Mortgage Finance
For Property in Turkey
Mortgage Finance
Lower Interest Rates than Standard Domestic Mortgages
Only for Buyers with Income from Outside Turkey
Contact us today for more information at info@mytapu.com
and include your Telegram or WhatsApp or Viber number to receive a call back…
The Key to Successful Investment
Presuming knowledge and experience gained from other countries is applicable in Turkiye - is the single largest cause for investment failure. Differences in law, land registry practices, tax, accounting, banking, cultural and especially local business practices, do impact investment results. The key is to prevent years of troubles, before buying... All successful investors apply a fundamental discipline that is The Key ingredient of success...
What Investors Say About Us
Investment in residential property in Turkey by International Buyers has been permitted beginning in 2007. Since that time My Tapu Associates have served more than three thousand investors with the advice needed to avoid typical dangers and make their investment a success... See what insights Investors share about buying and selling property in Turkiye, and the value of our Independent Professional Advisory Services (not real estate commission services) here.
How can I get a 3% mortgage like those advertised on the internet ?
Updated February 25 2026... In response to a sharp increase over recent weeks in the number of viewers reading our Mortgage webpages and articles, MyTapu Associates shall be increasing service levels in two way, as follows:
Questions Answered with Expert Insights from Arranging more than 1,000 mortgages for non-Turkish home buyers in Turkiye since 2007...
Answer: The 3%+ interest rate mentioned on the internet by Turkish lenders is not what it may seem to be. None of the authors of those articles has ever underwritten, processed, nor advised on a cross-border mortgage in Turkiye- think about it.... Remember, mortgages in Turkiye are different than mortgages in other countries in many key ways. Sometimes it is just the words that appear similar. Even the definition of 'mortgage' in Turkiye is different than in other countries. These differences are hazards that require careful planning to avoid financial losses and transactional failures.
How to Find Answers to Questions Like ....
- If a borrower can be accepted and is eligible on an application to get a mortgage ?
- What documents are required to be provided by the borrower ?
- How much the monthly repayments and interest rate will be ?
- How many years the mortgage will last ?
- What the property purchase procedures, contracts, and transaction requirements are ?
- How much cash down payment is required - how much the Loan-to-Value (LTV) will be ?
- How much the Fees will be ?
- What currencies can the mortgage be borrowed in ?
- What are the minimum and maximum limits on age, loan amount, residency, down payments, loan duration, etc ?
The Mortgage Approval Pre-Qualification Service provides answers to these questions and more, to provide for advance pre-planning for the mortgage application process...take this essential First Step Now by email, see below....
Obtaining a Mortgage in Turkiye Requires Careful Advance Planning
Careful Advance Planning regarding key aspects impacting successful loan approval:
- Credit Limit
- Loan Limit
- Borrowing/ Debt Servicing Capacity
- Collateral Value
- Usage Permissions
- Transaction Sequence of the Property Purchase: Contracts, Payments, Due Diligence, etc
All of these aspects must fit together, much like a 'jig-saw' puzzle.. If they don't, the loan won't be approved, and so the applicant needs to take specific steps at the very beginning, in the right order, to avoid potential losses from lost down payment deposits and other costs & expenses of the property purchase transaction.
.. .
Standard Principles of All Mortgage Types Everywhere....
All Mortgages Everywhere - in Turkiye and Outside of Turkiye- follow these same principles:
- The same calculations but with variations in the formula, apply to a borrower's application & eligibility, whether the lender's website and documents mention specifically, or not....
- All lender's mortgage underwriting follows credit policy criteria that govern variations in each of these different aspects, and varies from one lender to the next...
- This means that the underwriting used in the Mortgage Approval Pre-Qualification Service applies to all mortgage products in the market....so a borrower will know the choices available..
Mortgage Approval Pre-Qualification Service:
To meet demand and solve these challenges with a tried and trusted solution, MyTapu Associates has reinstated it's Mortgage Approval Pre-Qualification Service to:
- Ensure all the items of the jig-saw puzzle are in acceptable form and capacity to meet underwriting requirements, and;
- Advise on the best mortgage terms possible for each applicant's specific circumstances (these are different for each and every borrower);
- Personal
- Financial
- Transactional
- Direct the applicant to Next Steps for their application to proceed, and guide the applicant through the steps that follow with the lenders.
The Key to Successfully Obtaining a Mortgage is Advance Planning
The Mortgage Approval Pre-Qualification Service covers all aspects of the underwriting process and planning for the mortgage application and the property purchase transaction, thus reducing risk and resulting in costs savings. These savigs are substantial: on a EUR 100,000 mortgage loan over 15 years, can amount to more than EUR 7,000.
Wait-List Sign-Up for Specialist Mortgage Product for Non-Turkish Buyers of Property in Turkey
In anticipation of greater macro-economic and foreign exchange rate stability in Turkiye during the next five years to 2030, MyTapu Associates are serving both non-Turkish institutional loan investors and non-Turkish residential property buyers, by offering a mortgage loan product that serves market demand, such as the previous mortgage products did during the period 2007- 2017.
Residential property buyers that are considering long term plans for purchasing a residential property in Turkiye are invited to sign-up (with a non-binding expression of interest) and get onto the waiting list for this newly re-introduced mortgage product now, to ensure availability for there needs 12-18 months in advance. The loan terms will be more favorable than generally available at present in the market, and a wider range of borrowers will be leigible than under present conditions, however neither the terms, criteria nor credit policies are finalized at this time..
First Step Now...
Please send an email or click on the link here to info@mytapu,com to receive information and guidance on Next Steps for either or both the:
- Wait-List Sign-Up for Specialist Mortgage Product
Please Complete the Form Below...
Mortgage Approval Pre-Qualification Service
If you definitely need a mortgage now, or in the next 90 days, please send an email or click on the link here to info@mytapu,com to receive the form.
In your message please mention briefly a few details…
Please note:
· To request a call back, please propose a scheduling time;
· Schedule for 30 minutes call duration;
· State the preferred time in Istanbul time zone;
· Calls may be scheduled 24/7, evenings, weekends, etc
· Allow a minimum of three days or 72 hours in advance of now for scheduling with a specialist.
Please provide information briefly mentioning details about your plans, such as, for example…
1.Purchase Date Plan
2.Location of Purchase Property
3.Type of Purchase Property
4.Budgeted Property Purchase Value
5.Budgeted Cash DownPayment
6.Budgeted Mortgage Loan Borrowing
7.Type of Mortgage- Interest or Sharia
8.Country of Tax Records
9.Country of Credit Records
| In Beta Construction...please check back soon... or send email now as described above |
Mortgage Loan Availability
Real estate finance in Turkiye was primarily structured as sale and lease back, and then in 2007 new legislation introduced mortgage lending, which resulted in many new products until the foreign exchange rate instability beginning in 2017. Turkish banks fund their lending in Turkiye largely from foreign loan syndications received from international capital markets, and the currency instability raised costs and reduced supply of funds. As a result, many/ most banks stopped mortgage lending, making them unpopular with government policy makers In response, the banks maintained the marketing presentation of their mortgage products, but do not always have capital allocations to lend, and are not always issuing mortgages, instead taking decisions not to, at credit policy level. For this reason, an applicant may see a mortgage loan offered from a Turkish bank, but should not automatically presume the bank is actively issuing mortgages, because the banks may say 'yes' when in practice the answer is 'no'. .
Mortage Doctor Services
If your mortgage application is taking longer than expected or rejected by a lender, MyTapu’s Mortgage Doctor Service:
·Diagnoses the Problem
- ·Guides Steps for Solution
Mortgage underwriting is complicated, and usually too complex for bank websites or personnel to adequately explain.
Problems can usually be prevented with proper preparation.
If you did not prepare properly and now have a problem, MyTapu’s Mortgage Doctor Service explain’s what the problem is and how to fix it… email info@mytapu.com with the subject line Mortgage Doctor…
The Turkish Mortgage Experts
The Turkish Mortgage Experts
The mortgage finance experts at mytapu.com are truly the Turkish Mortgage Experts.
- More than forty years of experience in both commercial and residential mortgage finance, underwriting, securitisation, and trading, on three continents.
- Advising the top 5 Turkish banks on the establishment of their mortgage product design, credit policies, loan application processing, and mortgage execution procedures in 2007.
- Capable of delivering creative and innovative financing solutions in Turkey, generally considered 'impossible' (see below).
The best mortgage finance / real estate finance solutions delivered in Turkey over the preceding 20 years (even prior to the introduction of mortgage law in 2007) are shown below, and clearly show the considerable value-added calibre of our expertise.
Best Residential Mortgage Finance delivered: EUR 5.4% at 93% Loan to Value for 20 year loan term.
Best Developer Finance delivered: 91% GDV funded over 18 month duration: No financing requirement, No asset liens (kefalet) and No credit rating criteria.
Turkish Lira Weakness: Investors with an understanding of foreign exchange markets ...enquire today about how a high interest rate Turkish LIra mortgage may prove to be a smart financial decision, that 'pays an investor' to buy and own real estate....
Citizenship Investors ... consider techniques for better utilizing capital employed for your Citizenship applications and improving your returns on $400,000 real estate or $500,000 investment fund purchases, Shariah compliant.
Obtaining a mortgage in Turkey as a foreigner is NOT the same as obtaining a mortgage as a local Turkish citizen, so many things are different, so don't presume anything. If you are definitely a buyer of real estate in Turkey and require finance, don't prevaricate imagining you will succeed 'shopping the market' by doing web searches on the internet. Most of the information you will find is inaccurate, out of date, over simplified, or otherwise misleading- essential because mortgage providers try to simplify what is a complicated subject, and so misunderstandings are common.. Turkish residential mortgage finance for the best products available to non-Turks, with better lending terms, is not simple and statements that claim otherwise, decisions in principle, etc etc are either misinformed or intentionally misleading (as was the past practice of brokers and developers trying to sell property with loan repayment plans).. The difference in mortgage lending terms on a EUR 50,000 mortgage loan over a 15 year term can easily amount to more than EUR 5,000 over the life of the loan. The mortgage system in Turkey has adapted the same English words but much is different... and there-in are the risks. The reason is because there still remain an extensive range of Idiosyncrasies and 'exceptions to the rule'. Get to grips with the issues in detail at the very first step of the procedure to ensure the risks do not come back to cause the last minute failure of your mortgage finance and property purchase.
Request a consultation today, from the experts that have advised on more than 3,000 mortgage applications for foreign investors in Turkey over the last 18 years, since 2007. Obtain the key insights required to ensure success of a mortgage application; insights that are not available on the internet, and often not available from lenders until a very late stage of the application procedure, when a failed mortgage application can result in stress, costs, and losses. Contact us today for more information at info@mytapu.com and include your Telegram or WhatsApp number to receive a call back…
One Source, Every Turkish Mortgage...
One Source, Every Turkish Mortgage...
From this One Source at mytapu.com a property investor may obtain every mortgage from the whole market for property in Turkey. The information on this page provides a summary of the best features of the many different mortgage loan products available...
In addition, a property buyer can obbtain all the ancillary servcies required to ensure the property purchase financed with mortgage funding proceeds successfully - a key and very important consideration in Turkey, where additional factors come into play, and additional remedies are often essential.
Investors in Real Estate Loans
Investors in Real Estate Loans
The team at mytapu.com have the experience, know-how, and talent to execute all aspects of real estate financing in Turkey, funding, sale 7 leasebacks, etc and have done so for banks, non-banks, and private loan investors. Investors seeking higher interest or Shariah compliant income on their investment portfolio, contact us today at info@mytapu.com and include your WhatsApp or Viber number to receive a call back....
Residential Mortgage Interest Rates, LTVs, and Loan Durations
Residential Mortgage Interest Rates, LTVs, and Loan Durations
The best residential mortgage interest rates from banks and finance houses range from 5% to 8% per year in EUR, USD and GBP, and range from 0.8% to 4% per month in TRL, which is approximately 9.6% to 48% per year straight rate before compounding, not AER or APR. Mortgages interest rates for loans in Russian Ruble are available upon request. Private lender rates are available upon request. See below for additional information...
Using a mortgage for the purchase of a second property in Turkey, instead of releasing equity from your primary residence, is safer and prudent. Enquire today: Email... info@mytapu.com and include your Telegram or WhatsApp or Viber number to receive a call back....
Warning: Beware...
Internet search results provided by the AI Agents of Search Engines are providing Factually In-Accurate & Incorrect Information…..
Valuations for Mortgages:
Tax Valuations and Assessments.
Owners Tax Alert.... There is a tax penalty and liability that is increasing at 4.5% monthly (54% + yearly)…. on your property if the purchase price declared at the land registry and appearing on the Tapu is below the real purchase price paid…. The solution is here..
The Property Buyer's Tool Kit
for Residential Real Estate Investment
in Istanbul and Coastal Regions of Turkey
A Safer, Smarter, Better Way to Invest
Get the Guide... For Free !
Safe, Secure, Institutional Services; Qualified Professionals - Not Agents !
Property Finder Search, Selection and Valuation Services... a Safer, Smarter Way to Find and Buy Property in Turkey...
Find Property- Not Agents Scams, Valuations & Deposits Hoaxes. Location Life-Style Guidance. All Property Types: Off-Market, Re-Sale. New-Built, Self Design, Historic Refurbishment.
Welcome to the mortgage team...
With over 25 years experience arranging finance and real estate investment in Turkey, and similar professional experience in the primary and secondary mortgage markets of North America and Europe, our principals have the local first hand experience, networks, and knowledge to deliver the best mortgage finance solutions available anywhere in the Turkish mortgage market today.
In addition, we provide the know-how that is absolutely required for success in Turkey- the complete range of in house oversight and supporting transaction management services, including cadastral, contractual and counterparty due diligence, appraisal, conveyance, legal oversight, closing actions, loan servicing, and a simple but robust technology platform for on-line application processing and routing of mortgages for Turkey.
This caliber of expertise, and comprehensive range of Turkish mortgage finance solutions, is only available from the mortgage team at mytapu.com- the Turkish mortgage experts!
Customer Reference Testimonial
“ My 100% faith in you throughout paid off. A superb mortgage product and £5,378 sterling equity (cash back) "to boot".' DF, Bodrum & West Mids
Legal Due Diligence...
Reservation Deposit Security, Permits, Habitation Certificates, Title Checks, Lien Checks, Contracts, Valuations, Rental Income Contracts, Budgeting, Cost Control, Risk Management.
Conveyancing...
Land Registry Actions, Completion of Transfer of Ownership, Access, Documentary Payments, Tax Registrations, Notaries, Apostille, Translations, etc
Support, Guidance and Advice for all aspects of buying or selling a property in Turkey using mortgage finance...
Enquire today:Email... info@mytapu.com
Different Valuation Types: The Best Valuation Report for Negotiating Property Purchase Price ?
Different Valuation Types: The Best Valuation Report for Mortgage Applications ?
Different Valuation Types: The Best Valuation Report for Setting the Sales Offering Price ?
Following Safer, Smarter, Better Buying Procedures Reduces Costs..
Following Safer, Smarter, Better Buying Procedures Reduces Costs..
The key points about ‘what’ it means to ‘Buy Like a Local’, and ‘why’ it is essential, are explained independently, by an outside commentator, and lifelong property investment professional, in this article discussing ‘The Guide, How to Buy Property in Turkey’…
Residential Mortgage Terms
Residential Mortgage Terms
Application Documents Required:
a) Proof of Identificationb) Proof of Current Addressc) Proof of Repayment Capacity (Income) : Credit Limitd) Proof of Credit Historye) Proof of Security (Property Value) : Loan LimitDifferent lenders will require different documents to satisfy the requirements above.
All mortgage products require all of the above: there are no exceptions. If you have been told differently, you have been misinformed and / or mislead.Variations on the documentation required for a specific applicant's case will depend on:a) the applicants country of income earning residency
b) the specific lender's credit policyLoan Limits range from 50% to 85% of Appraised Value- this is an official Appraisal, an Eksper Rapor. Obtaining greater than 85% of appraised value is a technique that requires additional contractual and appraisal expertise and is not viable for purchases less than EUR 300,000.
The Loan Limit of the mortgage applicable is generally never more than 90% of the properties liquidation value, as assessed by the lender's Appraisal Report. This Loan to Value (LTV) varies from lender to lender. These are key risks requiring full disclosure.Fixed, Tracker, Currency Indexed, and Floating Rate mortgages are available.
Loan Durations range from minimum 3 years to maximum 20 years, but not beyond the 75th birthday of eldest joint applicant.
Cross Border Mortgages- these are conventional mrotgage loans by lenders in USD, EUR, GBP, etc and normally a borrowers income must be received outside of Turkey in the currency of the loan, the interest rates are the most favourable available.
The best residential mortgage interest rates range from 5% to 7% per year in EUR, USD and GBP, and the advertised rates do not conform to any AER or APR convention- which means they may not be reflecting a truly compunded interest rate, or an interest rate that includes costs of loan arrangement etc.
Early Repayment Charges are typcially 2% for the first 3-5 years and zero afterwards.
FAST-TRACK your application by emailing info@mytapu.com and include your Viber or WhatsApp numbers to receive a free call back.
All applications subject to status and acceptance.
List of Turkish Mortgages...
List of Turkish Mortgages...
The List of three general categories of mortgage available to foreigners buying Turkish property:
1) Local domestic mortgages- usually loans in Lira
2) Cross-border mortgages- loans in EUR, USD, GBP at favorable interest rates
3) Sharia compliant funding- loans in Lira but with many alternatives possible
How Much Can be Borrowed?
How Much Can be Borrowed?
Understanding how much an investor can borrow requires two calculations: the first for the Credit Limit, based on income; and the second for the Loan Limit, based on the property value. Credit Limits typically will be limited by a monthly repayment no greater than 50% of the monthly net income, as a general guideline, while varying from lender to lender in the formula applied. Loan Limits range from 50% of Appraised Value to 85% of Liquidation Value, depending on each lender's policies.
Mortgage Service Offerings...
Mortgage Service Offerings...
A complete range of services is available from mytapu.com. Unlike more developed markets, mortgage lending in Turkey is relatively new, and sometimes will require additional remedial actions to keep the application process on track.
Cross border mortgage financing has far more advantageous interest rates and borrowing terms, but the procedure is not so simple or fast.
Anyone telling differently is either inexperienced or intentionally misleading.
In addition, the mortgage terms offered change often, with economic fluctuating conditions in Turkey, and 95% of the mortgage information you read about on the internet is 'out of date'.
For these reasons mytapu.com provide a mortgage service that is designed specifically for the challenges facing foreign mortgage applicants for local Turkish property.
Service Levels...
Fully Managed... from A to Z, application through to registration of the mortgage on the property at the land registry... all you need do is provide required documentation...
Guidance and Assistance... the applicant manages the process directly with the lender, and mytapu.com guides and assists both lender and applicant through-out the process at the different stages where solutions are required...
Advisory... the applicant undertakes the entire procedure themselves and mytapu.com has no communication with the lender, but provides all necessary advice and insights to the applicant on the ways to achieve the finance required...
A complete range of services is available from mytapu.com. Unlike more developed markets, mortgage lending in Turkey is relatively new, and sometimes will require additional remedial actions to keep the application process on track.
The experts at mytapu advised banks on establishing their products...
Enquire today at Finance@mytapu.com to learn which is right for you.
The Key to Successful Investment in Turkiye....
Share New Insights with Friends !
What MyTapu Clients & Investors say about MyTapu: Customer Reviews.....
Real Estate Finance in Turkey
Real Estate Finance in Turkey
The mortgage bankers at mytapu.com provide an extensive range of financing solutions for property investors in Turkey - twenty five years cross border and domestic financing in Turkey serving project developers, investment grade asset & portfolio managers, financial institutions, and corporate financiers.
Mortgage Finance – Turkey:
Senior and Non-Recourse Mortgage Finance- Turkey
Mezzanine Mortgage Finance - Turkey
Land-share, Construction & Completion Finance
Off-Plan & Installment Finance - Turkey
Leaseback - Turkey
Commercial Mortgages - Turkey
Retail Mortgages - Turkey
If you definitely need a mortgage for the purchase of a property in Turkey, contact our Team today at info@mytapu.com, without obligation. Include your Telegram or WhatsApp or Viber number to receive a call back. This is the sure way of starting the process, and getting the best deal available, while avoiding misleading brokers and agents.... This process is designed specifically for cross border mortgage applications in Turkey, and is only available from the mortgage bankers at mytapu.com... at your service..!
Ancillary Services – Turkey:
Brokers Clearing Services - Turkey
Due Diligence - Turkey
Turkish Contracts & Conveyance
Licensed Appraisals - Turkey
Tax Optimised Structures
Sharia Compliant Structures
Title Insurance - Turkey
Enquire today: Email... info@mytapu.com
Read what our customers have said about us...
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Legal Checks on a Property, Ownership, Permits, etc: Due Diligence
Legal Issues for Property Purchases & Sales: Transaction Management
Completion for a Property Purchase or Sale: Conveyancing
Privacy Security - The Right to Privacy is a Fundamental Human Right as stated in Article 12 of the Universal Declaration of Human Rights proclaimed by the United Nations in 1948, with obligations which States are bound to respect. At MyTapu Associates we respect all parties right to privacy, and do not share any information concerning persons nor activities. In addition, all parties interacting with MyTapu are advised to utilise additional protections to ensure their privacy and those they interact with. Simple security protections for privacy enhancing solutions include but are not limited to the following, and the service providers mentioned are tried and trusted: Internet connections by Virtual Private Network (VPN), Nord; Encrypted Email services, Protonmail; Encrypted Voice and Video Call services, Telegram Messenger; Troubleshooting for Privacy Cyber Security, Wilders. Please Note: MyTapu associates may have affiliate marketing engagements with the service providers mentioned.
Internet searches are no longer a trusted research source, but instead often result in misinformation and dis-information, and not accurate and reliable information, and should be verified by independent professional advisors that are experts in their specialism., for reasons explained here. Alternative browsers and search engines include, Vivaldi. Tusk, and Yandex.
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