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Suggestions Needed for a Property Purchase in Turkey

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khateeb

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Hello everyone

Hope you are doing well. This would be a long post and I thank in advance for all those who would read and respond. I am a 36 years old Muslim man, living in New Delhi, India. I can speak English and Urdu / Hindi. I intend to invest a sum of 450,000 TL in purchasing real estate in Turkey. My primary intention is to earn regular rental income rather than re-selling it at a higher cost. I am looking for 3, 1+1 flats of 150,000 TL each with a rental potential of ~800 per month, so that I could earn a rental income of ~2400 per month. A person who lives in Cannakle suggested me Cannakle but there were other people who informed that foreigners can’t purchase property in Cannakle. I am still verifying it from multiple sources.  

I read quite a few posts before creating mine and I found people here to be really helpful and giving detailed responses to the questions asked.

Some of the suggestions found in the posts ditto applies even for someone intending to purchase property in New Delhi, India. E.g.,

1.      Never to purchase off-plan property as the builder will only take money and will never complete it. There are hundreds and thousands of such court cases stuck in Indian courts and respite is barely negligible. For Turkey, one should look for İSKAN BELGESİ (document) which is the main document depicting that this construction has been completed.

2.       Always better to visit the area yourself and inquire from locals and get the real value of the property, rather than the advertised value from any agent. Just recently, an agent informed me about a property in New Delhi, and quoted me a price of ~200,000 USD (Conversion). When I visited the area and met a relative, who was also a local, I came to know that the maximum value of that property is not more than ~160,000 USD. That’s a whopping markup of 40,000, an increase of 25%.

3.       Don’t come to Turkey by an agent backed tour because then the agent will only show those properties which he’s interested to sell at his price. Look for satılık sign board and inquire yourself.

4.       Don’t take the services of a lawyer recommended by the property agent because then the lawyer would work in the favor of agent, rather than yours.

5.       Look for properties near to a Metro station, as transportation is a real problem (especially in Istanbul). Ditto applies to New Delhi.

Now these are my questions

1.       What’s the procedure of finding a reliable property in Turkey? I mean I don’t know entire Delhi but being a resident I can easily tell you a very simple procedure of purchasing property in New Delhi, India. Is there any such procedure to look for?

2.       If I take Istanbul as my investment destination, how exactly I proceed? I don’t know Turkish, I never visited Turkey and I don’t know anybody in Turkey to begin with. My source of information would be internet but how could I trust random strangers on internet who would send me offers?

3.       If I decide to make a visit to Istanbul, how to decide the duration of that trip for the purpose of finalization of property? Moreover, other than knowing that Istanbul is divided into Asian and European side, I know nothing about Istanbul. How do I know that which are those areas where I can get the required property in my budget? (I already know that European side is costlier than Asian side)

4.       How to talk to locals (for the purchase of property) when I don’t know Turkish? Do I need to learn Turkish first before coming to Turkey?

5.       If someone’s going to suggest https://www.sahibinden.com/ or https://www.hurriyetemlak.com/ than I already did a random search for Sale of apartments in Istanbul (all) and got 1818 results on sahibinden.com and 44,851 results on hurriyetemlak.com for a maximum price of 150,000 TL. At least I came to know that properties on these sites are far cheaper than the ones offered by real estate agents to foreigners. Now, how to proceed with so many search results?

6.       If I need to hire a real estate lawyer for availing all the legal services, how to go about it? I mean if I randomly search internet for real estate lawyers, I may get hundreds of advertisements, how to shortlist one?

7.       Is it possible to get a rental income of ~2400 TL on an investment of 450,000 TL in Istanbul? I intend to purchase 3 flats because of more probability of a regular rental income and also because if I require to sell it later, my assumption is that it would be faster and easier to sell a 150,000 property than a 450,000 one.

8.       Lastly, how to find property management agents who can manage the property on my behalf? Because I won’t be residing in Turkey anytime soon. Is it a common occurrence in Turkey that a tenant may illegally grab a property and stops paying rent? Would the property management agent take care of such situations?  

 

I know these are far too many questions to answer but I know someone somewhere might have gone through all these issues and he/she might be benevolent enough to devote time and share his/her experiences so I and many other people on this group or otherwise can get benefited. I really don’t want to get scammed of my life saving and just collecting all possible information before making a decision. 

Thanks again

Khateeb

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I don't know if I can be of much help, but I'll try.

1. Unfortunately there's no central database you can use to find properties to buy. Each real estate agent has their own properties to sell. The commission is six percent if they sell it, three percent paid by the seller and three percent by the buyer, so if they sell another agent's property, the two agents split the commission. Probably the best place to look for property is sahibinden.com and hurriyetemlak.com, but you already know about these.

2. You can use one of our members who is a real estate agent in Istanbul, his name is Justin M. You can use his contact form or contact him through his profile. He's American, so he speaks English.

3. You would have to line up some properties to see and determine how long the trip will be. Contact Justin and he can probably help you, perhaps he'd be willing to help you not only with the properties his company sells, but also property from other companies. Maybe between the two of you you can figure out which properties you want to see and plan accordingly.

4. I don't know if Justin speaks Turkish, but even if you go with another real estate company they can arrange for someone to translate for you.

5. You might narrow your search down by doing some research on the various areas of Istanbul, or coordinate with a real estate agent to find out what section of town would be best for you. Other than that, you'll just need to narrow the scope of your search.

6. Typically the real estate agent will have a lawyer for you, but you have to keep in mind that they work for the real estate agent and not you. The only lawyer I recommend is Mr. Ender Keleş, he is our community lawyer, and he volunteers his time to answer questions. He's in Izmir, but he can probably recommend someone in Istanbul for you. You can reach him using his contact form or his profile.

7. That's a six percent return. Maybe Istanbul is different, but the rate of return in Turkey on a rental property is maybe half that. That doesn't mean you won't make more in Istanbul, though. Do some searching on the "rent to value" ration in Turkey for rental properties to find out for sure.

8. You could ask the real estate agent about that. Sometimes they also do property management, but if they don't, they'll know someone that does. Regarding their services, you would have to get that information from the property management company.

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  • 6 months later...

Hey,

As for someone who is a foreigner and has total 3 apartments in Istanbul almost an investment of over 600.000 TL in good times when lira was expensive I can give some advice.

1. Try to buy 2 properties rather than 3. If you can find 1 in a good area near transportation (metrobus etc) would be better. The more units you buy, the more it will be hassle for you to manage it. It is not very easy to find renters who live long-term. Usually renters live short term 3-6 months and move away. This is going to be a problem for you if you buy 3 properties and if yourself prefer to live in India and manage properties online; It would be more practice to stick with 1 property and manage it. 

2. According to my experience; maximum rental income you could get from a house is 0.5% per month of your total investment. This if you furnish it and if house is in good neighbourhood near to transportation. So you could calculate it according to your standards in India. If you can earn same from India; It's better to invest there specially if you are not willing to relocate to Turkey for long term living.

3. Use sahibindeen for good house listings and then visit yourself to Turkey and finalize the deal. Most dealers are good; few are shaddy. I have dealt with real estate agents knowing very little Turkish and I managed. 

4. I never used or hired a lawyer nor translator. Maybe I was lucky to encounter good people.

If this post is active and you still looking for investment; I would be happy to consult you through this post and my experience.

Thank you.

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  • 3 months later...

Thanks for responding. My notifications were turned off so I never saw this post until I came back to make another post. Few things have changed since I posted this. Now I have decided to physically settle in Turkey rather than staying in my country and doing anything remotely. But i won't be staying in Istanbul. I am planning to settle in Bursa. I would definitely appreciate your advise and guidance based on what you answered and the new information I am going to provide.

These are my questions. 

  1. I intend to first live on rent myself than to purchase a house for living. My initial purchase would be flats for renting them out. What would you advise, should i purchase flats in Bursa or Istanbul ? 
  2. Moreover, since I would be living here, should I go with multiple smaller properties or fewer bigger ones ? 
  3. I would be very happy if I could get an annual return of 6% with my rental income because this is much higher than what I could get in India. But my rental target is ~1100 USD / month or ~9500 TL / month (as per today's rate). What could be the approximate investment to get this amount of rent ? 
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