Analysis, strategy, and deep-dives for Turkey's foreign-buyer-heavy, lira-volatile property market.
The 2022 threshold tripled entry to $400,000 USD and approvals have fallen 40% since. A practical look at who still makes the math work — and the exclusion rules nobody reads until they're caught out.
Galataport, Istanbul Finance Center and the Kanal Istanbul rumour keep rearranging the European side's price surface. A district-by-district look at where the uplift actually lands.
Both coastal. Both favourite second-home zones. Almost nothing else in common. Price per sqm, tenant demand, currency profile, and which one survived the Russian-buyer unwind.
You own Turkish real estate, you're paid in TRY, you bank in USD or EUR. Three practical hedging approaches that don't require a Bloomberg terminal — and one that does.
The February 2023 earthquake killed 50,000+ and exposed decades of code-gaming. The post-disaster regulation has reshaped the new-build market. What to check before you buy.
Same ₺5M budget in 2021 across three cities. Where did it actually end up in USD terms by 2026? The winner isn't the city you think.
20% VAT on new construction is painful. The foreign-buyer exemption eliminates it — if you follow the rules. The three-year trap and how to document the payment chain.
5-7% gross yields in USD across the major coastal and Istanbul markets — when Lisbon, Barcelona and Berlin are stuck at 3-4%. The structural reason, and the risks that keep the discount in place.
Not every district with $400k apartments works. Supply, liquidity on exit, and the foreign-buyer exclusion rule narrow the field fast. Where the math actually closes.
The 2024 tourism residence law changed short-let operations fundamentally. Permits, licensing, HOA approvals — and the cities where short-let is quietly becoming impossible.