The buyer’s adviser, not a property seller
A property decision is not merely the choice of a handsome apartment; it is a financial, legal and personal matter, and it should rest on purpose, budget, true value, the developer’s standing, the ability to let, and the ability to sell again.
Shaahan, with an official presence in Istanbul, accompanies a Turkey investment from understanding the file through comparing options and checking papers — without a promise of profit or of certain residence.
Without a promise of guaranteed profit, certain residence, or the same proposal for everyone.
A decision path
This path can be examined for living, for rent, or for holding part of an asset. But “can be bought” is not the same as “should be bought”. An attractive face, or easy payment terms, does not justify a price above comparable homes.
For you, purpose, payment method, access to capital, transaction costs, legal status and how you mean to live are also part of the same decision. If residence or citizenship is in play, the property has to fit Before a deposit should be made clear.
At Shaahan the starting point is a question: What problem does this property solve for you? The answer separates options worth examining from those that can be set aside.
Do not treat the budget as whatever sits in the account today. Part of the capital must cover transaction costs, fitting-out, upkeep and a cash reserve. Before any viewing, write three numbers: the total you will commit, the sum that must stay liquid, and the maximum property price after everything else.
Build a separate ledger for each file: agreed price, official transfer, legal work, translation, any commission, repairs and service charges. If instalments are in play, weigh dates, currency, each instalment, delay and delivery obligations apart from the deposit. The final estimate belongs to that file alone.
Request a full ledger for this file →
A short answer
If you have only two minutes, these ten answers give a true picture. Detail and sources for each sit in later sections of this page. Review date: 27 September 2026.
Yes. Foreign nationals may own residential and commercial property, except in military and security zones and within the statutory caps on foreign ownership. A purchase is completed with a passport, a Turkish tax number and a bank account in the buyer’s name; holding residence first is not a condition.
For titles transferred from 16 October 2023 onward, the home must be worth at least $200,000, confirmed by a valuation from an SPK-licensed expert. The neighbourhood must also still be open for foreign address registration.
$400,000 of property, with a three-year no-sale annotation on the Tapu. Combining several properties to reach that figure is allowed, and a spouse and children under 18 sit in the same file. The final decision rests with the official authorities of Turkey.
Beyond the price, budget for Tapu charges (4% of the declared value), the valuation report, compulsory earthquake insurance (DASK), translation and power of attorney, commission, and, on new builds, possibly VAT (KDV). Take the exact figure for that file before any deposit.
Payment of the purchase price through the Secure Payment System (Güvenli Ödeme Sistemi) becomes mandatory. Your money stays blocked in a bank escrow account until the Tapu transfer is registered, and only then reaches the seller. Direct or informal payment outside this system will no longer support a title transfer.
In lira, yes; in real terms, no. On the Central Bank of Turkey’s index, in August 2026 nominal house prices were 23% higher than a year earlier, but 6.5% lower after inflation. Istanbul’s nominal rise was 26.3%.
There is no single figure for the whole market. Net yield after service charges, vacant months, tax and upkeep is usually meaningfully lower than advertised yield. Build three scenarios for each property and test them with the calculator on this page.
Yes. Annual property tax; income tax on rent above the yearly exemption (58,000 TL for 2026); and tax on a gain if the property is sold before five years. These obligations are part of the true cost of investing in Turkey.
Direct SWIFT from Iranian banks is, under sanctions, not practicable, and title transfer needs a bank-recorded currency conversion (DAB). Settle a lawful, documented money path with the bank and a lawyer before any commitment. This is the loop that produces the largest number of defective files.
Shaahan advises the buyer. It clarifies purpose and budget, compares options with an entry and an exit ledger, names the risks in plain language, coordinates legal review with a qualified specialist, and stays with you after title. It does not guarantee profit, residence or citizenship.
A private assessment desk
Write the main purpose, budget range, timing, city or district, and the conditions you will not compromise. If you have already seen a listing, send the link or the particulars as well.
2026 changes
Many Persian-language guides are still written to the rules of earlier years. Tap each item to open the full note on that change in this section. Match the official text as it stands before you act.
Sources: notice of Turkey’s Ministry of Trade on the secure payment system; the text of Law 7566 in Official Gazette, residence rules in Migration authority and the exemption figures in Revenue Administration of Turkey.
The purchase path
Six separate paths, not one general offer. Tap a destination; the image and the criteria for that purpose open.
For investors who care more about purchase price, genuine market demand, liquidity and the ability to sell again than about the look of a project.
A single proposal cannot be the best answer for every buyer at once. Before you compare projects, name your main purpose and the secondary ones.
Put daily quality at the centre: commuting, services, usable floor area, service charges and whether the neighbourhood fits. Do not limit a viewing to the show unit. A home that is right to live in does not always command the highest rent.
Advertised rent is not enough. Subtract true supply, vacant periods, service charges, repairs, management and tax. Ask who the next buyer of this unit is.
Test the seller’s price against market evidence and liquidity. Nominal growth in lira is not always growth of the asset in your reference currency. A cash reserve, apart from the property, is necessary.
Ownership, residence and citizenship are separate. The property citizenship path has a $400,000 minimum and a three-year sale restriction. An advertised price does not prove you qualify.
About the company
The market is full of projects and promises. A longer list of options does not make a Turkey investment path easier.
A home that is right to live in does not always let well; easy payment terms do not cover a price above the district. Before a file is introduced, four points are made clear:
After that, city and type of property are chosen. The measure of quality is the early removal of an unsuitable option — not the number of projects.
Whether the investment fits
Geography, the domestic market and the right of foreigners to own have drawn a great deal of attention. The general appeal of a country does not mean that every city, or every project, is suitable.
Inflation, swings in the lira, different pricing for foreigners, transaction costs, a large supply of new projects, changing rules and liquidity are among the factors to examine before you buy.
The right result of a meeting is sometimes a delay, a change of budget or another district — not an immediate commitment.
Larger capital
When the sum is large, the question shifts from “which apartment?” to “what structure?” The eight decisions below should be taken before a project is chosen; swipe the cards to read each one in full.
One large home is simpler to manage, but harder to sell, because buyers at several million dollars are few. Several mid-size units in districts with real rental demand spread vacancy and sale risk, and let you dispose of them in stages. On the citizenship path, combining several properties to reach $400,000 is permitted.
A commercial property with a corporate tenant can offer a longer lease and steadier income, but vacancy and valuation are more complex. Mixing residential and commercial is common in larger portfolios. Commercial property is accepted for citizenship; the base for property residence must still be a home.
In a market where real prices have fallen for months, entering in two or three stages over 6 to 12 months reduces timing risk. The condition is that the money is already in a Turkish account by a lawful route, so a negotiation is not lost while a transfer stalls.
In one name, jointly with a spouse, or through a company — each has different tax, inheritance, residence and citizenship consequences. Before a purchase at this scale, design the ownership structure with a lawyer and a tax adviser, not in a sales office under time pressure.
An investment-citizenship file covers a spouse and children under 18; children over 18 need a separate path. In a family where a child is close to 18, the timing of the file matters as much as the choice of property.
Part of the capital should stay outside the property and within reach. Property is a long holding of value, not an emergency fund. A forced sale in a buyer’s market produces the largest losses among property investors.
Write three scenarios for every purchase: sale to a Turkish buyer, sale to a foreign buyer, and holding with a long lease. If only one of the three is realistic, the risk is high. For a citizenship property, weigh the year-three exit from the start.
Large files should move with as few people as possible, and in writing: a confidentiality agreement, direct contact with a senior adviser, and financial documents shared only with those who truly need them.
A budget scenario
Prices move by the day, but the logic of a decision is more stable inside each budget range. The four scenarios below are not project prices; they are a way of thinking about investing in Turkey.
This budget is not enough for property-based residence. The real aim may be to hold some value, or to earn rent. Concentrate on homes that Turkish buyers and tenants actually want, not units marketed only to foreigners. If residence is the main goal, weigh another residence route — or redefine the budget.
A property-based residence file is possible with a qualifying home in a neighbourhood still open to foreign address registration. The common error is buying just above $200,000, only for the SPK valuation to come in below the threshold; take an independent valuation before any deposit. If citizenship is a longer aim, buy today in a way that can later be combined.
Entering the citizenship path. The key choice is one property, or several combined, with a three-year no-sale annotation. Official valuation, the DAB and the payment structure must be matched to the rules before any deposit. The home you choose must meet the citizenship test and still be saleable after three years.
The decision is about a portfolio, not a single unit: the mix of residential and commercial, staged entry, ownership structure and an inheritance plan. At this scale, the cost of a full legal and tax review is small beside the risk; saving on it is not rational.
Services
Purpose, budget, time horizon and how much risk you will take, before a file is introduced.
Search and comparison of a residential or commercial property in a city worth examining.
Choosing a district that fits living, renting, residence or holding an asset.
Location, payment, construction progress, delivery date and the developer’s record.
Condition of the building, district price, negotiation, and whether it can be used or let.
Title, contract, mortgage and any restriction on the register, with a qualified specialist.
Fit of the property and the deal structure with the current rules — without a guaranteed result.
Pricing, preparing the file and coordinating the transfer.
Handover, insurance, fitting-out, management or a let, according to what the owner needs.
A path infographic
Hover each stop to open that stage’s note on this page.
Start: your home
The end: title and keys
Your homeStart a file
Purpose of purchaseWhy you are buying
DistrictMap of Istanbul
ProjectA short list
ViewingThe actual property
LegalContract and title
PurchaseKeys and Tapu
A window of projects
Three real Istanbul projects, named by district. The project's brand name, current prices and availability are shared in the review session; specifications come from the developer's catalogue.
Zincirlikuyu – Beşiktaş · 2+1 to 6+1
Maslak – Ayazağa · 1+1 to 4+1
Şişli – Mecidiyeköy · 1+1 to 5+1 · 97–574 m²
Specifications come from the developer's catalogue and may change. Price, availability and payment terms must be confirmed before any commitment.
Map of Istanbul
Europe on the left, Asia on the right, the Bosphorus in the middle. Hover a pin to see that district’s note in the panel beside the map.
A table of official facts
These figures are not a yield advertisement. The thresholds are taken from Turkish regulation and may change.
The market in official figures
Before you invest in Turkey, read three official series together: transaction volumes, the foreign-buyer share, and real prices after inflation. All three, in 2026, carry a clear message.
In one line: investing in Turkey in 2026 is a game for the patient, documented buyer — not the hurried one.
The 2026 market leans more toward the cash buyer. Falling transaction volumes and a real decline in prices mean a buyer with cleared funds and a lawful payment route has more room to negotiate. That is clearest in second-hand stock, where August 2026 sales were nearly a fifth lower than a year earlier. The same figure speaks to your own sale day: take liquidity seriously.
A real fall in lira is not the same as a loss in dollars. The Central Bank of Turkey’s index is in lira, after Turkish consumer inflation. You will usually measure wealth in dollars, and the dollar result depends on how far lira prices rose versus how far the lira itself fell in the same period. Before you buy in Turkey, convert the return into the currency in which you actually count your capital.
The next buyer of your property is, in all likelihood, Turkish. Foreign buyers were about 1.5% of all sales, which means the resale market is largely domestic. A home built and priced only for foreigners — multilingual marketing, a dollar sticker above the local market — meets a thinner pool of buyers on the day you sell. The test is simple: would a Turkish family, using a bank mortgage, pay this price for this unit?
Domestic demand is returning. Mortgaged sales were 17.4% of transactions in August 2026 and rose 27.6% in the first eight months of the year. For homes that suit Turkish buyers and tenants, that is a constructive sign for future liquidity.
Source: TÜİK, August 2026 housing and workplace sales statistics (released 17 September 2026); TCMB, August 2026 house-price index. Monthly figures are updated.
Type of property
In a Turkey investment, the type of property should follow your purpose — not a marketing list.
The finished product can be seen. Examine build quality, title, service charges, empty units and the price gap with comparables, each on its own.
The history of use and the building as it stands can be seen. Age, repairs, tenants, upkeep and any restriction on title matter more.
Payment terms may differ. See the land, the permits, actual progress, the unit specification, the delivery date, delay and termination before you commit. A show unit is not proof of the finished one.
It is not measured by the logic of a residential let. Permitted use, location, the tenant’s contract, fitting-out and vacant periods stand apart.
Build a yield scenario →Examining the developer and the project
Most disputes in Turkish purchases arise from buildings still under construction. A few Turkish terms decide the legal status of your unit, and the seller usually does not explain them.
| Status | Meaning | What it means for the buyer |
|---|---|---|
| Arsa tapusu / Arsa payı | A land title, or a share of land; an independent unit is not yet defined on the deed. | The riskiest stage. What you are buying is not yet registered as an independent unit. |
| Kat irtifakı | An independent unit is defined on title according to the approved project, but the building is not yet finished and certified. | You have a unit title, but completion of the building and the issue of iskan are still ahead. |
| Kat mülkiyeti | The building is finished, iskan has been issued, and the unit title is complete. | The safest status. Utilities, insurance, address registration and a later sale are simpler. |
| İskan | Municipal confirmation that the building was constructed according to the project. | Without it, utilities, address registration, a residence file and a sale can run into trouble. |
If citizenship is the aim, match the unit’s title status and the date the three-year annotation will be registered with the current rules before you pay. Some files stall for months because the project’s title status does not fit the citizenship conditions.
Valuation
Comparable listings are a fair start when you buy in Turkey, but an asking price is not necessarily the last price. A sound comparison sets properties of similar location, age, title, build quality and payment terms side by side.
Two units with the same nominal floor area can differ in usable space and in the cost of keeping them. A useful result is a defensible range: which options were compared, which differences were adjusted, and where the data are thin.
| Criterion | Why does it matter? |
|---|---|
| Net and gross floor area | The same nominal floor area is not necessarily the same usable space. |
| The exact location | True access sometimes matters more than the reputation of a district name. |
| Age and quality of the building | It affects repairs, upkeep and the next buyer. |
| Floor, light and the condition of the unit | Units in the same building do not have the same value. |
| Service charges and the cost of upkeep | A high fixed cost changes rental yield, or the economics of living there. |
| Similar supply | Many similar units raise the other side’s power to choose. |
| Payment terms and delivery | Weigh cash, instalments, ready and under-construction on the same assumptions. |
The full cost
The advertised price is only one line of the ledger. The table below shows items that should sit in a Turkey purchase budget before you negotiate. Exact amounts depend on the type of property, its value and the terms of the deal.
| A cost item | Note | A note for a foreign buyer |
|---|---|---|
| Tapu transfer charges | 4% of the declared value; in law 2% buyer and 2% seller, in practice sometimes the whole of it falls on the buyer. | The declared value cannot sit below the official value used for charges. Under-declaration carries a heavy penalty. |
| Land-registry service fees | A fixed sum set each year. | It is small, but it should sit in the ledger. |
| An SPK valuation report | It is required for a foreign buyer. | It is the basis for confirming value in a residence and citizenship file. |
| Compulsory earthquake insurance (DASK) | It is required before title transfer and is renewed each year. | Building and contents cover is separate. |
| VAT (KDV) on a new-build | The rate depends on the type and terms of the property; the general rate is 20%. | The first delivery of a residential or commercial unit to a non-resident foreigner can, on the statutory terms, be exempt. Match the conditions before the contract. |
| Official translation, notary, power of attorney | It depends on the number of documents and the type of power of attorney. | If you grant a power of attorney from abroad, the text must be precise and limited to that transaction. |
| An adviser’s or agency’s commission | It must be stated in writing, and before a property is introduced. | Ask from whom it is received, and in what amount. |
| Fitting-out and making ready | On a new-build it is often underestimated. | It has a direct effect on first-year rental yield. |
| Building service charges (aidat) | monthly. | In luxury complexes it can cut the yield severely. |
| Annual property tax | Yearly, in two instalments, to the district municipality. | It begins the year after title is registered. |
| Bank charges and currency conversion | It depends on the transfer path and the bank. | On large sums, a difference in the conversion rate becomes a material figure. |
A working rule: for each option, build an “entry ledger” (price plus every item below) and an “exit ledger” (sale charges, any capital-gains tax, selling commission). A Turkey purchase without an exit ledger is only half a decision.
Yield calculator
Gross yield is annual rent divided by purchase price; it does not show what remains at year-end. Build at least three scenarios:
A calculator for A first look at the scenario is. “Net” means rent for occupied months, minus annual service charges and annual costs, divided by the purchase price. It is not a forecast of future prices, or a guarantee of rent.
It is a scenario estimate, not a substitute for assessing the file, and it does not guarantee a yield.
Tax
A purchase in Turkey does not end with the signing of title; ownership carries yearly duties. Ignorance of them usually shows itself in the second year, or on the day of sale. Figures in this section are for 2026 and are updated annually.
From the year after title is registered, the owner pays the annual property tax to the district municipality in two instalments. For very high-value homes, a valuable-residence tax (Değerli Konut Vergisi) may also apply. Its threshold is updated each year.
Residential rent up to 58,000 TL in 2026 is exempt, on the statutory terms. Above that, the whole income must be declared the following March, and foreign owners are not carved out. From 2026, mortgage interest cannot be deducted from residential rental income. Failure to declare both removes the exemption and attracts a penalty.
Daily and tourist letting of an apartment in Turkey needs a separate licence and the consent of the other owners in the building. Before you buy for short stays, test whether that building can actually obtain the permit; many complexes, in practice, cannot.
A gain on sale, after the statutory adjustments and the annual exemption (150,000 TL for 2026), is taxable. After five years, a non-trading sale is exempt. For a citizenship property, the three-year annotation applies separately.
Passing property to heirs is subject to Turkish inheritance tax, and the formalities — including a certificate of inheritance — are completed in Turkey. Families with several properties, or one large one, should design ownership with a lawyer from the start.
Staying more than six months continuously in a calendar year can make you a Turkish tax resident and change the scope of your tax duties. If you mean to live here permanently, examine that before you move the whole of your capital.
This section does not replace tailored tax advice. Shaahan is not a tax adviser; match the file with a licensed tax adviser in Turkey.
Legal review
A deposit turns interest into a financial commitment. A handsome rendering and a ready project contract do not replace independent review. Ownership transfers by registration at the land registry; a reservation or a promise to sell is not title.
On material transactions, review should be done by a qualified specialist, with the buyer’s interest at the centre.
Transfer of funds
For buyers moving funds from a restricted or sanctioned banking system, the largest risk in a Turkish purchase is often not the property; it is the money path. Title, residence and citizenship files all depend on a defensible bank trail.
Iranian banks are cut off from SWIFT under sanctions, so a direct transfer from an Iranian account into a Turkish bank is, in practice, not possible. Turkey, for its part, requires a recorded bank entry and conversion of foreign currency when non-residents buy. After conversion the bank issues a foreign-exchange purchase certificate (DAB) — a document that matters on Tapu transfer day and in a citizenship file. From 1 October 2026, the purchase price itself will also move through the secure payment system.
Shaahan does not support illegal routes or the circumvention of banking and sanctions rules. Unlicensed exchangers and moving cash, besides the risk of losing the money, leave title, residence and citizenship files exposed. Confirm the transfer path with a licensed bank and lawyer in Turkey before you commit to anything.
The right question for any adviser or seller: “By what exact route, into whose account, and against which document, does my money move?” If the answer is vague, the issue is not a fee; the safety of the whole investment in Turkey is at stake.
Turkey’s legal and official sources
The only outbound links on this page are government portals. The law changes; the last word rests with the official authority, not with an adviser.
The authority for Tapu, Web Tapu and transactions by foreign nationals.
tkgm.gov.tr ← Circular 2024/4Citizenship amount assessment (TTB)How $400,000 is confirmed, and the role of the GEDAŞ report on the nationality path.
tkgm.gov.tr ← Your Key TürkiyeThe official investment-citizenship portalTerms of the property path, the three-year annotation, and regulation changes from the official source.
yourkeyturkiye.gov.tr ← Göç İdaresiPresidency of Migration ManagementThe authority for short-term residence, the foreigner identity card and a family file.
goc.gov.tr ← MevzuatTurkey’s legislation portalRead the text of Citizenship Law 5901 and the implementing regulations from here.
mevzuat.gov.tr ← Resmî GazeteOfficial GazetteWhere changes in the law are published; every figure on this page should be checked again from here.
resmigazete.gov.tr ← TÜİKTurkish Statistical InstituteThe house-price index and official market data — not an adviser’s promised yield.
tuik.gov.tr ←Shaahan does not rewrite the statute as marketing. Every file must be matched to the current text of the rules and to a qualified lawyer or expert in Turkey.
Residence
Owning does not mean residence is issued automatically. Type of property, residential use, location, value and the file’s conditions must be examined before you pay — not after title.
The property must fit the residence aim; address registration, identity papers and family status are examined separately. The last word rests with the migration authority and Law 6458.
For titles transferred from 16 October 2023 onward, the residential property used for residence must be worth at least $200,000, confirmed by an SPK valuation report. The neighbourhood must also still be open for foreign address registration.
Neither Shaahan nor any other intermediary can guarantee that residence will be issued. The last word is taken by Turkey’s official authorities.
Citizenship
As of the review date 27 September 2026, the published minimum property investment for a citizenship application is $400,000, and the property must, on the prescribed terms, not be sold for at least three years. Source: Regulation on the Implementation of the Turkish Citizenship Law, Article 20/2-b, and the official portal Your Key Türkiye و TKGM circular 2024/4.
On Turkey’s citizenship path, the advertised price is not enough on its own. An acceptable valuation, the transfer of funds, the identity of the parties, official registration and the sale restriction must match the rules as they stand. The law can change.
Comparing countries
Many larger buyers weigh several countries at once before investing in Turkey. This table only sets structural facts side by side. Figures in each country can change and must be read, at the time of action, from that country’s official source.
| Criterion | Turkey | UAE (Dubai) | Greece |
|---|---|---|---|
| Minimum property | $200,000 for residence; $400,000 for citizenship | AED 2 million (about $545,000) for a ten-year Golden Visa | €800,000 in Attica, Thessaloniki, Mykonos, Santorini and the more populated islands; €400,000 in other regions |
| Result | Renewable residence, or full citizenship | Long-term residence | Residence with the possibility of Schengen travel |
| Nationality through property | Direct, with a three-year annotation | No | Not directly; after genuine residence and the conditions of integration |
| A property condition | Official valuation; combining several properties for citizenship is allowed | The whole value of the property; combination, and mortgaged property on conditions | One property of at least 120 square metres |
| Short-term letting | Needs a licence and the consent of the other owners | With a licence | Property is excluded from a Golden Visa |
| Proximity, for many buyers | Short flights, a large existing community, a familiar culture | Short flights, a large existing community | Greater distance, a smaller existing community |
In short: if a second passport through a property purchase is the aim, Turkey is the only direct path among these three. If the aim is residence with a liveable city and a simpler tax life, Dubai is a serious rival. If European access comes first, Greece is in play, at a higher entry cost in the busiest districts. A purchase in Turkey is more coherent when the immigration aim and the market logic point the same way.
The risks
Swings in the lira, a different price for foreigners, delivery delay and liquidity are part of the reality of investing in Turkey — not a brochure footnote.
Growth in lira may come with a fall of the lira against the dollar or the euro.
Some projects set a different price or different terms for a foreign buyer.
A sale may take time, especially if the next buyer is a thin set of people.
An off-plan purchase can meet delay, or a change in the finished specification.
Service charges, fitting-out, repairs, tax and management reduce the yield.
Many similar units raise the other side’s power to choose.
Test a phrase such as “metro under construction” against an official programme.
A view, a show unit or a time-limited discount does not replace a review.
Costly mistakes
These mistakes repeat in Turkey purchase files. Most of them come not from a lack of money, but from haste and trust in a spoken word.
If any of these points is still unclear in your file, the next step is not a purchase; it is a review. In Turkey, a later and correct decision is usually cheaper than an early and wrong one.
A negative filter
If any of the points below is unclear, do not commit until the review is finished:
None of the points above means the property is certainly unsuitable; It means the information is not yet enough to pay and to commit.
We must be able to say no to some projects — even when they would be easier for us to sell.
The outcome of advice
After a first review you should have more than a few photographs and a project name. A comparison sheet can show the following:
The outcome of a review may be one introduction, a change of district, a revised budget, or a delay. The measure of advice is not how many projects are shown; A clearer decision for you.
A market report
On this page, Istanbul price, rent and regulation guides connect through to valuation, the calculator and official portals. Every analytical piece should show its date, source, method and the limits of the data.
A district average is not a substitute for the price of a particular unit. Comparison criteria, net floor area, the exact location and payment terms sit in the valuation section.
Read the valuation criteria →
Yield is not guaranteed. Scenario rent, vacant periods, service charges and annual costs in the calculator on this page.
Read the yield calculation →
The law changes. Read the current text from Turkey’s government portals, not from a marketing summary.
Read the official sources →The files
This page sets out three ways of examining a purchase in Turkey. They are not closed deals under a client’s name, and they do not guarantee the outcome of a file.
Criteria: school, access, usable floor area and service charges. A unit with an unclear floor area is set aside from the start.
Living-path criteria →
Advertised rent is not enough; service charges, vacant periods and the next buyer must sit in the model.
Yield calculation criteria →
Valuation, payment structure and the sale restriction must match the current rules before any deposit.
Citizenship-path criteria →
Why Shaahan
Shaahan under its official name SHAHAN DİJİTAL ULUSLARARASI DIŞ TİCARET LTD. ŞTİ. and registration number 5-464795 accompanies a Turkey investment path from the Istanbul head office. A visit in person is by prior appointment.
Purpose and budget are made clear before a project is introduced.
A property is not assessed without a comparison with alternatives.
Identifiable limits and risks come with an introduction.
Price, official costs, legal fees and any commission are set out separately.
Legal review is of the papers of that transaction, and by a qualified person.
If needed, handover, fitting-out or a let continues.
Clarity
Before work begins, Shaahan’s scope of services and the fees attached to them are stated to you. For every property introduced, Shaahan’s relationship with the seller or developer, and any commission that might arise from the deal, must also be clear. Official costs, legal fees and the sum paid to the seller are presented separately.
Shaahan’s fee or commission is not printed on this page. How the fee is charged, when it is disclosed, and how a conflict of interest is handled are stated in writing, and before any commitment.
Fifty accounts were written to design this section. The display follows the same pattern as Shaahan Digital’s reviews.
The names and accounts are invented; to publish them as client reviews, each text must be replaced with that person’s real experience and issued with their consent.
Glossary
On a Turkey purchase path, knowing these terms makes conversation with the seller, the bank and the land registry more precise, and prevents a great many misunderstandings.
| Term | Meaning, in plain language |
|---|---|
| Tapu | The official title deed, registered at the General Directorate of Land Registry and Cadastre (TKGM). |
| Web Tapu | TKGM’s online portal for viewing and following title status and applications. |
| Vergi numarası | A Turkish tax number; a precondition of a bank account and of a purchase. |
| Yabancı kimlik numarası | A foreigner identity number, issued with residence. |
| DAB (Döviz Alım Belgesi) | A bank certificate of converting foreign currency into lira; used at title transfer and in a citizenship file. |
| SPK değerleme raporu | A valuation report by an expert licensed by the Capital Markets Board. |
| DASK | Compulsory earthquake insurance, required before title is transferred. |
| Rayiç bedel / Emlak vergisi değeri | The official value used for charges; the price declared at Tapu cannot sit below it. |
| Emlak vergisi | Annual property tax, paid to the district municipality. |
| Aidat | Monthly building or complex service charges. |
| İpotek | A mortgage registered on the property in favour of a bank or a creditor. |
| Haciz | Seizure of the property for the owner’s debt; it blocks a clean transfer. |
| Şerh | A note or annotation registered on title, such as the three-year no-sale citizenship annotation. |
| Kat irtifakı | The right to an independent unit before the building is finished and iskan is issued. |
| Kat mülkiyeti | Full ownership of the unit after the building is finished and iskan is issued. |
| İskan | The municipality’s occupancy and habitability certificate for the building. |
| Güvenli Ödeme Sistemi | The secure payment system that, from 1 October 2026, ties payment of the price to registration of the title transfer. |
| Ön ödemeli konut satış sözleşmesi | A prepaid housing sales contract that must be drawn in the official form. |
| Vekaletname | Power of attorney; for a remote purchase it must be precise, limited and officially translated. |
Frequently asked questions
In general, yes; type of property, location, legal limits and the state of the transaction must be examined.
Residence is not a general precondition of ownership for foreign nationals. Identity papers, a tax number and the requirements of the transaction are needed.
No. Ownership and residence are separate. Type, use, location, value and the file must be examined.
No. The property and the structure of the deal must match the rules as they stand. The last word rests with the official authorities.
As of the review date 27 September 2026, the minimum property path is $400,000. Check again before you act.
There is no single district for everyone. The choice depends on budget, purpose, time horizon and how you live.
Both sides of the city have suitable and unsuitable districts. The decision is at neighbourhood and project level.
There is no general answer. New-build, second-hand and off-plan carry different risks and advantages.
Look at the developer’s record, the land, permits, progress, the contract, delivery and title.
Part of the process may be completed from abroad or by power of attorney; payment and the text of the power of attorney must be clear.
It depends on price, district, rent, service charges, tax, repairs and vacant periods. There is no single market percentage.
No. Availability, currency and sale terms change. The final price is confirmed before a reservation.
No. No property investment is without risk, and a market result is not guaranteed.
Make clear the seller’s identity, the property particulars, how funds return, the final price and whether transfer is possible.
Often yes; the type of let, building rules, tax and any legal requirement must be examined.
No. Residence and a work permit are not the same. Lawful work needs a separate permit.
No. The form starts an understanding of the file. Before a deposit, a qualified specialist should see the title and the contract.
No. The figure is a first scenario. Add the file’s tax, fitting-out, the exchange rate and actual rent separately.
If the tax number, bank account, valuation and papers are ready, title on a completed home usually transfers in a few days to a few weeks. A citizenship file after title takes months. Most delays come from the money path and incomplete documents, not from the land registry.
The Secure Payment System (Güvenli Ödeme Sistemi) is mandatory from 1 October 2026. The price stays blocked in a bank escrow account and reaches the seller only after title is registered. If the deal does not complete, the sum returns to the buyer.
For transfers after 16 October 2023, the home used as the base for residence must have a confirmed value of at least $200,000. A cheaper property may still suit living or renting; it is not a base for property residence.
Yes. On the citizenship path, the combined value of several properties can reach $400,000, provided each one meets the valuation, payment and three-year annotation requirements.
Yes. Shops, offices and other commercial property are also accepted on the citizenship path. The base for property residence must still be a home.
A three-year no-sale annotation is registered on the title and blocks an ordinary transfer in that period. Take any plan for an early exit to a lawyer before you act.
An investment-citizenship file covers a spouse and children under 18. Children over 18 have a separate path, which is why timing matters in families with a child close to 18.
No. Daily and tourist letting of an apartment needs a separate licence and the consent of the other owners in the building. Before you buy with that aim, check whether that building can obtain the permit.
Annual property tax, DASK earthquake insurance, building service charges, repairs and, if you let, income tax on rent above the yearly exemption. These costs are part of the true yield of a Turkey investment.
Under-declaring the price carries a heavy penalty, has become riskier under the secure payment system, and raises the taxable gain on the day you sell. Recording the true price also protects your residence file, citizenship file and proof of the source of funds.
Foreigners were about 1.5% of Turkey’s housing buyers in 2026. A property whose price and marketing were designed only for foreigners meets fewer buyers at sale, and may go for less than you paid.
A firm forecast is not possible. Official 2026 data show lower transaction volumes and a real fall in prices, which strengthens a cash buyer’s hand in negotiation. The right moment is set by your purpose, holding horizon and whether the payment route is ready — not by a market headline.
Shaahan international holding
Buying in Turkey is not the end of the work; it is the start of a life, or a business, in a new country. Shaahan Holding stays beside you with separate teams for study, company formation, international trade and a digital presence. This page is the property path; every other service is carried by its own specialist team, on its own site.
For someone who, after the property, wants to work and trade in Turkey: a separate commerce team accompanies imports, exports and the company-formation path.
If the family’s aim is a child’s studies, or the start of student life in Turkey, the Apply team examines the university path and first settlement apart from the property deal.
If you are setting up a company or a shop in Turkey, the digital team works on being found in Google and in multilingual search — apart from the property purchase.
Buying property does not, by itself, confer residence, citizenship, a university place or a company registration. Each path is examined by the relevant team against that file; the last word rests with the official authority in that field.