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

In practice, this could be:

• a property without proper documents;
• a non-existent listing;
• a price not including taxes and fees;
• an offer available "only verbally".

In Turkey, agency activity is subject to licensing. Telegram intermediaries, "helpers for a percentage", and people without legal liability are common.

Risks:

• no transaction protection;
• inability to challenge actions;
• lack of document verification.

In 2026, liquid properties rarely appear in open advertising.

Market fact:

• the best properties are sold through established agencies;
• owners don't work with "lone wolves";
• trust = track record, portfolio, reputation.

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

By law:

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

❗ If violated - compensation up to one year's rent.

In 2026, the capital gains tax (Değer Artış Kazancı Vergisi) has become a critical factor.

Facts:

• tax-free allowance: 150,588 TL (for 2026);
• inflation adjustment (Yi-ÜFE) is applied;
• tax is payable on sales within 5 years of ownership.

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

Mandatory expenses in 2026 (Cadastral Fee - Döner Sermaye):

❗ Registration = additional ~4% of the TAPU value (state duty).

Sea ≠ Liquidity.

Typical problems of coastal areas:

• strong seasonality (empty in winter);
• lack of full infrastructure outside the tourist season;
• poor complex management due to seasonal residence.

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

It's important to check:

• real "iskan" (occupancy permit);
• owner discipline (fee collection);
• year-round infrastructure operation;
• financial transparency of the management company.

2026 Facts:

• rent increase cap - 34.88% (set by law);
• "guaranteed income" is almost always marketing;
• control over rental relationships has increased.

Income depends on: location, management, property condition, and legal model.

The most expensive mistake. You cannot simultaneously get maximum comfort and maximum income. You cannot "figure it out later".

In 2026, those who win are those who:

• clearly understand the goal (permanent residence, residence permit, passive income, resale);
• choose an object that perfectly suits this task;
• calculate the total cost of ownership, not just the entry price.