Guides & Insights
Everything a foreign buyer needs to understand before committing: how the purchase works, what you legally receive as the Tapu (title deed), what it costs, and what it returns. Written by the team that handles it daily.
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Comprehensive references covering each stage end to end. Read them in order for the full picture.
How a return on an Istanbul apartment is actually built, and why the yield figure you were quoted is almost always the wrong one.
Continue reading →What you pay to buy, to own, and to sell: how each cost is calculated, who pays it, and the ones that cost the most by being misunderstood.
Continue reading →Browse the library
Titles are alphabetical within each category. Use the filters above to keep a category in the URL.
The annual property-tax decision starts with the municipal tax value, not the sale advert. The working 2026 note records Law 7566 as changing the valuation mechanism from 2025-12-19, so any published calculator must use a dated official basis rather than remembered rates.
Continue reading →A non-resident owner should treat rent as a Turkish tax file, not as a yield footnote. GIB issued a 2026 guide for 2025 rental income. The article should keep thresholds and filing dates tied to that guide rather than repeating old remembered figures.
Continue reading →A branded Residence is not just a nicer name on an apartment. The buyer needs the brand agreement, operator role, service promise, Aidat, rental rules and title structure. Without those documents, the brand is marketing context only.
Continue reading →The cheapest headline price is not always the cheapest total cost. Cash can win a discount, developer instalments can preserve liquidity, and a mortgage can add bank discipline but exposes the buyer to current credit rates and approval limits.
Continue reading →For a yield decision, new-tenant rent matters more than a hopeful advert. TCMB started publishing the New Tenant Rent Index on 2026-02-17. Its January 2026 annual increase was 34.2%, while the CPI actual-rent series was 56.6%, which shows why old tenant data can lag a fresh lease.
Continue reading →Net yield is not rent divided by price. A defensible model starts with purchase price in USD, a dated TRY rent expectation, Aidat, tax, management, furnishing, vacancy and FX sensitivity. TCMB's YKKE gives market context; it does not replace Residence-level evidence.
Continue reading →New build, resale and branded Residence are different evidence files. New build asks for developer, delivery and KDV checks. Resale asks for title, debt, DASK and seller authority. Branded Residence adds operator, service contract and Aidat questions.
Continue reading →The property route is announced at USD 400,000 with a three-year title restriction. The main financial alternatives are announced at USD 500,000 or equivalent with a three-year holding condition, depending on the route and authority. The better route depends on control, liquidity, residence use, currency exposure and evidence tolerance.
Continue reading →How a return on an Istanbul apartment is actually built, and why the yield figure you were quoted is almost always the wrong one.
Continue reading →A short-let plan starts with legality, not yield. The 2026 Ministry notice says tourism-purpose rentals of 100 days or less require a permit, and adverts must include the permit number. The notice records 2026 administrative penalties from 180,617 TL to 1,806,177 TL depending on the breach.
Continue reading →What you pay to buy, to own, and to sell: how each cost is calculated, who pays it, and the ones that cost the most by being misunderstood.
Continue reading →The 2026 market reading is mixed, not a single boom story. The programme evidence records foreign sales up 1.9% year on year in July 2026, but down 7.3% across January to July. TCMB's housing price index gives the price side, while TUIK sales show transaction pressure.
Continue reading →A foreign buyer often buys in USD and earns rent in TRY. That mismatch is the currency risk. Do not forecast exchange rates. Show sensitivity: purchase price, rent, Aidat, tax, management, vacancy and instalments under several TRY/USD cases.
Continue reading →There is no single best district. A family, income buyer, waterfront buyer and citizenship buyer need different evidence. Use district as a shortlist filter, then prove the Residence with title, price, rent, Aidat and delivery status.
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Where to buy and why, district by district, across both sides of Istanbul.
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