being valued.


          So the price the valuation price is based on actual sales prices in the market - it is a market price.  Most agent do not know this, just as they know very little about other aspects of real estate business, unlike the surveying profession which receive years of education and a degree, and unlike the valuation experts themselves, that receive training, pass exams, and receive licenses from the Capital Markets Regulatory Board of Turkey.


          In their ignorance agents also confuse matters. An appraisal report prepared for a bank for mortgage financing purposes will have more than one valuation reported: the market value; the forced sale value; and liquidation value.  In some instances a bank lender may stipulate the liquidation value to be set at a 20% discount from the market value. And an estate agent may become confused by this.


          In some cases it is also possible that an official appraiser is under pressure to complete reports quickly. The appraisal eksper may not research the local market adequately, with the time necessary, to find the most recent and best three property sales comparisons.  And so the valuation price reported may not be the most accurate. Often times this is because there is no simple fast way, or place, to find a record of the most recent sales transactions. This situation happens more often in quiet, small, coastal communities.


          Fortunately again, there is a solution available, for a property seller that wants to ensure his property receives an accurate valuation, and thus receives an optimal, and  accurate bid from a buyer. The experts at mytapu.com provide a ‘quality control’ service to address this shortcoming in appraisal reports. A seller that wishes to maximise the valuation of their property, is advised  to instruct this ‘quality control’ work BEFORE a buyer requests an appraisal report, as having the ‘quality control’ performed after the appraisal report is completed, is far more difficult and expensive. This is especially important if the property owner is hoping to sell to a foreign buyer, because as of March 2019, it is a mandatory regulatory requirement that all foreign buyers must be presented with an appraisal report ( Gayrimenkul degerleme eksper raporlar ) before completing the purchase of a Turkish property.


          Simply by requiring the seller to provide an expert appraisal report from a licensed and certified appraiser, called an Eksper Rapor, before the property purchase transaction begins, and not at the end of the transaction - which means before discussing or negotiating the price, advance payments, etc. 


          Step1: The Eksper Rapor provides all the essential information required in a standard legal search. With this report in hand, buyer’s rest assured all essential, information about permits, ownership, cadastral, and structural details have been revealed and disclosed.. 


          Step 2: Next step is then to  obtain confirmation that the checked information is what is required to qualify the property as being safe and secure for investment, and for this a independent professional specialist and expert (not the agent or lawyer  referred) should be relied upon, because caution is required...  the report itself provides information but does NOT guarantee that information is acceptable and meets requirements - for example about permits. An experienced independent expert will need to perform the due diligence on the information provided in the report to determine the acceptable status of the various detailed information provided in the report- and there are many surprising aspects where this is essential (legal, cadastral, planning permits, flood plains, construction conformity with regulations, etc.) Due Diligence by an independent expert is essential.


          The experts at mytapu have been advising foreign investors to obtain expert appraisal reports since 2007, and recently the Turkish authorities also adapted the practice, by introducing a new regulation requiring international non-Turkish buyers to be provided with a report for their property purchases. 


          Don’t believe agents, ask an expert… 


          Keep informed about property matters in Turkey, with articles like this one…sign-up for our periodic Newsletter here…or here…

           

          At mytapu.com our policy is to ensure our clients are fully informed, so that they may make fully informed decisions- this helps to ensure better outcomes all around. 

           

           

          Building Trusted Relationships is Building Our Business...!

          See What Our Clients Say About Us...




          Additional Reading for Buyers:

          Residential Property Investors Tool-Kit for Turkey

          Property Finders Service Istanbul and Coastal Turkey,

          Citizenship Investment in Turkey 

          Valuations

          Due Diligence

          Conveyancing

          The One Source for Every Turkish Mortgage

          Legal Services for Property Matters in Turkey

          Advice for Property Matters in Turkey
          All Articles



          Additional Reading for Sellers:

          Legal Work on Property Matters

          Property Selller’s  Tool-Kit for Turkey

          ShowCase Solutions

          Digital On-Line Sales Distribution

          Peer-to-Peer On-Line Exchanges

          Conveyancing & Completion

          Advice for Property Matters in Turkey

          All Articles





          ]]>          Fri, 12 Apr 2019 05:57:41 +0300