Flat prices in Turkey are mainly rising for two reasons:

1. Unprecedented inflation. The lira has fallen precipitously since March 2021. In June 2022, the lira has lost 60% of its value compared to last year.
2. Housing shortage. Demand noticeably exceeds supply. Buyer demand is 800,000 properties a year, while only 500,000 are offered for sale.

At the same time, according to the national statistics institute, foreigners bought 236% more real estate in Turkey in May 2022 compared with the same period last year - almost 6,000 properties. And the most housing in the country was purchased by Russian citizens - 1,275 flats. The second and third lines are occupied by Iranians, who bought 736 objects, and Iraqis - 617 flats.

Mostly Russians bought flats in Istanbul, which is not surprising, as it is the largest market: out of 122,768 transactions in May 2022, Istanbul accounted for 18%, or 22,148. In second place is Antalya, where Russians bought 1,885 properties, followed by the Mediterranean province of Mersin with 264 properties. Turkey's first nuclear power plant, Akkuyu, is under construction in Mersin, and the diaspora of Russian professionals is growing rapidly.

According to property valuation platform Endeksa, in May the highest annual price increases were in the same: Antalya, Istanbul and Mersin.
In Antalya, housing prices have increased by 210% over the last year, with the average selling price per square metre of housing at TRY 13,351 (P44,199) and the average price of a real estate transaction at TRY 1,735,500 (P5,745,477).
In Istanbul, the annual increase in value is 209%, with the average selling price per square meter at TRY 15,775 (P 52,224) and the average home selling price at TRY 1,892,040 (P 6,263,712).
In Mersin, the year-on-year increase in the value of flats is 194%, with the average selling price per square meter at TRY 7,907 (P 26,177) and the average selling price of homes at TRY 1,186,050 (P 3,926,490).

Conducting a property transaction in Turkey is generally not difficult. Here is the standard sequence.

Check that the flat is clean. As in Russia, this is usually handled by a realtor. Check iskan - technical passport, tapu - certificate of ownership, where the owner is listed, as well as encumbrances.

Encumbrances are mortgages, prohibitions on use, arrests or debts from the previous owner. The Land Registry Office or the municipality will give you free information about encumbrances on request.

Sign a preliminary contract of sale.
The agreement is in Russian and Turkish or English and Turkish. It prescribes all the details of the property, the rights and obligations of the seller and the buyer, the order of payment. The contract helps to draw up a realtor. The notary does not need to go to the notary.

Make a deposit.
Usually 10% of the property value. Most often the deposit is paid in cash to the seller in the presence of a realtor. The buyer takes a receipt.

Have the property inspected.
In all transactions with foreigners, an independent expert appraisal of the property is carried out. This is done by a licensed expert who issues a certificate of value for the property. This value affects the possibility of obtaining citizenship in connection with the purchase of the property.

The cost of the expertise itself in July 2022 was about 4000 TRY (13,242 P) - the exact price is calculated by the size of the flat. Usually a realtor orders an appraisal.

The value of the housing in the certificate and the real price for which the flat is sold may differ. This is normal and will not interfere with the transaction.

There is also the cadastral value, which can also be different from the real and assessed value. Taxes are calculated on the cadastral value, and it is set by the municipality.

Thus, there are a total of three types of value for the property:
Real - that which is stated in the contract.
Valuation - it is used by the authorities to understand whether it is possible to give citizenship to the buyer.
Cadastral - on which the taxes are calculated.
Turks sometimes offer to underestimate the value in the contract. Most often this happens if the flat is owned by the seller for less than five years, or the object of the builder. In this case, the value is underestimated in order not to pay income tax. This is the same underpricing scheme as in Russia, with the same risks. In Turkey, this practice is widespread.

Exchanging money at the bank. When the expertise is ready, you need to open an account at a local bank, if there is no account yet. You open an account with your passport. At the bank you have to get a certificate of exchange for the amount of the cadastral value. In other words, the buyer pays the bank the amount in euros or dollars in cash or by bank transfer, and the bank exchanges it into liras and issues a certificate.
This certificate is called dab-döviz alım belgesi and it is the basic document to submit to the cadastral office, which is the equivalent of our Rosreestr. All banks know the form of the certificate and have no problem issuing it. It is free of charge.

Have the foreign passport translated into Turkish, and have it notarised.
To do this you have to go to an accredited, or sworn, translator and then go to the notary. Translation

The title (TAPU) is registered at the Land Registry Office in the place where the property is purchased. The buyer and the seller sign a no-claim deed in the presence of a sworn interpreter, after which the title of ownership is transferred. The new owner is recorded in the cadastral register and a cadastral certificate (TAPU in Turkish) is issued.

1. Up to 30 hectares of land may be titled.
2.  Foreign nationals may not own or rent real estate located on military or state guarded land.
3. Land plots without buildings, as well as plots located in rural areas, may be registered in the name of foreigners. However, in registering the ownership for such type of land plots, a construction project has to be submitted within two years to the responsible government agency (Ministry of Tourism, Agriculture etc.).
4. TAPU - Land Registry List or Certificate of Titles is issued on the basis of the land registry entries in the Turkish Land Registry.
5. In Turkey, a natural or legal person who is directly inscribed on the TAPU is considered to be the owner of the flat.
6. Children under the age of 18 can also be registered on the TAPU.
7. In Turkey, a part of the land on which the house is located is transferred with the apartment/villa to the full ownership of the owner.
8. The TAPU can include several people who will own equal or different shares, which can be either relatives or outsiders. Each of the owners on the TAPU has the right to resell their share to a third party at any time.
9. The TAPU does not list the size of the flat, only the land.
10. The TAPU does not give the exact address of the apartment/villa. Instead, the cadastral number of the plot is given.
11. The TAPU will give the value of the property, which cannot be less than the minimum declared value by the local municipality but may be less than the real market value. The value is usually underestimated in order to reduce the amount of sales tax.

If a cadastral survey sheet (TAPU) is lost, it can be recovered within a day.

Turkey is not just a resort rich in beauty and monuments of great empires in the Levant, but also a place for professional development. Since the beginning of the noughties, the flow of foreign applicants has not dried up. This is quite understandable - Turkish education and standards of knowledge are comparable with those of European countries; a diploma is recognized in any country, and tuition fees are many times lower than, for example, in France. Medallists and winners of international competitions can do it practically for free.

The Turkish educational system

Pre-school education
This is a compulsory part. The Turkish educational system is oriented towards an early socialization and harmonious integration into society. That's why Turks start kindergarten at the age of 3. Up to the age of six both boys and girls learn there, mostly in the form of play, and receive a set of basic skills for a painless and harmonious transition to the next stage.

Schools
They are divided into two types:
- Private. Tuition is expensive and board is included. 1 shift.
- Public. Education and meals are entirely financed by the state including teaching materials and technical equipment. Parents only pay for the school bus service. 2 school shifts.

There is no First of September in Turkey; it is familiar to every schoolchild from CIS countries. The first day of classes falls on the celebration of Eid al-Adha, a religious Muslim holiday. The culture of Islam, national values, patriotism, historical figures of Turkey, their contribution to the development of the country - all this is included in the compulsory curriculum of schools. The year consists of two semesters, 4 months each, interrupted by a two-week holiday.
The compulsory stage includes 8 years of primary and secondary school. After the upper secondary school it is already possible to apply for a vocational qualification. This includes the 8-year certificate.

Primary stage
From 6 to 14 years of age. Basic subject knowledge, with an obligatory Islamic culture and a strong patriotic bias. From the first year, children are introduced to the history of the country and sing the national anthem and patriotic songs. Turkish education is responsive to innovation and reform, so there is a steady decline in interest in Darwin's theory as prevalent.
In the primary grades, lessons are written with pencils, which teachers say strengthens fine motor skills and promotes clean, legible handwriting. Homework is assigned, usually in the form of creative exercises.
Students are tested at the end of their studies.

Lyceums
Also a compulsory part, following primary school. According to the grade point average and the family budget you can choose the lyceum:
- State;
- Imam Hatip - the most budget-friendly option, with an Islamic bias;
- Anatolian - with an extra year of English; all subjects may be taught in this school;
- Private. The most expensive option, with a year's tuition of up to $20,000;
- Natural Sciences (Engineering, Medicine, Law, Humanities);
- High school. English is part of the curriculum, but all subjects are taught in Turkish.

Young Turks study two years at the Lyceum. After that, young Turks may apply for a job or go straight to work. If the lyceum coincides with a vocational school or college, there is no need for an examination. Others take the YSG examination. To university, take the DSG examination.

UNIVERSITY
Following the example of the other countries of the Bologna Process, three types of higher education qualifications are awarded in Turkey:
- Bachelor's degree - usually 4 years, 6 for medical specialties;
- Master's degree - 2 years. The most popular direction, including among foreigners, it is easier to get a job with such a diploma.
- Doctorate - 3 years.

Universities may be public or private. Generally, tuition is paid for by all, except for gifted students. The institution is chosen according to the family budget and the aptitudes of the future student. An obligatory point for foreigners is a motivation letter, which is filled in according to a prescribed form.

This residence permit gives you a legal right to stay in Turkey. 
It does not give you the right to work. But your employer can apply for a work permit for you.

To obtain this residence permit, you need to:

1. Find a flat to rent with a 1-year lease. In an open area! 
If the lease is for 6 months, it is likely that a residence permit will also be granted for those 6 months. 
All adults have to be listed as co-tenants in the contract
You will need to get a separate copy of the contract for each adult from the notary for submission to the ECG. It is best to make 1 more and keep it as the SEC collects the contracts.

2. Sign the lease agreement at the notary with the landlord/realtor with power of attorney. 
Most notaries will ask for a translation and notarisation of your passport for the contract.
The landlord will require a copy of the tapu (property ownership document) and his kimlick (id-card).

3. Get a numartige for the flat from your local municipality (if required in your city!). A certificate that the flat exists.

4. Taking out Turkish insurance (Sigorta)
Either through an agent online or through the "offices" on the street.
Online you can https://www.e-ikametsigorta.com/

5. Apply for a residence permit online at https://e-ikamet.goc.gov.tr/ by selecting "Applying for an initial residence permit"
‼MUST APPLY DURING YOUR VISA-FREE PERIOD. DON'T DRAG IT OUT
A basic ikamet is requested for one year. You can also request it for several months.
If you run out of passport, you will be given an ikamet for 2 months shorter than your passport.

Once the application has been completed:
In Antalya, you will choose the time and date of application or the system will assign it to you at the end of the application.
 YOU ARE LEGALLY IN THE COUNTRY FROM THEN ON IF YOUR VISA-FREE DAYS ARE OVER.
YOU CANNOT LEAVE THE COUNTRY AFTER YOUR VISA-FREE DAYS UNTIL APPROVAL!
6. Pay the tax, the amount is on the application form. 
7. Arrive at the İl Göç idaresi Müdürlüğü akı Göç on the appointed day by the time and submit a complete set of documents.

A basic set of documents:

• Printed questionnaire
• 4 biometric photo
• Photocopy and original of your passport
• Rental agreement
• Insurance
• Printed questionnaire
• Tax payment
• Apostille and Turkish translated marriage certificate if you are travelling with your spouse.

Documents worth attaching (these are compulsory in some cities)
*Statement of funds (some cities ask for a six-month cash flow statement)
We stick to the logic of 8500 liras per month for the first adult and 4250 for the second adult/child. 
*Numartaj

Documents that may theoretically be required
**Certificate of criminal record

For children (under 18) additionally:
- Birth certificate with apostille and notarised translation into Turkish (translation in Turkey)
- Permission from the other parent, if alive/Apostilled and translated death certificate, if metre/Certificate from the Consulate, if you are a single mother.
7. After submitting the documents, check the status of the application on the same GECA website. 

Consideration 

• If nothing has come in for 90, you should go to the GEC for 91.
• If there is a document requirement on the website, go to the GEC and find out what it is. It is now common to be asked to sign a financial obligation to keep the money in a Turkish bank, not to work in Turkey (remote working does not count) and to submit a statement of money spent on the extension.

Подать заявку на продление ВНЖ можно не ранее, чем за 60 дней до окончания текущего. И не later than the last day of the current one.
If you do not plan to extend your residence permit but want to stay on visa-free days, you have to leave Turkey before your residence permit expires. And come back when your residence permit has already expired! Only then will the visa-free days be counted.

Apply at https://e-ikamet.goc.gov.tr/ by selecting "apply for renewal"

What documents will be needed?

• Residence registration. Take an extract from the e-devlet. 

The tenancy agreement is usually not asked for any more. Not that it can't suddenly change, but they definitely won't accept documents without a propiska. But yes, it is on the list of documents!
      *Registration for children you get from Nyfusa/mukhtar!

• Insurance that covers the entire duration of the residence permit you are applying for. You will not be granted a residence permit longer than the term of the insurance. 

*If you have a 5-6 month balance from your previous insurance, you can only use it if you manage to buy a new one starting in those 5-6 months. This is often a problem because insurers don't all allow it, sometimes it's easier to buy a new one from another company. 

• 2 recent biometric photographs
• Tax paid 
• Photocopy of passport
• Copy of valid ikamet.
•  Bring original passport and ikmet to rendezvous. 

If you are renewing your residence permit under a lease:

• A statement from your Turkish bank account. 

If you are renewing your residence permit on surety:

• A fresh surety bond. If the guarantor is married, his or her spouse will also sign it.
• The sponsor's residence permit (it is the same as yours)
• The sponsor's income certificate (either a bank statement or a pay slip from a job)

• How much money? 

GEC has never officially announced anything, the rumour about [one and a half minimum* number of months] has not yet been confirmed in practice. We recommend the more the less chance of rejection. 
This could change at any time. 

 If your ikamet is valid at the time you apply for a residence permit, the card will not be taken away.

• If you are approved for an extension of your residence permit before your old permit expires, the new card will only be sent to you the first week of your new permit!

You have gone to the GEC, handed in the documents - now you have to wait for the result.
Ideally you should receive a text message, but not everyone gets one. If you have sent an email for information, it may go to spam. 

You can check the status of your application on your own:

• On the GEC website, via 'see result of application'.
•  At the Edevlet, if you are renewing the ikamet (not the first one)
• By telephone 157, you need to have the application number

You will need:

• application number (questionnaire)
• email
• passport number
• If you did not make the application yourself, please ask for this information from those who did.

• I have submitted the documents, but the red bar says "The process of processing your application has not yet started".

Wait, applications are processed within 1-3 weeks. Somewhere faster, somewhere slower. The official deadline is 90 days.

• My visa-free period is over. Do I have to leave?

No, you can wait for the outcome of your application in peace. As long as the application is in processing status, you are here legally.

• The application shows 'missing documentation'.

Go to GEC, the application/website sometimes shows which ones. But often it just says "others". You have 30 days to bring them to the GEC.

• When do I start to worry?

If nothing has changed in 90 days from the rendezvous date. On the 91st day, go to the CEC and find out what went wrong. 

• I got the rejection, what do I do?

Get a refusal document from the CEC with the reason and/or appeal. If you do not, you either have until the end of your visa-free period or 10 days to leave. 

• I got a page saying it was approved and then "application process has not started yet" again

You've been sent a card, it's the magic system that works that way )) You can find out the tracking of the ikamet envelope by calling 157 if you haven't received a letter/text.

• I was approved for the ikamet, how do I get the card?

The card will be delivered to your home by a PTT Post courier. The tracking number will be visible there in the application results.
You can check where the envelope is at the PTT website.

• Where will the card go if the courier doesn't find me at home?

It will be waiting for you at the district (or central district) office of PTT.

• Can someone pick up the mail for me?

Not at the post office, or by proxy. But when they bring it home, you can try. 

Tourist residence permit renewal// Leasehold, guarantee for adults
 You can apply for a residence permit extension not earlier than 60 days before the end of the current one. And no later than the last day of the current one.
If you do not plan to renew your residence permit, but want to stay on visa-free days, you have to leave Turkey before your residence permit expires. And come back when your residence permit has already expired! Only then visa-free days will be counted.

Apply at https://e-ikamet.goc.gov.tr/ by selecting "applying for renewal".

• What documents will I need?

Registration. You take an extract from the e-devlet. 
They don't usually ask for a lease agreement. Not that it can't change all of a sudden, but they won't accept the documents without the propiska for sure. But yes, it is on the list of documents!
      *The propiska for the children is taken to Nyfusa/mukhtar!
Insurance that covers the entire duration of the residence permit you are applying for. You will not be granted a residence permit longer than the insurance period. 

*If you have a balance of 5-6 months from your previous insurance, you can only use it if you manage to buy a new one starting in those 5-6 months. This is often a problem because insurance companies do not all allow it, sometimes it is easier to buy a new one from another company. 
2 recent biometric photos
Tax paid 
Copy of foreign passport
Copy of valid ikamet.
 Bring original passport and ikmet to the rendezvous. 

If you are renewing your residence permit by lease:
A statement from your Turkish bank account. 

If you are renewing your residence permit by Surety:
A fresh surety bond. If the guarantor is married, his/her spouse also signs it.
Residence registration of the guarantor (it is the same as yours)
Income certificate of the guarantor (either a bank statement or wage statement from a job)

• How much money? 

Nothing has been officially announced by GEC, the rumour about [one and a half minimum* number of months] has not yet been confirmed in practice. We recommend the more the less chance of rejection. 
This can change at any time. 

 If your ikamet is valid at the time you apply for a residence permit, the card will not be taken away.

• If you are approved for an extension of your residence permit before the end of the old ikamet, a new card will not be sent until the first week of the new one!

This type of residence permit can be obtained after 8 years of continuous residence in Turkey. It does not matter what type of residence permit/type of residence permit you have, as long as it is not interrupted.
The law is fairly recent, from 2014 - so there are not many witnesses yet. 

You have to live on a continuous ikamet for 8 years, after which you can apply for a count of days in Geç. 

• What's the upside?

You apply for a residence permit for 100 years. 
If your passport does not allow for a second passport from another country, a perpetual residence permit is very handy. And you don't have to run every year to renew it.

• What's the catch?

You cannot vote or work for the government while holding a residence permit. You need a work permit to work!
You also have to leave Turkey for more than a year.

What is known for sure: When you apply for this type of residence permit, you must have a valid other type of residence permit for at least another six months.
What is also known: You cannot have a work permit.

What documents?

•  Original and copy of your passport
•  Copy of current residence permit
•  2 photos
•  Document that you have not received social assistance for the past 3 years
•  valid insurance policy 
•  Residence permit from e-devlet
•  Certificates of clean criminal record from your country of origin with Apostille and from the e-devlet.
•  Earnings statements.

Our , an opinion, if you are aiming at this type of residence permit, it makes sense to receive income in the Turkish account and to make a monthly expenditure of our beloved 1.5 minimum wage. If you add to this some documents confirming that you also pay taxes, it should suffice.

Short-term KISA-DÖNEM
There are several varieties, the basic ones:
Tourist (type E)

• You can use it to live in Turkey
• To apply for a work permit 
• Not allowed to work

Obtained on the basis of a lease of a flat or a surety from a Turkish citizen.
Also granted to spouses of Turkish citizens, if the citizen is not employed.
Usually granted for a period of 6 months to 2 years

No right to citizenship, but after 8 years of continuous residence permit, you can apply for an indefinite residence permit

A residence permit for real estate (Tapu) (KISA-DÖNEM (type B))

• You can use it to live in Turkey
• To apply for a work permit 
• You are not allowed to work

It is granted based on the ownership of a real estate property in Turkey (Not an office or a plot of land!). If a flat has several owners, only 1 can receive a residence permit on tapu (except for spouses, but there is a nuance - now very often one of 2 give a tourist/family).

The value of the property on an expert evaluation should be not less than 75000usd for large ILs (provinces), and not less than 50000usd for small. 
Usually issued for 1 year.

• After 5 years of continuous residence permit on tapu, you can apply for citizenship on a general basis.

Family (Aile)

• You can use it to live in Turkey
• To apply for a work permit 
• You cannot work with it.
• It is usually valid for 1 to 2 years.

You can get it on the basis of marriage with a Turkish citizen, if your spouse is in Turkey on the basis of a work permit or has a residence permit on a laissez-passer.
Parents and adult children are not eligible.

• After 3 years of marriage to a Turkish citizen, you can apply for citizenship.
• If the spouse is not a Turkish citizen, it seems that after 5 years of residence permit you can apply for citizenship on general grounds.

Work permit 

• Only issued by the employer
• Gives the right to work in Turkey
• Replaces another type of short-term residence permit.
• Usually valid for 1 to 3 years
• After 5 years of uninterrupted work permit you can apply for citizenship.

 Student residence permit (Öğrenci)
Obtained on the basis of studies at a Turkish university
To be taken into account when applying for citizenship as 2 academic years = 1 regular year. 
Granted for the duration of studies

Citizenship can be applied for in 5 years, but there is a condition for work - 1 year they have to work with a work permit.

Permanent residence permit (Uzun dönem)

• Does not confer the right to work or vote
• Does not confer the right to citizenship 
• Not allowed to leave Turkey for more than 6 months.

Holds no time limit but can be revoked.
Obtainable on the basis of 8 continuous years on any type of residence permit
Law from 2014, so just starting to get it now - lots of questions about proof of remote income so far. 

1.  İnsan ticaret mağduru - for victims of human trafficking
2.  İnsani ikamet izni - humanitarian residence permit

A key feature of Turkey over the past decade has been its openness to non-residents. The rapid and financially accessible legalisation of foreigners through residence permits and citizenship has been a key advantage of the country over its competitors, and the competition is not insignificant.

Comfort, low cost of living, lots of compatriots - all this completed the picture of an "oriental fairytale" for foreigners, where "as at home, only better", who are coming here more and more actively...

And so, at the end of the first half of the year, we can state that sales to foreigners have increased by 72.7% compared to last year. This means that about 40,000 properties were sold. Interestingly, previously 2021 was also considered a record year.

Demand has become so strong that the authorities began to close areas for the residence of foreigners (but not holidays - all ways are open to tourists), and also raised in May from $250 thousand to $400 thousand limits for investors wishing to obtain citizenship. The locations, where the percentage of foreigners is already 20% of the local population, are being closed. These are usually the best locations in every Turkish city.

Turkey is closed and we have to go? No. First of all, there are still plenty of locations open for residency. Secondly, even with no visa in Turkey can easily live for 90 days (three months) every six months. Thirdly, the program "Citizenship for Investment" helps bypass any ban, because we honor investors everywhere. We will look at it in more detail below.

How to get a 'second homeland' in the shortest possible time
There are several ways to obtain Turkish citizenship. All of them can be divided into 'organic' and 'accelerated'.

To the organic way is to obtain citizenship through marriage with a Turkish citizen (in 3 years) or through other family relationships (for example, for underage children, if one of the parents is a resident of the Republic).

The organic way includes another option - getting a passport on a first-come, first-served basis. If you buy a house in Turkey and live here on a residence permit for 5 years, you can apply for citizenship. It is important to physically reside in the territory of the Republic for at least 85% of this five-year period - simply having a home in the country will not be enough.

The accelerated route, on the other hand, is the citizenship-by-investment programme, which, as mentioned above, bypasses literally all restrictions and reduces the period from five years to six months. Even areas closed to other foreigners will be open to the investor.

"Citizenship in exchange for investment" - what-why?
This way is the easiest, but also the most expensive because it is necessary to buy a house with a cadastral value of not less than $ 400 thousand This new rule, which came into force on May 1, 2022. At the same time they decided to increase the limit for obtaining a non-tourist residence permit for investment to $ 75 thousand.

In addition, according to the programme, you are eligible for citizenship with a simplified procedure if you open a company in Turkey and employ 50 Turkish citizens. Or invest $500,000 in a local business.

You can also open a deposit in a Turkish bank for the same amount of $500 thousand. This money must be untouchable for three years, but the deposit can be withdrawn with interest. The same amount can be used to purchase Turkish government bonds or shares.

There is also the option of buying land to build on. Agricultural land is not suitable as there is a condition that you have to build a house on the plot within 2 years. Your citizenship will otherwise be revoked.

In all these cases, the period when finances remain intact is three years. The same applies to real estate that cannot be sold, mortgaged, etc. You can use it, but you cannot resell it or change the owner for three years.

What to do if there is no suitable investment property?
If there is not one suitable investment, you can find two or three cheaper ones. There is a system that is rarely talked about - cumulative. This is when you buy several properties over several years so that their total cadastral value reaches the required $400k.

Let's imagine that the year before last you bought a flat for $100k, then last year for $150k and the same flat this season, so that the total sum was $400k. So you also qualify for citizenship under the simplified procedure - with the condition that while processing each such transaction it was written down that the object was purchased for citizenship, otherwise it will not count.

There is no specific deadline, but you must always keep in mind the exchange rate differences and the rate of devaluation of the lira. The cost of housing in Turkey is always fixed only in the national currency, and 100 thousand lira five years ago and now it is completely different amounts in dollar terms.

Nevertheless, the savings system is very convenient for "serial investors" who buy housing for income and not for living. Plus the market is overheated now - they are buying literally everything - so it can be difficult to find a single property of the right value, but several smaller ones is another matter.

To obtain citizenship under the simplified procedure, it is not enough to find a house worth more than $400,000. But there are many nuances to this, chief among which is the ratio of cadastral and market prices.

Therefore, it is always necessary to work with serious, trusted companies that provide legal guarantees, have experience in matters of citizenship. Otherwise you can lose money and time, but citizenship is not obtained.

Market value and cadastre value of residential property in Turkey may differ greatly - taxes are tied to the cadastre, and therefore often underestimated, and this can make housing unsuitable for citizenship.

A lot depends on the province and the city, all have their own specifics. In Istanbul, for example, the ratio of cadastral value to market value is almost 1 to 1. If the cost of the flat in the market, say, $100 thousand, the cadastre and in the tax office of the price will be fixed at 99 thousand (99% + 1% for taxes).
In Antalya, the difference will be much more noticeable - the cadastre will be only 50-70% of the market value. That is, at a market price of $100 thousand in the inventory it will be taken into account only as $50-70 thousand. 
Primary VS secondary
The information above applies to the primary market of real estate. In the secondary market the situation is almost a mirror - in Istanbul, dispersion of prices and growing difference to cadastre is increasing, while in Antalya market and cadastre on the contrary are getting closer. If the flat in Antalya is more than five years old, the cadastral price is close to the market price. The situation is the same in Alanya.

Therefore, if you are looking for citizenship housing on the primary market, it is better to look for it in Istanbul. But look for a second home for citizenship in Antalya or Alanya. These nuances must know your broker, and this is gained with experience. And there are a lot of such nuances, especially in legal matters - it will be hard for someone from outside to avoid all the pitfalls without a loss.

The main problem right now is that the market in Antalya and Alanya is smaller than in Istanbul and the property suitable for the citizenship-for-investment programme is harder and harder to find. Suitable real estate is snapped up almost instantly as the demand from foreigners is now extremely high. But he who seeks - he will always find, if you ask an expert.

What are the documents required to apply for citizenship under the simplified procedure? Almost the same as for the residence permit.

The most important thing is the passport. If the whole family is applying, one owner is enough, but with a copy of the marriage certificate and birth certificate for the child. It should be noted that if the children are older than 18 years, they will not automatically obtain citizenship, they will have to apply separately.

You will also need a certificate of criminal record, proof of ownership of housing, checks on payment of housing (not less than $ 400 thousand, if it is about citizenship by investment) and danklik (a document confirming that the property passes the investment program).

All documents must be translated by a licensed translator and apostilled at a notary's office. It is recommended that the apostille be obtained in the country of origin, before travelling to Turkey, since only a few foreign embassies and consulates offer this service, and they will not accept the documents without the apostille.
The whole package of documents must be submitted by a licensed lawyer - just a person cannot submit the documents directly.

Timeframe for processing
It takes a maximum of ten days to collect the documents and to complete all of them. The whole process will take up to a month, although this is very individual - in some cases it is possible to manage within a couple of weeks.
It will take 4-7 months for the Turkish president's office to review the documents before approving them. During this time, the investor will be given a special "transit" residence permit. Your presence at this stage in the country is not required as you can draw up a notarial power of attorney to ensure that the local lawyer has the right to represent you, to execute documents in Turkey.

After this, you will be notified which authority in your area will take your biometric data and take all the data for it.

At this stage your presence is obligatory when you apply for the passport, as it is biometric.

Two weeks later you receive the coveted document with a crescent moon on the cover. And it is better to apply for both Turkish internal and foreign passports at once. Passport in Turkey has different terms "shelf life" - up to 10 years, depending on the amount of fees and taxes you paid at registration.

What does a Turkish passport give you? In short, it gives you everything at once, it opens up the world to you and removes all restrictions. Access to the Schengen zone, visas to the US and UK under a simplified procedure - the Turkish "crust" gives you all this.

The Turkish passport allows you to open accounts with European and US banks in days rather than weeks. For residents from post-Soviet countries, dealing with Western banks is a big challenge.

Money in the account of a Turkish citizen is not subject to any restrictions, you can use any payment cards and accounts, buy shares, bonds, attract investments and take loans. The passport makes it very easy to run a business and deal with investments in Europe.

Domestically, it gives you access to all banking and public services and to universities. In particular, medical insurance - one of the best in the region. Public and private medical centres become free of charge or, at the very least, prices are greatly reduced (for foreigners in Turkey, prices are usually much higher).

Simply put, second citizenship in Turkey gives its resident full personal and financial freedom to study, rest, recuperate or earn money. This is why we are seeing record demand for a passport and for housing in Turkey as the easiest way to get citizenship.

Medical services in Turkey are at the highest level, and even people from Europe and America come here for treatment. The results of international commissions confirm that the quality of services in many Turkish clinics is even higher than in European institutions, while the prices are lower. The government is constantly working on improving the health sector and is actively developing medical tourism. The potential for this is huge.

The facts speak for themselves. For example, Medical Park is one of the largest medical networks not only in Turkey but also in the world. Once inside, one feels like watching a Hollywood series. To compare, the Joint Commission International (JCI) has accredited 43 clinics in Turkey, only five in Germany and three in Israel. The Dünya Göz network, which has a successful branch in Antalya, is considered the largest eye clinic in the world.

Patients fly to Turkey for treatment of oncology and infertility, undergo plastic and reconstructive surgery, as well as complicated surgeries of transplant organs, including face transplantation. Dialysis, dentistry, hair transplantation, laser vision correction, artificial insemination are in great demand. By the way, Turkey is among the top ten countries of the world and Europe by the number of successful IVF treatment results. 

There are both public and private hospitals in Turkey, where care is of course more expensive. Treatment is not free, but patients get discounts if they have Turkish insurance. Private clinics usually have a department for foreigners, which you can often contact not only in English, but also in Russian. You can always count on professional medical assistance in Turkey.     

Foreigners with residence permit, like Turkish citizens, must take out medical insurance. The cost of insurance depends on the chosen company and also on your age. Prices start at $75 for an annual policy.      
Buying property in Turkey is an investment, above all, in their health. The Mediterranean climate has a beneficial effect on both adults and children. Many have better skin, insomnia disappears, allergies disappear, immunity improves, pressure stabilizes, headaches disappear. And the fresh air, warm sea, sunny weather and natural products are conducive to a healthy lifestyle.

Among the documents submitted by foreigners in order to obtain a residence permit for the Republic of Turkey is a health insurance policy.
Is a health insurance policy compulsory for applying for a residence permit?

Yes, according to the current Turkish legislation a health insurance policy is compulsory for foreigners of working age (18-65 years old) applying for a residence permit in Turkey.

Which health insurance is suitable for applying for a residence permit?
There are private and public health insurance in Turkey. The first type of insurance (private) is divided into compulsory and voluntary.

If you are applying for a residence permit, you need to buy a health insurance policy from a private insurance provider. You can receive state-sponsored insurance when you extend your residence permit for one year.

How much does insurance for a residence permit in Turkey?
It depends on the chosen insurance company, the services included, the extent of coverage, the age of the insured, etc.

To apply for a residence permit in Turkey is suitable medical policy with minimum coverage. However, experts insist that you must always take into account the individual state of his own health.

What to look for when choosing an insurance company?
Some of the most renowned companies on Turkish insurance market include AXA, MAPFRE, ALLIANZ, AKSIGORTA, etc.

When signing the contract, pay attention whether they co-operate with clinics and pharmacies located in the vicinity of the property you have purchased or rented. This will allow you to apply for insurance assistance as soon as possible.

It is highly probable that in case of an insured event, you will receive high-quality medical services and medicines. This has been experienced by people from CIS countries and respectable Europeans who prefer to be treated in Turkey.


What does the residence permit insurance cover?
Compulsory health insurance for foreign nationals applying for a residence permit covers
40-60% of the cost of outpatient treatment;
100% of the costs of treatment in an inpatient medical facility (if there is a contract between the insurance and a private clinic).
But the insurance does not cover treatment of diabetes mellitus, hepatitis, cardiovascular and other chronic diseases, dentistry, etc.

This is the most "modest" insurance for obtaining a residence permit. You can extend the insurance as you wish: more services and more coverage means a higher price!

• What are the advantages of public health insurance (SGK) in Turkey?

In contrast to insurance with a private company, a public insurance policy:
You buy one for your whole family. It can be used by the husband/wife and children of the property owner in Turkey
Is paid in monthly instalments. No need to pay a lot of money at once. Health insurance costs are easy to calculate and take into account when splitting the family budget
Covers up to 100% of medical expenses in public clinics, and up to 80% in private ones
Covers up to 80% of medication costs
Covers all diseases, even chronic ones.
The SGK insurance currently (July 2022) costs: 3,000 TL per month for a foreigner after a year of residence in Turkey; 3,200-3,500 TL for a foreigner with a work visa; and 2,100 TL for a Turkish citizen.

If you fail to pay the monthly premiums, the policy is suspended.
You can supplement your national health insurance with voluntary health insurance from private companies.

Tax residency status
The main requirement for obtaining tax residency status in Turkey, as in most other countries, is residence in the country for at least six months within a year. However, if a foreigner arrives not for the purpose of permanent residence but for temporary reasons such as tourism or medical treatment, he will be considered a non-resident even after six months.

Residents pay tax on all worldwide income; non-residents pay tax only on the income they receive in Turkey. There is a double taxation treaty with Russia, so you will not have to pay the same tax twice.

Income tax
It applies to all types of income including wages, income from business or agriculture, sale of securities, or rental of real estate. The tax rate is progressive:

Up to 32,000 Turkish liras ($1,832) - 15%
From 32,000 ₺ ($1,832) to 70,000 ₺ ($4,007) - 20%
From 70,000 ₺ ($4,007 $) to 250,000 ₺ ($14,310 $) - 27%
From 250,000 ₺ ($14,310) to 880,000 ₺ ($50,372) - 35%
Above 880,000 ₺ ($50,372 $) - 40%
Example: let's calculate the tax for a salary of 40,000 Turkish lira (about $2,000). The income up to 32,000 ₺ will be subject to 15% and the income portion between 32,000 and 40,000 ₺ will be subject to 20%: 32,000 x 15% + 8,000 x 20% = 6,400 ₺ ($368).

If you declare your income on your own, you can deduct certified education and health expenses for yourself, your spouse and minor children, but no more than 10% of the tax base.

In addition, conscientious taxpayers who file their returns on time and have no debts can receive a 5% reduction on commercial, agricultural and professional income.
 

Social contributions
By default, Russians working in Turkey must be registered with the local social security system and the employer deducts social security contributions from their wages in addition to income tax. 

In 2022, the overall rate decreased to 34.5%: 20.5% for the employer and 14% for the employee. The additional contribution for unemployment insurance is 1% for the employee, 2% for the company, and 1% for the state.

The upper limit for calculating social contributions is 1,251 Turkish Lira per day. Companies that incentivise employment can benefit from a 5% discount on social contributions.
If a foreigner is covered by the social security system of another country, he is exempt from contributions for a maximum of 3 months. For other states with which Turkey has signed social security agreements, other conditions may apply.

Buying a property
The buyer must pay the Land Registry Tax (Tapu), which is 4% of the cadastral value of the property as shown on the certificate. Sometimes an agreement can be reached with the seller to divide this tax equally.

The state service charge is about $130 for foreigners and $45 for Turkish citizens.
In order to strengthen the economy, from 2022 a restriction applies to real estate transactions: they must be made only in Turkish Liras. Therefore, a foreigner will still have to obtain a special certificate from the bank confirming the currency exchange for the purpose of buying the property.

Non-residents are exempted from paying VAT, which ranges from 1% to 18%, depending on the size of the property, when buying in the primary market.

Annual property tax
A homeowner pays an annual tax of 0.1% of the cadastral value. For major cities and tourist areas, including Istanbul, Antalya, Izmir and others, a rate of 0.2% applies. It usually comes out to no more than $150. For commercial properties and building plots, the tax is higher.

For luxury properties over 5.25 million ₺ (about $300,000), higher rates of 0.3 to 0.6% apply, depending on the cadastral value of the property.


Renting out
Non-resident individuals may rent out their property on a long-term basis. The profits will be taxed at standard rates ranging from 15 to 40%. However, there is a minimum non-taxable amount of 9,500 Turkish lira per year for residential properties and 49,000 ₺ for commercial properties.

"Importantly, only a legal entity with the appropriate licence can rent out property on a short-term basis under Turkish law. This has been seriously monitored over the last two years.

Sale of real estate
A tax is levied on the net profit on the resale of real estate. Say if you bought a property for ₺100,000 specified in the Tapu and sold it for ₺130,000, the tax will be calculated on ₺30,000.

"The taxable amount can be reduced by providing documents to prove the expenditure on the home improvement and the transaction. For example, receipts showing repair costs. And if the seller has owned the property for more than 5 years, he is completely exempt from tax," says Philippe Berezin.

Despite the increased taxes in 2022, the Turkish authorities offer numerous incentives to support businesses, which also apply to foreign companies.
Corporate income tax
The corporate tax rate has been temporarily increased to 23% in 2022. It is expected to return to its standard rate of 20% in 2023. For banks and other financial institutions, the tax rate was raised to 25% in April 2022.

For all corporations, as well as individuals, there is now an option to reduce the tax by 5%. For selected companies that have entered the Istanbul Stock Exchange for the first time, there is a 2% discount for a five-year period. 

In addition, there are various tax incentives for companies in Organised Industrial Zones (OIZ), Technological Development Zones (TDZ) and Free Trade Zones (FEZ), as well as educational businesses and other industries.

The tax on dividends is 10%. Two-thirds of income from the sale of shares is exempt from corporation tax if held for 2 years or more.
VAT
The basic rate of VAT in Turkey is 18%. There is a reduced tax of 8% on medical devices, agricultural machinery and a number of other goods. VAT on key foodstuffs is reduced to 1% in 2022 in order to combat inflation.

Companies in construction, manufacturing, tourism and the development of electric vehicles are exempt from VAT. Also, businesses that export goods abroad can reclaim 10% of the tax.

How to pay property taxes in Turkey depends on several factors. 

Firstly, it is necessary to have an individual tax number. A TIN is obtained from the tax office while the flat is still being bought. 

Secondly, almost all taxes, except the municipal real estate tax, are paid at the state website https://ivd.gib.gov.tr/tvd_side/main.jsp.

Once you have entered your TIN, you will be able to choose one or the other option for payment. Once the transaction is confirmed, a payment notification will appear on the screen. It is advisable to print out and keep all the receipts. 

The second way to pay your taxes is to visit the town office (belediye) where your apartment is located in person. You only need to have your TAPU with you. 

As we have already mentioned tax payments can be made twice a year. Please note that there is a different time limit for paying each fee.

You will need your tax number to open a bank account and to pay for your residence permit through the tax office.

• How do I get a TIN?

Online at https://ivd.gib.gov.tr/ - instructions attached.

• Can I get a TIN from a foreign phone number?

No, in order to apply for a Tax Identification Number it is necessary to have a Turkish number. 

• Can I apply for a Tax Identification Number if I am not in Turkey?

Yes, if you have already entered Turkey with this passport (it is in the system)

• I get a mismatch error.

You have to use capital letters for first and last name.
Because there is a problem with the letters I and İ - So IVAN and ivan to the system two different people. 
Do not trust the automatic capslock, it is necessary to enter exactly in capital letters! 

• I do not have a Turkish phone number, what to do?

Enter the Russian one without +7 to be 0 (903) ... 

• Do I have to change my address if I move?

I have not changed, the address from TIN does not appear anywhere - I still have the address 10 flats ago.

• Nothing helps, it doesn't give you a number. 

Apply to district Vergi dairesi aki tax office.

• I had a tax number before, but I lost it.

Restore it there on the tax office website through the "Confirmation" button

Antalya is more than just beautiful beaches. It is a region rich in history and active resort life. Whether you like to lie on the beach, visit ancient ruins or take part in extreme sports, you can find it all in Antalya.

• Kaleiçi Old Town

Kaleiçi is the most colourful place in Antalya if you do not go outside the city. But if you are staying in another city in the province, make sure you visit Kaleiçi anyway. It is famous for its pretty streets and nightlife. You could say that inside the city walls of the old town is a real centre of cultural life in Antalya. Locals come here to drink and relax. Tourists come to Kaleici to see the historical streets and chill out in the restaurants, or to rest on the small beach.

If you are coming to Antalya in summer, we recommend you don't come to Kaleici in the middle of the day. In the heat of the day you are unlikely to enjoy a stroll through the old town. It's better to come to Kaleici early in the morning or at sunset so you can sit in a cosy café, listen to music or enjoy a bright sunset with the sea and mountains as a backdrop.

• Kurshunlu and Duden waterfalls

Düden Waterfalls
There are two famous waterfalls in Antalya: Düden and Kursunlu. In the city itself there are two Düden waterfalls. One, the so-called upper waterfall, is situated in the north east of the city, in the district of Kepez. The other is the lower waterfall which rises from a cliff directly into the sea. The sight is very beautiful.

Each of these two Düden waterfalls (Düden şelalesi) is interesting in its own way. There is a beautiful national park with hiking paths and suspension bridges around Upper Düden waterfall. There is even a cave, from which you can look directly behind the waterfall. There is also a picnic area, cafe and a small menagerie in the Upper Cascade Waterfall Park.
Distance from Antalya city centre: 10 km.

From here the waters of the Düden River flow through the city and finally over the cliffs into the sea. A beautiful park with observation points and restaurants is laid out around the Lower Dyuden waterfall. But the falls themselves are best viewed from the sea. There are regular boat rides from the Kaleici area. In the evening a beautiful lighting illuminates the Lower Düden waterfall.

Distance from Antalya city centre: 9 km.

Kursunlu waterfall
This is another beautiful waterfall on the outskirts of Antalya. Kurşunlu waterfall (Kurşunlu şelalesi) is located on the Aksu River north of the city. It is perhaps even more picturesque than the Düden waterfall. The colour of the water here is very beautiful. The impression from what you see is that you are in some exotic place, like the island of Bali. There is also a walking trail and a small café around the waterfall.

It can get quite crowded in the summer. So if you find yourself in Antalya in the summer, it is best to get here early in the morning. However, getting to the Düden Falls is a lot easier than getting to the Kurshunlu Falls. If you don't have time to visit both falls, we would recommend taking a stroll through the waterfall of Kursunlu.

Distance from Antalya city centre: 20 km.

• Antalya Museum

The Antalya Archaeological Museum was founded in 1922. The purpose was to protect historical artefacts from being looted after World War I. Originally the museum was located in the old town of Kaleici. Nowadays the museum is located near the public beach of Konyaalti.

The Antalya Museum has a large collection of historical artefacts relating to the ancient cities of Lycia, Pamphylia and Pisidia. The Roman sculptures from the ancient city of Perge are some of the most valuable artefacts in the museum.

Antiquities lovers should not miss the Antalya Archaeological Museum. The museum has 14 exhibition halls and is considered to be one of the best archeological museums in Turkey.

Antalya Museum entrance fee: 45 Lira.
Visiting hours: 10 to 17 in the summer and 8:30 to 18 in the winter. Day off: Monday.

Distance from Antalya city centre: 3.5 km.

• The ancient city of Perge

The ancient city of Perge (Perge Antik Kenti) is located 8 km from the waterfall of Kursunlu. Perge was one of the major cities of the Roman province of Pamphylia. The ruins of this ancient city are a UNESCO World Heritage Site.

The site of Perge is quite vast. Excavations are still going on. Here you can see well preserved Hellenistic gates, Roman thermae, and a gymnasium. Also in Perga is one of the best preserved ancient stadiums that could hold 12,000 spectators. Next to the stadium, there was a theatre which could seat up to 15,000 people. Most of the marble statues from Perge are now on display in the Antalya Museum.

The entrance fee to the Perge Theatre is 50 lira. Entrance to the theatre grounds is free.
The entrance is open from 10 am to 7 pm in summer (April to October) and from 8:30 am to 5:30 pm in winter (November to March).

Distance from Antalya city centre: 16 km.

• The ancient city of Aspendos

For a diversified beach holiday in Antalya, be sure to visit the ancient theatre of Aspendos.
The ancient city of Aspendos was founded by the Achaeans in the 10th century BC. Well-preserved theatre stands out among the ruins of this ancient city. It was built during the Roman Empire in the 2nd century AD. This amphitheatre can seat up to 15,000 spectators. By the way, this ancient theatre is actively used even nowadays. Thanks to its excellent acoustics concerts and ballets take place there every year from mid-August to mid-September.

Also among the ruins of Aspendos are the agora, the parliament building, the stadium, the aqueducts, the Roman thermae and the cisterns.

Admission to Aspendos costs 50 lira.
Opening hours: 10 to 20 hours from April to October and 8:30 to 17:30 from November to March.

Distance from Antalya city centre: 46 km.

• Köprülü Canyon

Köprülü Kanyon Milli Park is worth a visit for hikers and nature lovers. It is located along the Köprüçay River that flows into the Mediterranean Sea between Belek and Side. There are two active stone bridges in the area, both built in Roman times.
Distance from Antalya city centre: 90 km.

• Rafting in Antalya

There are a lot of mountain rivers in Antalya. That is why this region is perfect for rafting enthusiasts. One of the best places for rafting in Antalya is the Köprülü canyon, described above. You can go rafting on the river with an experienced local guide. There are usually 8-10 people in the boat. Rafting enthusiasts can cover the 14km distance in about two and a half hours. The best time for rafting in Antalya is July, August and September.

• Lycian Trail

Hiking along the Lycian Trail (Likya Yolu) is quite popular in Antalya. The path is approximately 540 km long. The trail begins in Fethiye and runs for most of its length through the province of Antalya. There are around 25 historical sites along the Lycian Trail. The most popular section of the Lycian Trail is the 13 km from Adrasan to Olympos.

The Lycian Trail is famous all over the world. So, if you wish, you can join trekking groups on any section of the trail.

• Kızıl-Küle (Castle)

The castle is the landmark of Alanya. It was built on the seafront of Alanya in 1226, to protect the city from frequent attacks of pirates. And the tower coped with the task quite successfully. The top of the tower offers a magnificent view of the bay, the port and the city.
The site is in the centre of the city, so there's no need to buy an organised tour, you can get there on your own.

• Funicular ride (by Damlatas).

The views of the sea and the city are breathtaking during the cable car ride. The best time to ride is in the morning or closer to the evening - not so crowded and not too hot. The entrance to the fortress closes at 7pm.

The funicular works every day: 
weekdays from 09.30 to 18.00 in winter and until 20.00 in summer;
At weekends from 09.30 am to 18.00 pm in winter and until 21.30 pm in summer.
A full round-trip ticket for an adult costs 18 TL; for students (students and schoolchildren: they must present a student card) the cost is 10 TL.

A full one-way ticket for an adult only costs 14 TL, and 8 TL for children and students. A round-trip ticket for an adult costs 18 TL.

We recommend, after seeing Kyzyl-Kule (Castle) to have dinner at Panorama or Hisar restaurants overlooking the port and town. It's just a short walk down the mountain.

• Cleopatra Beach

Cleopatra Beach is considered one of the best and most beautiful beaches on the Mediterranean coast of Turkey. It is a municipal beach, wide enough to stretch for 2 km. It holds the international Blue Flag eco-certification for its cleanliness and is serviced with free changing rooms, cheap cabins, toilets and umbrellas (10 Liras). There are also bars and restaurants.

Legend has it that Cleopatra was often in Alanya and liked one of the beaches in the city, which later became known as Cleopatra Beach. Mark Antony gave the beach to Cleopatra as a token of his love and imported sand from Egypt.
The only thing is that during the high season, July and August, the beach gets very crowded and the water gets a bit muddy. Despite the presence of bins on the beach, tourists and locals often leave behind rubbish - cigarette butts, sunflower seeds, boiled corn remnants, bottles, chip bags ????. The beach is much cleaner in low season.

• Damlatash Cave

Damlatash cave is small and filled with stalactites and stalagmites. The humidity of the air always fluctuates around 60%, it is also saturated with carbon dioxide and ionized, which is very good for people with asthma. Entrance fee is 6 liras.

• Dimchai

About 6 km from the city centre of Alanya is the valley of Dimchai River, between Tosmur and Kestel. The Dimchai Dam was built on the river in 2008. The Dam is of utmost importance to Alanya as it solves all problems with fresh water and energy supply. Swimming in the reservoir is prohibited, as fish farms raise fish in the area. If one climbs up to the specially equipped observation platform, one can get a stunning view of the mountains and the turquoise water of Dimchai.
Along the valley, there are a huge number of cafes and restaurants right on the water. Some of these picnic zones have a pool, waterski and hammocks in the water and you can even go fishing for an extra fee and take your catch with you (1 freshwater trout = 12 lira) or you can get your fish grilled and garnished (1 fish = 25 lira). During the hottest months (July/August) Dimchai is an escape from the sweltering heat, it is really fresh and you can chill out all day.

 You can get to the picnic areas on Dimçay on your own by taking bus no. 10 Cuma pazarı - Dimçay. (Friday Bazaar - Dimçay).

Route: Cuma pazarı (Centrum) - 25th Street - Yaşam Hospital - Kandil - Circular Road - Kipa - Alanyum - Metro - Koctas - Diamond Hill Resort Hotel - Dimçay. The return route is the same.

Operating hours are from 06:45 to 19:20 on weekdays and 07:35 to 19:20 at weekends. Departs from the station by the Friday market.

• Green Canyon

Green Canyon is the place where you just can't take your eyes off the natural beauty ?

Green Canyon is the largest water reservoir in Turkey, which is located in the Taurus Mountains. It is situated 350 m above sea level. It receives water from 27 springs and thus is always full.

Green Canyon is undoubtedly considered a most beautiful place, designed by nature itself for recreation here. The emerald colour of the water, the picturesque mountains and the lush vegetation all combine to create a stunning landscape. Here you can take a boat trip, swim or simply enjoy the breathtaking beauty of the canyon.

• Rafting

Rafting down a turbulent mountain river in Köprühlü Canyon National Park. One of the most popular and exciting activities in Alanya. This activity is part of the tour.

• Northern Cyprus

From May 2018, residents of Alanya and its guests can now take a ferry to North Cyprus (the Turkish part). The round-trip cost will be 355₺ (5,300₽).
The ferry crossings will be operated by sea bus (catamaran type) 2 times a week. The ferry from Girne (North Cyprus port) to Alanya will depart on Wednesday and Saturday at 10am. From Alanya to Girne: on Thursdays and Sundays at 12-00. The travel time will be 3 hours and 20 minutes. The ferry service will operate from May 30th until October 28th. Casinos are not banned in Northern Cyprus.

The cost per adult ticket from Girne (North Cyprus port) to Alanya is 190 Lira. From Alanya to Girne costs 165 liras. Free of charge for children (ages 0-2). For older children (ages 3 to 12): 150 liras. The tax is included in the ticket price. Ferry ticket.

When choosing an area for long-term rentals in Turkey, be aware that some major cities and resorts in the country prohibit foreigners from living there. As of 1 July 2022, some neighbourhoods have been closed to foreigners' registration and residence permits based on rent. In this way, the Turkish government seeks to prevent the concentration of migrants in different regions of the state and to increase control over illegal refugees. 


The list of areas where the issuance of residence permits on the basis of rental housing is prohibited includes:
Mahmutlar, Kargıcak, Kestel and Avsallar in Alanya; 
Liman, Hurma, Sarisu in Antalya; 
Şişli, Fatih, Esenyurt in Istanbul and many other popular areas of the country. 
Therefore, if you unknowingly enter into a rental agreement, you will have serious problems with registering your address and obtaining a residence permit.

Our personal, time-tested advice for finding accommodation in Turkey is to avoid renting a flat on the ground floor (girişkat) or the top floor. Especially do not rent flats with windows at ground level (called zemin kat or bodrum in Turkey). Houses in Turkey with flats on zero and even minus floors abound. In summer it may be comfortable in them. But in winter in these flats it is cold, damp and there is a smell of mould. So it is better not to look at the low cost of such flats. In the winter you will regret a hundred times that you saved on rent and now you are overpaying for electricity. 

Also, when looking for a flat, we would recommend choosing accommodation with natural gas heating. Of course you can also choose a flat with air conditioning (klima). But electricity in Turkey is much more expensive than gas. And in winter the air conditioner, which often hangs in one room, you can not heat the entire flat. And if you rent a flat with gas, you have gas in the kitchen and hot water and heating. Of course, the monthly rent of such flat will cost 20% more than the flat without heating or with air conditioner. But as a result the total cost of utilities for most of the year could be less, as there is less spending on electricity. The exception will be the winter months, when gas is also used for heating, so gas consumption increases. But even in this case, the cost of gas can be comparable with the cost of heating the flat from an air conditioner or electric heater.

By the way, the stove heating is still found in Turkey, even in large cities. This housing option is the cheapest. But the choice to live in a flat in these areas is not worth it, a high concentration of smoke and the smell of burning will be your companion all winter. 

To summarise: 
When choosing a flat for rent, also pay attention to the floor, the type of heating, the availability of running gas and be sure to check the flat for smell and the presence of mould.

There are several ways to rent a flat in Turkey. 

Firstly, you can try to find an apartment yourself via the internet - on specialised websites where owners post advertisements. The advantages of this method: no commission fee and a wide range of choices. The disadvantages are the risks associated with ignorance of the market and, as they say, the choice of "blind". No one will give you a guarantee that the photos you see on the Internet will match the real picture. There is a great risk of getting caught by scammers and losing your money. In addition, not all landlords are willing to negotiate with foreigners due to communication difficulties and lack of language skills. 

Contact a licensed experienced real estate agency is the second way to rent a house in Turkey. Companies with an impeccable reputation guarantee you a professional and honest approach, legal clearance of documents. There is a commission for the services. 

And thirdly, you can contact directly to the developer. Some construction companies rent apartments in their residential complexes. 

When renting a property in Turkey you must sign a contract. The document must be competently prepared, all controversial points and payment schedule must be stipulated in advance. The official agreement is signed in notary office. The owner of the object or his legal representative by proxy, as well as the tenant and realtor (if the client asked for help from the agency) must be present at the meeting. 

Make sure that you really enter into a contract with the real owner of the property. To do this, it is sufficient to ask for a copy of the TAPU.

In order to conclude a tenancy agreement, you will need: 

• the tenant's passport;
• The passport of the landlord. 
• The documents are translated into Turkish by a sworn translator and certified by a notary.
• A tenancy agreement is necessary for both the party renting the accommodation and the tenant. A tenancy agreement ensures that all the rules stated in it are followed. It is important that you take responsibility for this and draw up the document properly.

When filling in the agreement form, the passport details of both parties must be checked and checked against the passports themselves.

For other clauses of the agreement, pay attention:
Whether the text specifies the correct address, the terms of the tenancy, the price and method of payment, the number of receivables.
What are the obligations and rights of both parties.
Under what conditions the contract may be terminated.
Details of the deposit and its size, the condition and repairs of the appliances, furniture and other things in the flat.
A description of the condition of the apartment at the start of the tenancy.

To rent a flat, you sign a contract for a year - the contract always stipulates the amount that the landlord expects to receive (annual value) + deposits paid for the safekeeping of the flat and furniture. 

By law, either the landlord sends you an eviction notice (Taahütname) before the end of the contract if he does not plan to renew it.

By default the contract is renewed for another year with a TÜFE fee increase (but this year the increase is limited to 25%)

• If I have paid a year in advance and am not given a TÜtname - will the landlord refund the payment?

The landlord does not legally have to refund your payment, it is your choice to pay in advance. You have a one-year contract where you agree to pay a year's rent in advance and you pay in full rather than monthly. The point doesn't change.
As a human being, yes, the landlord can meet you halfway.

• What does a one-year contract mean?

You have to live in the flat for a year (12 months) and pay for all of them.

• The landlord asks you to pay in cash

Paying through the bank is confirmation that you are indeed paying for the flat. And by law, you have to pay through the bank.
Because for paying in cash, you can say that you haven't paid any money.

• Is the last month (two months) rent covered from the deposit?

In Turkey - NO! This is a common practice in CIS countries, but in Turkey you pay for ALL months. The deposit is only refunded when the lease is terminated.

• Can the landlord come during the contract?

No, it is forbidden by law. For the duration of the contract the flat is considered to be the landlord's flat.
This leads to a situation where the tenants have gone on holiday and a pipe has burst in the flat; and the landlord cannot come in.

• Am I obliged to pay the full amount of the contract if I move out before the end of the tenancy?

Legally yes, but in reality after 6 months the landlord/realtor will usually agree to terminate the contract sooner. The landlord may not agree and it is their legal right to do so. Then you have to live and pay until the end of the contract.
Negotiate this with the landlord before signing the contract.

You should give your landlord 1 or 2 months' notice of the end of the contract - it is written in your tenancy contract.

How is the contract terminated?

• You notify your landlord in writing or verbally (preferably in writing) that you are moving out on a certain date. 
• You pay the last month's rent.
• At the end of the contract you meet with the landlord, the landlord checks the flat to make sure everything is safe.
• You terminate the contract by simply crossing out the contract. Either by signing an eviction document.
• Your deposits are returned to you (or not)

Once you have received an ikamet card, you must register at the address - this is the "propiska", but it does not give you any rights to the flat.

Why do I need a propiska?

• To apply for an extension of your residence permit. 
• Without propiska, you will not be granted a residence permit.
• To be registered with a family doctor
• To enrol your children in a public school.
• To open a bank account where residency is required 
• To apply for a Schengen visa (many visa application centres require residency)

How do I get registered?

• You may have been registered automatically when you applied for an Ikamet. Some people are lucky. 
• You can check with e-devlet.
• Registration of foreigners is handled by the GEC. 
• If you are not in Istanbul, go to your district.
• If you are alone (no family, neighbours or children) you can register through e-devlet and not have to go anywhere.
• In other cases you come to GEC with all the people in your lease agreement (and children too) without an appointment.
• At the entrance, say Adres Kayıt

You should have with you:

•    A rental agreement and/or invoices issued in your name 
•    Your Ikmet and a copy of it
•    Passports and a copy of your passport

If you can't get registered at the City Hall.
Go to your local nüfus. You can get a rendezvous here. 
Choose "Diğer Nüfus Olayları" (Adres kayit for foreigners does not work)

If it says "name error", make sure that you capitalize all letters of your first and last name or use Turkish. Because in Turkish there are capital "İ" with a dot, not equal to "I".

What if you move?
You go to the GEC and they change the address. If you are moving within one Il, that is enough. If you have a change of Ile, you have to change the ikamet!

What happens if you do not register in time?
You will definitely not be able to apply for an extension of your residence permit.