Türkiye's Heaven Homes hub covers Istanbul, Antalya, Bodrum, Fethiye, Alanya, Izmir, Ankara and Cappadocia. Median prices in 2026: Istanbul European-side ₺75,000/m² (~$2,300/m²), Asian-side ₺55,000/m² (~$1,700), Antalya ₺38,000/m², Bodrum ₺72,000/m², Alanya from ₺25,000/m². Foreign buyers face no restrictions in most provinces (reciprocity rule) — only military-zone clearance can delay 30 days. Türkiye's Citizenship by Investment programme remains active: invest $400,000+ in real estate, hold 3 years, get a Turkish passport (visa-free to ~120 countries including Japan, Singapore, much of LatAm; not the EU/UK/US). Buying costs ~6-7%: Tapu (title-deed) fee 4% (often split 50/50), agency 3% + 20% VAT, legal 1%. Closings run through the Tapu office — 2-4 weeks typical. Non-resident mortgages 50-70% LTV at ~9-11% TRY or ~7% USD-denominated. Strong rental yields driven by inflation: Antalya/Bodrum short-let 12-18% gross, Istanbul long-let 6-8%. Off-plan in Istanbul mega-projects is RERA-style escrowed. Lira volatility means most international transactions and listings happen in USD or EUR — Heaven Homes shows both alongside TRY.
