Advising and Transacting more than $5 billion in Investments in Turkey for more than 3,000 International Investors

since 1989...

'Building Trusted Relationships is Building Our Business...'

During the last 30+ years, since the late 1980's,  the experts at mytapu.com have served many more than three thousand international investors in Istanbul, Ankara, on the Black Sea Coast, and on the Western Aegean and Southern Mediterranean Coasts of Turkiye, from Anamur to Zonguldak, and everywhere in between, including Mersin, Alanya, Side, Manavgat, Antalya, Kemer, Finike, Sile, Kas, Kalkan, Hisaronu, Fethiye, Gocek, Dalaman, Dalyan, Koycegiz, Marmaris, Bodrum, Didim, Kusidasi, Cesme, Izmir, Foca, Ayvalik, Canakkale, Silivri, Sile, etc  

 See What our Clients Say About Us...click here.

The Secret to Successful Property Investing in Turkey is revealed here...

Legal Checks and Due Diligence on Real Estate in Turkiye


  Why choose the experts at mytapu for Due Diligence and Legal Checks on Real Estate in Turkiye ?

A. A multi step procedure that reduces and defers costs at each step.

B. Step by Step assessment that includes simple and reliable solutions for correcting deficiencies and problems.

C. Accurate assessment that is not manipulated by conflicts of interest and agents’ commissions.

D. Detailed knowledge of legal and regulatory procedures for real estate at different stages of project management: Planning, Construction, Permitting, Sale.

E. Extensive experience of thousands of Due Diligence assessments performed for different real estate types: Residential apartments and villas (since 2007); Residential development projects (since 2003); Industrial, commercial and retail real estate projects and assets (since 2003); and Hotels (since 1991).

  

  Learn more today about the simplest and most cost effective solution for Due Diligence and Legal Checks for your property purchase and real estate investment in Turkey… email info@mytapu.com.

Due Diligence Protection for Reducing Risks on Property Transactions in Turkey

Everything we do at mytapu.com is designed to give clients the best chance for investment success. We've built our business around the conviction that you rely on us to look out for your best interests—helping to make sure you get a fair deal from us. Our approach is to take a stand for all investors, treat them fairly, and give them the best chance of investment success…

Customer Testimonial Reference

‘I am very grateful that Mr.(the Advisor) took his time and shared his insight.’ JFL, Canada & Istanbul JFL required complete due diligence on all aspects of managing a property purchase transaction in Turkiye, and related matters: banking, finance, tax, citizenship/residency, lifestyle, travel and relocation.

Due Diligence is Best Performed at Which Step of the Purchasing Procedure for Property in Turkey ?


Due Diligence for Residential Property Purchases in Turkiye is Most Beneficial when Applied in Two Stages:

 

1)  Preliminary Negotiation Due Diligence

2)  Final Completion Due Diligence

 

Checking if the most commonly occurring risks are present on a property, is best done during the Property Findingprocedure, before any discussion of viewing appointments, contracts, reservations deposits, advance payments, etc Otherwise, if a buyer doesn’t check,  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 the anything for the property, it is advisable to first check IF the most commonly occurring risks do exist with a property, 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 most commonly occurring risks can be identified and checked in advance with Preliminary Due Diligence service....

 

So the sequence of steps beginning in the Property Finding stage, is Preliminary Due Diligence first, and if no risk, then 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...!

 

Due Diligence - Inseparable from Price Negotiations 

'Buying a Property in Turkey…? Did I Do What...? 'Due Diligence...?' 

Legal Checks and Searches to ensure a property is free and clear and fit for purpose... Why it’s necessary, when and how to do it, and stay safe….

Buy Property in Turkey Like a Local ad save Yourself Thousands by avoiding agents...
Buy Property in Turkey like a Local and Save Your Self Thousands and Heart Breaks with Professional Due Diligence...

'Due Diligence' refers to the checks made on Procedures, Property, and Payments, for the purpose of reducing risks to the buyer, during a property purchase transaction.  


Mis-representation and deceptions about planning permits and valuations are very common and ever-present in Turkiye, and for that reason, saving time, costs, and headaches requires that Legal Checks and Due Diligence should occur at the beginning of the property purchase transaction, not at the end...


Due Diligence is a critical aspect of negotiations...

For ‘due diligence’, independent advice, from an experienced professional, is essential. The buyer should never trust the seller or his agent for the answers, or a lawyer introduced by them, because of conflicts of interest and motivations to collect share of commissions and hidden price mark-ups from a buyer's purchase of a property.....

Due Diligence is Smart not just to mitigate risks and eliminate future after sale problems, but also to avoid and reduce undisclosed costs...typically saving the buyer as much as EUR 5,000 on a EUR 50,000 purchase, or EUR 25,000 on a EUR 250,000 purchase, on the following:

  • EUR 3,000 - 5,000 on after sale Permit related Penalties
  • EUR 750 - 1,500 in Legal Fees saved by avoiding use of contracts which typically are not executed in good form and thus have impaired legal enforcement potential.
  • 2-4% in various related Transaction Tax expenses..
  • Hidden Commission and Price Mark-Ups...

 

Buyers beware, thorough due diligence required before purchasing... many properties subject to dubious construction permissions and practices are subject to full or partial demolition decisions...


Contact us today for more information at info@mytapu.com and include your Telegram,  WhatsApp. Telegram or Viber number to receive a call back…


Legal Checks for Buying Property in Turkey... for very good reasons:

Misrepresentation – it is common for agents to exaggerate or mislead customers regarding a properties location. The most common practice is to refer to a property as being in ‘central Istanbul’ when it isn’t, and often it is 20-30 kilometers away. This is one example. Misrepresentation with regard to property permits is more common... many mis-lead buyers find themselves selves pursuing litigation after discovering the truth...

 

Legal Documentationrelying on a foreign buyer’s lack of knowledge about legal documentation in Turkey, agent’s commonly will ignore the issue of permits and documentation that shows whether the property legally complies with planning permission and has the necessary permits.

 

Purchasing Procedures- agent’s will lead the buyers down a path which places all the risk on the buyer, with no advantages, and can result in a costly outcome, often requiring thousands of EUR in legal services to rectify.

 

Depositsagents commonly insist on receiving a reservation deposit from a foreign buyer, which ‘reserves’ the property, when in legal reality, it does not do this, and there is no requirement to pay a deposit, and a buyer should not, without a legally valid and executed and taxed contract, because the legal remedies are more lengthy and expensive.....

 

Legal Contracts- the majority of legal contracts agents provide do not protect the buyers deposit or rights and are not executed in a legally valid manner.

 

Valuations- agents follow a common practice of arriving at their own valuations based on nothing more than a whim for sales purposes, or an over simplistic assurance about an expert valuation report.


Payment & Banking- essential to advise and assist the buyer in establishing bank accounts and arranging payment documentation, and complying with various regulations, which failure can do may result in a blocked property purchase.

 

High pressure tacticsthere is no end to the psychological tricks and sales tactics used by agents to get a deposit, which is a hoax and in reality is a payment of their commission in advance, and usually once it is paid, the agent then does little else to look after the interests of the buyer.

 

A buyer should never believe an agents verbal response when asked about these questions- a buyer should instead always request verifiable documentary evidence, i.e. written proof.

  

Checks on the Property Price - Valuations

Due Diligence on the Property Price is an essential early step in the transaction process...To solve the chronic problem of agents selling property to foreigners at artificial, excessively high prices, without permits, etc, new regulations now make it a requirement that a foreign buyer must be given an ‘appraisal report’ These reports show the market price of the property. Agents and developers will try and convince buyers that these valuation reports under-value property prices by 10% to 30%, but this is simply another misleading tactic to hide the agents’ hidden price mark-ups, and hidden commissions.

 

An Appraisal Report does not state the property is safe to buy, or is legally compliant… an independent professional (not agents) interpretation of the information about permits and legal status is necessary.


Read more on the 'Valuations" page...go to the top menu tool bar, under 'More' follow the drop-down menu and click on 'Valuations' and also 'Legal Work'..

Checks MUST be Completed before ANY Discussion of Reservation Deposits

Due Diligence procedures must be conducted BEFORE any discussion of a reservation deposit’ ... which doesn’t reserve anything…under Turkish Law a seller can not be forced to sell a property to a buyer, even with a contract! The ‘reservation deposit’ is the most critical tactic used by agents which a buyer must avoid at all costs...(see links above) .  Unfortunately it is just one of many deceptive tactics agents use. The buyer may be prepared for one tactic, but. An unknowing buyer can not possibly learn enough in advance, about all of these tricks, to win in such a situation. An experienced Property Finder or Transaction Manager, dealing with agents daily, can and will succeed. Request more information today, without obligation,

Protect the Dream... Prevent the Nightmare...

A Penny of Prevention... is Worth MORE than a Pound of Cure...

Reality Check...

Surfing the Web Looking at Agents’ Websites for Property to Buy…? 


Time for a Reality Check…

 

 Do You Know…?


Reality:
a) English language internet search engines are full of agents websites… but Turks don’t use them to buy: why would you…?
b) These English language websites are offering property to foreigners with hidden price mark-ups of 10%-20% and more…
c) Agents will tell you the Eksper Appraisal Reports value property 20-30% below the real price -they say this to hide their mark-ups
d) If you pay $250,000 for a property from an agent, and the Appraised Value is 20-30% less, you will not qualify for Citizenship
e) Purchasing from an Agent that marks prices up 20% means paying $300,000 for a property with an appraised value of $250,000.
f) More than 85% of property transactions in Turkey do not originate with agents, but with on-line portals ....
g) On these Turkish language portals, owners sell directly to buyers with NO agent in between…Turks do, and so can you...!
h) Turks do not use agents… if an agent is involved, most Turks simply will go elsewhere and find a different property….


Conclusion:

Buying a property through on-line english language website agents is not smart… and will cost you BIG…

Solution:
1) Buy Like a Local, using the Investors’ Tool-Kit at mytapu.com,with Turkish language help for non-Turkish speakers
2) Choose from a complete range of professional investment services
3) Search and find the best deals from the whole market (not just a few agents listings)
4) Apply all the required precautions to ensure buying safe and secure
5) Coordinate the property purchase procedure with the Citizenship Application procedure
6) Save $10,000 to $30,000by avoiding agents’ hidden price mark-ups*
7) Save $ 7,500 in agents’ commissions*
8) Save $5,000 in stamp tax by ensuring the agent’s client, the seller, pays his share*

*Assuming a $250,000 purchase for Citizenship Application


Fortunately there is now a Safer, Smarter, Better Way... the mytapu Way... Buy Like a Local...!

Property Finding Services for Professionals... read more here....

Professional Services for Residential Real Estate Investors: 


  • We Search, Find, Negotiate, Check, & Convey Property Purchases
  • Location Assessments & Relocation Advisory...
  • Property Types and Features...
  • Investment Profiling & Strategies...
  • Compliance with Investors’ Criteria, Directions, and Instructions
  • Advisory, Guided, or Fully Managed Services
  • Foreign Investment Advisors active in Turkey for 30 years since 1989
  • Multi-channel, multi-source 'whole market' property searches...
  • Request more information today, without obligation, email to info@mytapu.com and include your WhatsApp for a free call back...  

Finding Property: Search, Selection, Appraisal & Valuation; Istanbul & Turkey
Property Finder Search & Selection Services: Not Sales Agents !
The Investor's Tool-Kit for Purchasing Residential Property in Turkey







The Investors Tool-Kit for Purchasing Residential Property in Istanbul & Coastal Regions of Turkey. A Safer, Smarter, Better Way to Invest... Safe, Secure, Institutional Services; Qualified Professionals - Not Agents

Get the Guide... For Free !

Citizenship by Investment in Real Estate Istanbul and Turkey







Citizenship & Passports
EU Visa, Travel Hub, Relocation,
Schools, Medical, Business, Pensions; Professional Legal, Banking & Portfolio Investment Support, Advisory, & Guidance.Foreign Investors' Advisory Services established 1989.
Due Diligence, Legal Checks, Valuations & Appraisals

Legal Due Diligence...
Reservation Deposit Security, Valuation, Appraisal Report Assessment; NEGOTIATION of Price, Procedure: Risk Assessment of Contracts, Counter-parties, Procedures, and Settlement Preparations...

Conveyancing, Legal & Land Registry Services for Buying Property in Turkey

Conveyancing...
Transfer of Ownership, Access, Completion with Documentary Payments, Tax Registrations, Notaries, Apostille, Translations, etc, and 1st Step for Citizenship Applications...

Property Search & Find Services (not sellers' estate agents !)

  • We Search the Whole Market (not a few agents’ websites)
  • Direct from Owners (agents avoided)
  • Auctions
  • Property Portals
  • Bank Foreclosure & Liquidity Distress Sales
  • Private Networks
  • All Types: Off-Plan, New-Built, Re-Sales, Re-Furbs, Re-Pos
  • Searches Designed for All Budgets
  • Re-Location, Life-Cycle & Life-Style Advisory
  • Rental Income Portfolio Yield & Risk Enhancement
  • Asset Investment Profiling: Yield & Capital Appreciation
  • Request more information today, without obligation,

    Contact us today for more information at info@mytapu.com and include your WhatsApp or Viber number to receive a call back…

Read more on the 'Properties" page...go to the top menu tool bar, under 'Buy Tapu' follow the drop-down menu and click on 'Properties'..

Find out more about the Property Finder Service, without obligation, by sending an email to info@mytapu.com requesting 'Property Search', and include your Telegram, WhatsApp or Viber number to receive a complimentary call back...

Search and Find the Right Property in the Best City Central Locations of Istanbul
Search and Find the Right Property in the Best City Central Locations of Istanbul

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

Deciding where to buy property in Turkey, the best way is like the locals do. The search begins at the online portals, to get an idea of what types of property are available in each different local area, is a key step in selecting where to buy. Read more by clicking this link, about how and why using online portals is the only smart way to decide where buy...Like a Local...and understand the different types of property available in each different local area, a key step in selecting where to buy. Or, rely on more than 30 years of first hand experience of a Property Finder on the Team at mytapu.com, with knowledge and key insights about local climate, lifestyle variances, infrastructure, amenities, and supply & demand, covering all Istanbul, and all western coastal regions of Turkey from Anamur to Zonguldak...!

Why to Buy Property in Turkey with On-Line Portals instead of From an Agent ?

·  Wider Choice

·  Less Risk

·  Lower Prices

·  No Commission

·  No Reservation Deposits

·  Buy Like a Local…!

 

Internet search results for property in Turkey show completely different results in English, instead of Turkish. In English the results show only the web pages of English speaking commissioned sales agents. No Turk would ever buy from them and neither should a foreigner, because there’s a better way, the Turkish way… to Buy Like a Local…!  In Turkish language the internet search results show all the on-line portals. This is where Turks go to buy properties. Why ?

 

  • Wider Choice: The portals show every property for sale in Turkey. The English on-line websites only show a few hundred, those the agent can obtain the highest commissions and hidden-price mark-ups on.
  • Fewer Deceptions: The Portals are for sales direct from owner. No middleman to mislead buyer or seller for his own advantage.
  • Lower Prices: No commission and hidden price mark-ups for the agents’ pocket. 
  • Less Risk: No ‘reservation deposit’ hoaxes.

Property Buyers' Wiki Guide for Turkey
Property Buyers' Wiki Guide for Turkey
Istanbul Prime Central Exclusive Investment for Property Investment
Istanbul Prime Central Exclusive Locations for Property Investment
Turkey Coastal Luxury Exclusive Residential Locations for Property Investment
Turkey Coastal Luxury Exclusive Residential Locations for Property Investment
Istanbul Central Locations for Comfortable City Centre Lifestyle
Istanbul Central Locations for Comfortable City Centre Lifestyle

The FIRST Step of the Investment Process…

How to Buy Property in Istanbul & Turkey: these links to official government websites explain...

Investors, the FIRST Step of the investment process is to complete the Advance Preparations: registrations for Tax ID, Foreign ID, Bank Accounts, Authorisations, etc. This will put you in position to close the deal on a property purchase with negotiated price discounts by making a full completion payment quickly and safely, thus securing ownership cost-effectively, and with least risk. Ask the Team at mytapu to assist you with the Advance Preparations: these can be done while visiting Turkey, or can be done remotely, where you are at, now.  Email to  info@mytapu.com and include your WhatsApp or Viber number to receive a call back… and include your WhatsApp or Viber number to receive a call back…

Reservation Deposits for Buying Turkish Property: Advance Preparation is the Solution..

The alternative ? The alternative is to be ‘drawn in’ and then pressured to pay a ‘reservation deposit, or other form of part payment, etc. This alternative will:

 a) Increase your costs and risks;
 b) Weaken your negotiating position,
 c) Prevent achieving best discounted price; 
 d) Increase costs of legal protections to protect your part payment & legally bind the seller; 
 e) Increase the risks of hidden non-disclosure of information: the things you wish you had known about before, but only found out afterwards. 


Without Advance Preparations, you will be pressured into paying a ‘reservation deposit’ or other part payment: DO NOT.  Why? Read more here about why NOT to pay a reservation deposit, or part payment. Local Turkish buyers do NOT buy property this way, and do NOT pay reservation deposits. If YOU want to buy the same way, like a local Turk, read ‘The Guide’ explaining ‘How to Buy Like a Local’.  Email to info@mytapu.com and ask for a Free copy of ‘The Guide, How to Buy Like a Local’. ask for a Free copy of ‘The Guide, How to Buy Like a Local’. 


Scanning the Internet, Searching for Property…?

If you do not speak Turkish, and do not search using the Turkish language, what you will find is pages and pages of websites designed only to lure non-Turkish speaking foreign buyers. These are the websites of english speaking agents. They do not do business with local Turkish buyers, because no Turk will deal with them. These agents want to do business in a specific way (that is to their advantage) that is only possible with unsuspecting foreign buyers. No local Turkish buyers will buy property this way... (continue reading).

How to Begin Your Property Purchase in Turkey

Using the internet to scan English speaking websites of property agents in Turkey is fine for ‘window shopping’, but to then start your property purchase procedure that way, is a mistake. If you do, the agent will lock you into their ‘marked-up’ prices with a falsely named ‘reservation deposit’, and what follows afterwards, is a long story of things you wish you had known before you paid, but didn’t find out until later.

 

Instead, there is a better way... (continue reading)... 

 

Don't be mislead by agents... Get the Guide...


At mytapu.com we know HOW to FIND property in Turkey.


How to use the vast on-line property market places that dominate the Turkish real estate sector, to...

 

Find a Property… Not an Agent…


Avoid the Price 'Top-Ups' and Hazards....

 

Most importantly, we will show you HOW to ‘BUY Like a Local…’ 

The way local Turks buy… NOT the way agents mislead...


The procedure for buying property in Turkey...

The Safe way to Buy Property in Turkey…!


A Safer, Smarter, Better Way...

 

Get the Guide Now…


Email to Buy@mytapu.com RE: 'Send the Free Guide'...

   

Get The Guide for Free...

Get the Guide: How to Buy Like a Local,,, How to Find and Invest in Property Real Estate in Istanbul Turkey

A ‘TAPU’ is a certificate from a Land Registry in Turkey that provides ownership and cadastral information about real estate.

Every property owner in Turkey has one – and that’s why we call our business ‘ my tapu‘…mytapu.com.