mytapu.com - Articles #Property Valuations Turkeymytapu.com - Articles #Property Valuations Turkeyhttps://www.mytapu.com/blogs/tag/property-valuations-turkeySun, 19 Apr 2026 13:14:30 -0700http://zoho.com/sites/<![CDATA[Real Estate Appraisers ('Eksper') and Expert ('Uzman') Witnesses for Valuations in Turkiye]]>https://www.mytapu.com/blogs/post/Real-Estate-Experts-and-Expert-Witnesses-in-TurkiyeHow an Expert Witness Valuation Report 'Uzman Rapor' differs from an Expert Appraisal Report 'Eksper Rapor' for property valuations in Turkiye...]]>

An 'Uzman' is an expert, an 'Eksper' is not an expert - an 'Eksper' is an appraiser...

Real estate agents and some appraisers in Turkiye are often misrepresented as 'experts' - this is because there is no word in Turkish for 'appraiser' so an English word was adapted. The Turkish word for Expert as used in Expert Witness is 'Uzman'..... 

Appraisal Reports are called Eksper Raporlar but are not Expert Witness Reports

  • The Turkish real estate appraisal system faces significant challenges due to the absence of an official, publicly accessible database of recorded property transaction prices (as of February 2026). 
  • This leads local appraisers (Eksper — meaning "appraiser," not "expert") to rely on shortcuts, resulting in inaccurate valuations.Key Issues with Eksper Appraisals

Failures and Inaccuracies of Eksper Raporlar for Property Valuations in Turkiye

  • Regulatory standards require market value based on three recent comparable sales (within 90 days), ideally yielding 3-7% variance.
  • In practice, Eksper use broader regional data, averaging high- and low-quality properties together, leading to 20-40% valuation variances (or higher in some areas).
  • This often overvalues lower-grade properties and undervalues higher-grade ones.
  • Reports are easily challenged, unverifiable, non-compliant, and prone to disputes, litigation, or accusations of falsification (e.g., in citizenship-by-investment or banking cases).
  • Eksper lack court-recognized expert witness status and training in data science, economics/supply-demand principles.

Advantages of Uzman (Valuation Expert Witness) Oversight

Uzman (true "expert" in Turkish) professionals hold higher qualifications (e.g., postgraduate degrees, 15+ years experience, institutional background) and qualify as expert witnesses in Turkish and international courts.  


Benefits of using an Uzman oversight service (e.g., from providers like MyTapu Associates, with 20+ years experience overseeing appraisal firms):

  • Lower appraisal costs — Streamlined procedures reduce workload and fees.
  • Deterrence of investigations/litigation — Uzman statements carry court-recognized authority, deterring challenges, penalties, and further probes (unlike challenge-prone Eksper reports).
  • Compliant techniques avoid falsification risks.
  • Advanced tools: Econometric modeling, data science, verifiable supply-demand analysis, and documented evidence.
  • Court advantages — In disputes, courts may allow opposing parties' reports with cross-criticism; Uzman expertise simplifies defense, refutes challenges, and provides robust, verifiable data (drawing from past bank quality control 2007-2017).


When to Choose Uzman Over Eksper

Eksper reports suit basic, low-cost needs but fail in high-stakes scenarios (courts, taxes, international matters, citizenship programs). Uzman services excel for accuracy, defense, cost savings, and risk mitigation.  In summary, while Eksper reports are cheap and quick, their flaws make them unreliable. Uzman expert oversight offers superior compliance, precision, and protection — especially amid ongoing price data transparency issues in Turkey's market. .

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

     

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    ]]>    Wed, 11 Mar 2026 13:23:33 +0300    <![CDATA[Turkiye Real Estate Citizenship Investment & Valuation Risks]]>https://www.mytapu.com/blogs/post/turkiye-real-estate-citizenship-investment-valuation-risksValuation Risks for Turkiye Real Estate Citizenship Investment - How Citizenship Investors Manage Valuation Risks: The same technique used by professional mortgage financed investors for more than 10 years...]]>

    Valuation Risks for Turkiye Real Estate Citizenship Investment - How Citizenship Investors Manage Valuation Risks: The same technique used by professional mortgage financed investors for more than 10 years... 

    Citizenship Investors and Valuation Risks



    In this article:



  • The Challenge
    • The Solution
    • The Results
    • Why it Works
    • How it is Applied


    The Challenge

    CBI/CIP Investors and Professional Investors applying mortgage finance to leverage their investment returns share in common a couple of key challenges:


    1) How to ensure a specific property values above a specific price threshold, before, and in advance of, committing capital to the investment, and…


    2) How to manage the process in a manner commensurate within over-all investment project constraints.


    …

    The Solution

    The solution is a key intermediate 'three point’ step technique that MyTapu Associates applied successfully for many years between 2007 and 2017 at the time mortgage finance was readily available at acceptable interest costs in Turkiye,,,.

    The Results

    With this technique MyTapu mortgage underwriting experts collaborated with MyTapu valuation specialists successfully to provide financing for single family residential home construction projects (bespoke designed luxury villas) on financing terms that were more advantageous than the credit terms available to Turkiye’s largest holding companies having the highest credit rankings….

    Why it Works

    Adapting the same principles and technique solves the challenges facing CBI/CIP investors for valuations… determining whether a specific property will achieve an Eksper Raporu appraisal valuation above the application threshold (currently $400,000). The technique ensures the Eksper Raporu requirements are satisfied by reliable and verifiable means.   

    How it is Applied

    To be effective, the solution must be integrated at the earliest stage of the Property Search & Selection Process – success is unlikely if applied later or retrospectively, without exception.


    Valuation Risks for Citizenship Investors 


    How Citizenship Investors Manage Valuation Risks How to ensure a specific property valuation is above a specific price threshold, currently $400,000, before and in advance of committing capital to the investment… 


    Please note, the Three Point Procedure  cannot be completed after appraisal and therefore  must be completed BEFORE the designation of an Eksper Appraisal firm by the Bank (for mortgage applications) or the CMB/SPK (for Citizenship Applications)….  For that reason it is sensible to complete the procedure as part of the Due Diligence process….

    Please contact info@MyTapu.com for further information today, about Three Point Valuation Solution for CBI/CIP and Mortgage  Investors.

     

    The specialists at MyTapu associates are qualified, licensed, experienced investment advisors, The Value of Trusted Investment Advice 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 17:37:47 +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...



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        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[What is an Accurate Property Valuation in Turkiye ?]]>https://www.mytapu.com/blogs/post/what-is-an-accurate-property-valuation-in-turkiyeProperty valuations in Turkiye: defintiion, market price, accuracy, transaction reporting, validation, methodology, data sources, Smart reports, prices, pretenders...]]>

        …and what purpose does it serve...?

        An accurate property valuation is defined as the ‘market value’ of a property. 

        What does this mean ? Market value is the price a property could be sold for within 90 days when placed ‘on the market'. 

        The best evidence of market value are the most recent transaction prices.

        In most countries ‘market value’ is determined by recent transaction prices: the purchase/sale price of the nearest similar property in nearest similar location within the last 90 days. This is not possible in Turkiye because the transaction prices are not yet made publicly available and accessible digitally. That will change, as planned for the future, when the land registries and tax authorities begin coordinating the release of transaction prices. However it is still not available…

        Why Expert Appraisal Reports available in Turkiye typically are not accurate.

        Initially these reports were required to report transaction values, but the work involved in finding verifiable transactions was too costly, and now these reports are providing valuations based on Average Values or Property Listings, and both methods provide flawed results that are not accurate within 20-30% margin of error, and thus serve very few practical purposes.

         

        What are the most practical uses of a property valuation report ? 

        For a property seller, an accurate market valuation shows the highest price the property could be sold at now.

        For a property buyer, an accurate market valuation shows the lowest price the property could be purchased for now.
        Please Note: An investor should always obtain an Expert Appraisal Report of the type available in Turkiye because these reports provide essential information and serve many essential purposes - regrettably, accurate market valuations of a property are not one of these purposes. 

        How is an Accurate Property Valuation Possible ?

        Uninformed observers may imagine that determining such prices is merely a matter of guesswork, conjecture, and speculation. This is what agent’s do. This is what ALL residential property valuation services in Turkiye do. The prices charged for such ‘valuations’ are very low, and can be as low as USD 30, but even this price is far too high for such ‘valuation reports' because at best these reports are worthless, and at worst, they are leading to poorly informed decisions that can cost buyers and sellers thousands - those thousands the buyers or sellers never see because the agents disguise the true valuations so to take hidden profits on the price mark-ups.

         

        Uninformed observers, including so called ‘experts',  are wrong in imagining it is not possible to determine an accurate market valuation. This is because these observers are not educated in fundamental techniques of economics. In economics, there is a basic analytical technique based on existing market data, that is used to determine the price of anything, and this is known as ‘supply & demand analysis’.  The training and licensing of appraisal experts in Turkiye does not include instruction on supply and demand analysis, nor most aspects of economics. As a result, these ‘experts’ are not aware of what this is, nor do they know techniques for applying supply & demand analysis. Unlike the experts at MyTapu Associates, which have been applying supply and demand analysis to property valuations in Turkiye for more than five years, since 2019. The types of property valued in this way have been primarily residential properties: apartments, stand alone villas, construction completed apartment buildings, partly completed apartment buildings, and hotels. 


        Obtaining these accurate market valuations…

        The techniques applied by the experts at MyTapu Associates using supply and demand analysis provide buyers with an accurate market valuation showing the lowest price the property could be purchased for now, and provide sellers with an accurate market valuationshowing the highest price the property could be sold at now, and will be the same price. Supply and demand analysis is the most accurate means of obtaining a market price valuation, in the absence of recent property purchase and sale transaction data in the last few days, and often may be more accurate.   Knowledge is money - and obtaining an accurate property valuation is a fundamental and essential requirement to successful investing- consider the 20% difference on a valuation of a $ 100,000 property is $ 20,000 the buyer will not obtain in foregone profit, and the seller will not obtain in sales proceeds. 

        Why do Smart Investors use these reports ? 

        Smart investors use these accurate market valuation reports because they have done smart calculations. The difference between accurate pricing and inaccurate pricing is a 20-30% difference in price, and  amounts to USD $20,000 on a USD $100,000 property, USD $80,000 on a USD $400,000 property, etc. For an investor that is buying a property, it means avoiding an immediate capital loss and write-off, which happens when paying too high over the market price for a property. For an investor that is selling it means avoiding an immediate capital loss by not obtaining market value, and receiving a price too low  and below the market price. In both cases the profit is typically captured by an agent in the form of hidden price manipulation, instead of the investor. This is why smart investors, both buyers and sellers, begin their property transaction with a smart valuation as the very first step. Yes, it is true that this type of smart valuation report requires an average of ten hours of work to complete, and is not available for USD $30, but the value in profits saved is a huge difference in comparison to using an inaccurate valuation report, or blindly relying on an agent's misleading 'advice', which cost the unknowing investors tens of thousands..

         

        Ready for a startling look at the real market value provided by a smart valuation ? Email info@mytapu.com today…

        Where to Find Accurate Market Price Information

        Placing a property ‘on the market'  means making it visible for sale to the buyers in the market. The Turkish market is a bit different than many countries. In Turkiye. More than 95% of all property transactions originate at ‘property portals’, not on agents websites. This means buyers and sellers find each other on property portals, not on agents’ websites or shop windows. This is a very efficient market mechanism for discovering a property’s price: it is very fast, very cost effective (cheap to do), has excellent visibility among buyers and sellers, and is very accurate. A seller placing their property for sale (a listing) on an agent’s website instead of a property portal is actually hiding their property from the general public view and buyers- because very very few buyers look at agent’s websites. And a property buyer looking for a property is actually wasting their time by searching agents’ websites for attractively priced properties because only a very very small proportion of the total number of properties are listed on agents' websites, and Turkish property owners stopped using agents over the last ten years. A buyer will never find a ‘bargain’ on an agent’s website because agents mark-up the listing prices to pocket a profit margin in addition to their commission. MyTapu Associates provides English language services to foreigners wishing to use portals to buy and to sell properties. Add the fact that English language websites in Turkiye of property agents usually have ‘foreign pricing’, which means prices are sold at a higher price tier than prices offered to local Turks, and in specific locations and agents this can be 20% higher than market prices. In conclusion, property prices shown on agents’ websites do not provide an accurate picture of ‘market value’- the property portals do. 

        Beware the Pretenders…

        As usual, three months after publishing this information, it is typical to expect many English language websites of agents to be claiming they are using smart supply & demand analysis for valuations. To determine whether this is true, or not, there is one very simple question an investor can ask them, and the answer will reveal whether they are making false claims…. Email us at info@mytapu.com and request this question which you can use to validate the claims of such advisors. Service providers making false claims are best avoided in all circumstances now and in the future, preventing investor losses.


        Read more about property valuations in Turkiye, appraisal reports, eksper reports, and solutions with different types of valuation reports....



        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- #online #on-line #portals 


        ]]>        Fri, 19 Jul 2024 15:42:27 +0300        <![CDATA[How Accurate are the Property Valuations provided by Expert Appraisal Reports ?  ]]>https://www.mytapu.com/blogs/post/how-accurate-are-the-property-valuations-provided-by-expert-appraisal-reportsThe reasons why this situation of inaccurate valuations has arisen, is described briefly here ...    For checking the market value of a propert ]]>

        Expert Appraisal Reports provide a wide range of accurate information that is essential for a property purchaser, but the property valuations provided are generally only accurate within 20-30% range, which is inadequate for most purposes. 

        The reasons why this situation of inaccurate valuations has arisen, is described briefly here... 

         

        For checking the market value of a property there are fortunately alternative and better solutions …

         

        The most common reason why Expert valuation Reports are not accurate is because the reports now use price averaging as a shortcut, which distorts the valuation…. 


        The key factors can easily result in difference in value vary by more than 30%:

        • Specific Location: prices may vary from one location to the next and for that reason it is very important to focus on a specific location, not just the name of a town, for example Bodrum, but also the specific district of that town and specific neighborhood, for example, Turkbuku compared with Gumbet.
        • Quality of internal and external finishing and materials is another factor.
        • Age of building: a building 20 years old or more in some locations will be 20-30% less than a building less than 7 years old.
        • Permits: buildings without utilisation licenses also are between 5% and 30% cheaper than buildings having licences, depending on the specific location.
        • Floor space: the size of internal and external built area also results in distorted the valuation.


        The short-cut of using price averaging is done by taking the average price per square meter of a property in the region (not specific location) and multiplying it by the number of square meters of a property. This procedure does not accurately account for the different factors mentioned above, and produces a very misleading valuation, rarely more accurate than 20% to 30% variance, higher or lower, from a true market valuation, which is too wide a margin of error to serve meaningful purpose.


        For checking the market value of a property there are fortunately alternative and better solutions …





        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  #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 


        Get Started Now
        ]]>        Sun, 30 Jun 2024 14:47:06 +0300        <![CDATA[Are Property Prices in Turkiye Artificially High ?]]>https://www.mytapu.com/blogs/post/are-property-prices-in-turkiye-artificially-highProperty prices in Turkey, how they are artificially inflated, why this will soon change... and solutions for identifying the best price for a property, for buyers and sellers alike...]]>

        How this happens and why it will soon change....

        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...


        How much have property prices in Turkiye increased between 2019 and 2025 ?


        ***


        In specific locations, property prices in Turkiye are artificially inflated. The reason for this is because appraisal companies place a higher priority on preparing appraisal reports at the lowest production cost, and not on the highest degree of valuation accuracy. Transaction data is not readily nor easily available, so appraisal companies do not do the extra work required, and instead use an easier method, of relying on sales listing prices. In the present circumstances appraisal report property valuations reflect property listing ‘for sale’ prices’. The result is that optimistic sellers base their sales listing prices on the overly ambitious expectations of other property sellers- a common phenomenon that artificially inflates sales listing prices to unrealistically high levels, which is revealed by the length of time properties remain unsold (and why sellers constantly change and update the date of their listings shown on portals to the most recent month, from the original listing date, which is usually many months prior. In specific locations, primarily those where the majority of sellers are non-Turkish, this results in listing prices and the prices shown on appraisal reports being so high as to be described as ‘pure fantasy’. The artificially high prices are exacerbated by the practice of agents inflating their listing prices 10-20% above a sellers intended listing price, so that the agent gains a hidden profit margin mark-up. This will change when transaction price data is supplied by tax authorities to the the land registries, and will likely result in a decline in property valuations by 15-30%, and a more accurate reflection of transaction values. In specific locations, the variation in residential property valuations is in a 20-30% range, depending on the urban density and other characteristics of specific locations (and not due to the common practice of intentional understating transaction values to reduce taxes).  A 20-30% range of variation makes the valuations in the standard appraisal reports of limited usefulness, for the other very important purposes that involve other aspects of appraisals, but not for the specific valuation purpose and use. The experts at mytapu.com have addressed these market inefficiencies by applying specific solutions for the preparation of valuation reports for each of the most commonly required uses..For example, the same previous link provides reports for a seller that wants to be sure of being 'first in line' to sell a property in less than a year, or a buyer that wants to find the most reasonably priced property of a specific type, size, quality, location, etc





        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  #TRUST #testimonials #REFERENCES #scam #legit #reviews #checks #review #experience #customer #client  #mytapu.com #trustpilot #scamadviser #fees #corruption #my #Tapu #TurkeyProperty #PropertyTurkey #RealEstate  #Turkey  #property- #online #on-line #portals 





        Get Started Now
        ]]>        Tue, 18 Jun 2024 15:37:26 +0300        <![CDATA[Buying Turkish Property- Why use an Eksper Rapor ?]]>https://www.mytapu.com/blogs/post/Precautions-for-Eksper-Appraisal-Property-Reports6Precautions for Property Valuations in Turkey]]>
        Valuation &amp; Appraisal Reports for Turkish Property- Eksper Rapor


        At mytapu.com, business for foreign buyers is done a new and better way. 


        A way that is much safer for buyers.


        How? 


        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 checked. 


        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 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. 


        This is why Turkish buyers from Istanbul and Ankara use mytapu.com when buying property in Turkey, and retirement homes on the Turkish Riviera….So if you have found a property, and want to make sure it’s safe to buy, tell the experts at mytapu.com, and they will do the rest.…


        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. 

         

        Suggested Reading:

        Residential Property Investors Tool-Kit for Turkey

        Property Finders Service Istanbul and Coastal Turkey,

        Valuations and Appraisal Reports

        Due Diligence and Legal Checks

        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
        All Articles

         

        Building Trusted Relationships is Building Our Business...!

        See What Our Clients Say About Us...




        ]]>        Sat, 12 Aug 2023 01:27:00 +0300        <![CDATA[Precautions for Eksper Appraisal Property Reports...]]>https://www.mytapu.com/blogs/post/Precautions-for-Eksper-Appraisal-Property-ReportsPrecautions for Property Valuations in Turkey]]>
        An Eksper appraisal valuation property report ensures only that these issues are identified and made known to the buyer. What the buyer chooses to do with that information is entirely their responsibility. Independent professional advice is essential….

        Updated Oct 5 2023  An Appraisal Report provides many types of factual information about a property, including a valuation.. The report does not state whether that factual information about the property is legally acceptable for buying the property. To understand what is acceptable, and what is not acceptable and likely to cause problems in the future, the advice of an experienced professional is ESSENTIAL. And if the report is in Turkish and the buyer does not speak Turkish, then it would be very risky for a buyer to believe what an agent, developer, or seller, translates the report as saying.


        In the last couple of years many, many agents have added webpages about valuations to their websites and these are designed to show in search results. The vast majority of the information provided is inaccurate, incorrect and misleading. In some cases the web pages offer insights into the correct valuation methodology, but the information provided usually refers to short cuts that are acceptable in specific circumstances, but are generally not applicable in 90-95% of circumstances. In specific cases it appears the agent has added ad-hoc comments about a specific case provided by a valuation expert and then applied these comments in general to the webpage, unable to understand their error, due to their limited knowledge of the subject. To be clear, valuations are based on 'market value', and this is a definition derived from theoretical economics and applied to appraisal practice with various guidelines - simply applying a specific guideline to all situations is incorrect and misleading. This same type of error is frequently made by appraisal and valuation experts, having retained a specific guideline from memory, but unable to apply it correctly due to their lack of knowledge of theoretical economics. 


        And just as importantly, appraisal reports must provide information about a list of items. However, the information provided may not always be consistently clear: it may be phrased to be a little unclear, or ambiguous, general, and subject to interpretation. In other words, it is possible to communicate information in ways that comply with reporting requirements, but are not 100% clear, and require further clarification. In the Turkish language, there is an entire grammatical tense that provides this way of expressing things !


        An experienced advisor will know in advance which issues are likely to be a problem, for specific types of properties, in specific locations, with specific types of sellers; and can instruct the Eksper in advance about specifically how much detail about such items the Eksper should provide in the report.


        An Eksper appraisal valuation property report ensures only that data and information is made known to the buyer. What the buyer chooses to do with that information is entirely their responsibility. Independent professional advice is essential…. For these reasons it is important to request an Eksper rapor directly from the appraisal experts at mytapu. If mytapu has instructed the licensed Eksper that is making the report, then mytapu can request clarification, alterations, etc, to the report. If mytapu has NOT instructed, mytapu can NOT. So it’s important to have mytapu instruct the Eksper company, and apply oversight to the methodology they apply: this is what is meant by ‘quality control’. That way if anything things need checking out or clarifying, the Team at mytapu can take care of it for you, before you stumble into buying a property which isn't what you thought it was....


         

        Find out more about the mytapu.com way today. 

        A Safer, Smarter, Better Way to Buy Property in Turkey.

         

        Additional Reading for Buyers:


        What is mytapu.com ?
        Buy Property in Turkey? But why?
        Why Istanbul Lifestyle Retains its Allure for Real Estate Investors…

        Istanbul Life is the Choice for Turkish Citizenship Property Buyers…

        What a Good Property Investment in Turkey Looks Like...
        How to Find Property to Buy in Turkey?
        Mytapu.com: Why is it ‘The Safe Way to Buy’ Property in Turkey?
        The Smart Way to Find the Best Property Deals in Turkey
        How to Buy Property in Turkey for a Bargain...
        Buy from an Agent or with a Property Finder?
        Three Simple Reasons to use a Property Finder....
        Buying Turkish Property- Why use an Eksper Rapor ?
        Are Appraisal Valuations in Turkey Understating Property Prices?
        Independent Legal Advice for Property Purchases in Turkey
        ‘Reservation Deposits’ for Property Purchases in Turkey…
        Property Purchase Disputes in Turkey- Re-claiming Reservation Deposits
        What is 'Conveyancing' and why is it essential?
        When or When Not to use a Solicitor 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 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...

        ]]>        Sat, 12 Aug 2023 01:27:00 +0300        <![CDATA[How to Buy or Sell Turkish Property Remotely OnLine without Travelling ]]>https://www.mytapu.com/blogs/post/How-to-Buy-or-Sell-Turkish-Property-Remotely-OnLine-without-Travelling... the key procedures to be followed & documents required, all can be done in your home country, without travelling to Turkey.]]>
        How to Buy or Sell Turkish Property Remotely without Travelling June 2020
        How to Buy or Sell Turkish Property Remotely without Travelling June 2020


        Completing Transfer of Title, Access, & Payment - 'Conveyancing' ...


        Conveyance & Completion Remotely...

        • Online (remotely) or In-Person; Automated or Manual
        • Independent Legal Advice
        • Payment Protection Techniques
        • Procedures, Documents, Registrations & Verification
        • Standard On-Line Banking Channels
        • Payments via Turkeys 'e-gov' Settlements Bank


        With guidance and instructions from mytapu.com specifying the key procedures to be followed & documents required, all can be done in your home country, without travelling to Turkey. Contact us today at info@mytapu.com: add your WhatsApp or Viber number to request a call back.


        Additional Reading About Conveyancing, Legal Advice, Solicitors etc


        Additional Reading for Buyers:


        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



        All Articles

        The True Cost of Citizenship by Investment in Turkey, for Investors’ Capital AND for...

        The Guide to Buying a Property in Turkey

        Why Istanbul Lifestyle Retains its Allure for Real Estate Investors…

        Istanbul Life is the Choice for Turkish Citizenship Property Buyers…
        What a Good Property Investment in Turkey Looks Like...
        How to Find Property to Buy in Turkey?
        Mytapu.com: Why is it ‘The Safe Way to Buy’ Property in Turkey?
        The Smart Way to Find the Best Property Deals in Turkey
        How to Buy Property in Turkey for a Bargain...

        Buy from an Agent or with a Property Finder?
        Three Simple Reasons to use a Property Finder....
        Buying Turkish Property- Why use an Eksper Rapor ?
        Are Appraisal Valuations in Turkey Understating Property Prices?
        Independent Legal Advice for Property Purchases in Turkey
        ‘Reservation Deposits’ for Property Purchases in Turkey…
        Property Purchase Disputes in Turkey- Re-claiming Reservation Deposits
        What is 'Conveyancing' and why is it essential?
        When or When Not to use a Solicitor for Property Matters in Turkey


        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 #Sell #conveyance #online #remote



        ]]>        Sat, 12 Aug 2023 01:27:00 +0300        <![CDATA[How to Reduce ‘Rip-Off’ Risks Buying Property in Turkey]]>https://www.mytapu.com/blogs/post/How-to-Reduce-Rip-Off-Risks-Buying-Property-in-TurkeyFollow the four steps to buy the 'MyTapu Way - Like a Local'... including legal checks and due diligence...]]>
        Due Diligence on Property Purchases in Turkey- Payments, Property, and Procedures June 2020
        Due Diligence on Property Purchase, Procedures and Payments in Turkey June 2020

        Oct 5 2023 How to buy a property in a foreign country? The people selling the property – agents, developers, and the solicitors they recommend- will usually assure you there will be ‘no problem’. Should you believe them? They make it seem so simple. Just like home.

        There will be similarities between your home country and a foreign country like Turkey when it comes to buying. The general principles are the same. And that’s were it ends. The details are different, and that’s where the danger lies.

        The risks are associated with a different language, culture, legal system, and of course, property system, known as a cadastral system. It may be that in your home country many of these risks have been removed because the various aspects have been regulated, and standardised. The property system in Turkey is moving in that direction, too, but is not there yet. And for that reason the risks remain.


        Consider that the legal system in Turkey is much more limited when it comes to consumer protection laws that will guard buyer’s interests. And much more limited when it comes to certain laws related to fraud. So a foreign buyer should beware the risks and take the necessary measures for protection. ‘Buyer beware’ applies as a good rule to follow.


        The protection to follow at the very first stage, before negotiating any aspects of purchase terms, price, etc, is called Preliminary Due diligence, and is followed by the full due Diligence. Being diligent about all details is the care that is due to your capital for protection.


        Due Diligence covers many aspects of the property, including checks on title, cadastral mapping, ownership, representation, permits, structural build quality, etc, and more. But due diligence also extend beyond checks simply on the property itself. Yes, if the permits re not right, it can take many months and several thousand Euro in penalty charges and fees to make the property legal. There is no way around that now, as the tax man in Turkey will tell you.


        Due diligence extends also to the transaction. That means checks on the procedures; because these govern the way you commit your capital. And checks on the counter-parties, because these are the people that are representing themselves as having the ownership and /or authority to sell the property – do they? And due diligence also extend to the payments, because this is where your capital is at risk, and where your losses begin. For example, a little due diligence on the payment procedures related to reservation deposits reveals that simply making a payment as a reservation deposit will legally achieve nothing of what you might have been led to believe, because such a payment will not prevent the seller from selling to another party. There are additional liens that are required, to do that, and even so, nothing legally can compel a property owner to sell to a buyer.

         

        With recent regulation foreign buyers are required to be provided with an eksper appraisal report before purchasing. This provides some relief, because the sale of property to foreigners in Turkey is un-regulated. To address the growing dis-satisfaction and complaints from ripped off foreign buyers; the government introduced this new measure. It is good, but it does not address all the risks. And more to the point, the eksper appraisal report only provides information, it does not tell whether that information is sufficient to satisfy various legal, insurance or financing requirements, and it s not a ‘seal of approval’ confirming the property is safe to buy. In addition, the report still needs to be translated into English, and then interpreted to understand whether the information provided is satisfactory for legal, insurance, a and financing purposes. The experts at mytapu provide this service, and others, related to eksper appraisal reports...

         

        So yes there are plenty of risks that require investigation, and good stewardship to mitigate. The Transaction Managers at mytapu.com have been managing Due Diligence on residential and commercial property in Turkey for more than 20 years, and their experience, cadastral and legal knowledge, is the essential shield that protects a buyers capital, and peace of mind, to avoid the sleepless nights of nightmares so many foreign buyers in Turkey have experienced, after a purchase, relying on the assurances of the sellers, agents, lawyers etc.   

         

        The best part about Due Diligence is that the fees charged by professionals can usually be recouped 2x or 3x in the amount saved on transaction expenses. Those are significant savings, on a purchase of Eur 50,000 of about EUR 3-7,000, and on a citizenship purchase of $250,000 can amount to $15 – 40,000. These savings achieved by good due diligence can cover the cost of furnishings, and contribute to ensuring the re-sale value of the property is not less than what was paid, as has been the case of more than 90% of foreign buyers in Turkey that purchased without good due diligence.

         

        Contact us today at info@mytapu.com: add your WhatsApp or Viber number to request a call back.


        Caveat emptor...! Buyer Beware !

         



        How to Reduce ‘Rip-Off’ Risks Buying Property in Turkey

        When or When Not to use a Solicitor for Property Matters in Turkey

        Legal Oversight Management- what is it, when to use it…​​


        Legal Checks on Property and Purchase Transaction in Turkey: Due Diligence

        Legal Services for Property Matters in Turkey


        Valuations and Appraisal Expert Reports

        Are Appraisal Valuations in Turkey Understating Property Prices?

        Buying Turkish Property- Why use an Eksper Rapor ?

        Property Price Histories in Turkey


        Conveyancing

        Completing Transfer of Title, Access, & Payment - 'Conveyancing'​​


        Residential Property Investors Tool-Kit for Turkey

        Property Finders Service Istanbul and Coastal Turkey,

        Citizenship Investment in Turkey

        The One Source for Every Turkish Mortgage

        Advice for Property Matters in Turkey 



         All Articles (click here)

        How to Begin Your Property Purchase in Turkey

        Where to Buy Property in Turkey ? The Search Begins at Online Portals…

        Property for Sale in Turkey by Owner

        How to Buy or Sell Turkish Property Remotely Online without Travelling June 2020

        The Guide to Buying a Property in Turkey

        The True Cost of Citizenship by Investment in Turkey, for Investors’ Capital AND for Advisory Consultants Brand Value….

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

        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...!


         


        #DueDiligence #Permits #TransactionCosts #TransferTaxes #Permits #Iskan #katIrtifaki #Buy #Property #Turkey #Risks #RipOff #Rip-Off #eksper #appraisal #report #rapor


        ]]>        Sat, 12 Aug 2023 01:27:00 +0300