10 Costly Mistakes When Buying Property in Turkey in 2026

Why Property Buying Mistakes in Turkey Cost More in 2026

Buying property in Turkey in 2026 is no longer a tourist-style transaction, but a full-scale financial and legal decision.

The market has changed:

• controls have become stricter;
• “gray” schemes no longer work;
• mistakes are recorded both legally and financially.

That is why in 2026 prepared buyers win — not those who act “by gut feeling”.

Mistake #1. Believing in a “too low price”

Bait properties still exist. If the price is significantly below the market, it is almost always a risk signal.

In practice this may be:

• a property without documents;
• a non-existent listing;
• a price excluding taxes and fees;
• an offer that exists “only verbally”.

📌 Detailed breakdown of schemes: Bait properties in Turkey: how buyers are lured

Mistake #2. Buying from an unlicensed “agent”

In Turkey, real estate agency activity is subject to licensing.

Commonly encountered:

• Telegram intermediaries;
• “helpers for a percentage”;
• people with no legal responsibility.

Risks:

• no transaction protection;
• no ability to challenge actions;
• no document verification.

📌 How to check an agency in 10 minutes: How to verify a real estate agency in Turkey

Mistake #3. Not understanding who owners trust to sell their property

In 2026, liquid properties rarely appear in open advertising.

Market fact:

• the best properties are sold through systematic agencies;
• owners do not work with “solo agents”;
• trust = history, portfolio, reputation.

📌 More details: Who property owners trust with selling real estate

Mistake #4. Buying an apartment with a tenant without analyzing the contract

Buying an apartment with an active tenant is a legal obligation, not a bonus.

By law:

• the lease agreement remains valid;
• the new owner accepts all terms;
• eviction is possible only on strictly defined grounds.

❗ In case of violation — compensation up to one year of rent.

Mistake #5. Not understanding taxes when selling

In 2026, capital gains tax has become a critical factor.

Facts:

• tax-free threshold: 150,588 TL;
• inflation adjustment (Yi-ÜFE) is applied;
• tax is paid when selling within 5 years of ownership.

📌 Selling without calculation = an unpleasant surprise of tens of thousands of lira.

Mistake #6. Underestimating mandatory purchase fees

Mandatory expenses in 2026

❗ Registration = 4% of the TAPU value (paid separately).

Mistake #7. Focusing only on “by the sea”

Sea ≠ liquidity.

Typical problems:

• seasonal districts;
• lack of infrastructure in winter;
• weak complex management.

📌 In detail: The most dangerous mistakes when buying property by the sea

Mistake #8. Ignoring complex management

In 2026, management affects price more than the age of the building.

Important:

• actual maintenance fee (aidat);
• owner discipline;
• year-round operation of infrastructure;
• financial transparency.

Mistake #9. Incorrect rental expectations

2026 facts:

• rent increase cap — 34.88%;
• “guaranteed income” is marketing;
• rental control has tightened.

Income depends on:

• location;
• management;
• property condition;
• legality of the model.

👉 Property management in Alanya: how it works

Mistake #10. Lack of strategy (living or investing)

The most expensive mistake.

You cannot:

• maximize comfort and maximize income at the same time;
• “figure it out later”.

In 2026, those who win are those who:

• clearly understand their goal;
• choose property for the task;
• calculate ownership costs, not just entry price.

Why a systematic agency is not an expense, but protection

In 2026, an agency means:

• risk filtering;
• document verification;
• a real portfolio;
• post-transaction support.

👉 Why large agencies offer cheaper and safer property

RestProperty:

• over 20 years on the market;
• licensed activity;
• own rental department (clients only);
• support through TAPU and beyond.

Key conclusion

Property buying mistakes in Turkey in 2026 are expensive because the market has become mature and transparent.

Those who win are those who:

• verify documents;
• understand taxes;
• choose liquid properties;
• work with systematic agencies;
• think 5–10 years ahead.

This approach today allows you not just to buy an apartment in Turkey, but to preserve money, nerves, and future liquidity.

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