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Dubai or Abu Dhabi: Where Are Property Investments More Profitable in 2026?
In 2026, Dubai and Abu Dhabi remain among the largest investment markets in the UAE. However, while investors used to...
In 2026, Dubai and Abu Dhabi remain among the largest investment markets in the UAE. However, while investors used to choose Dubai property without a second thought, today these two destinations differ in their advantages, price growth rates, returns, and investment risks. The choice of where to direct UAE investments in 2026 depends on the investor's goals: earning steady rental income, achieving long-term capital growth, or preserving assets. Let's break down where it's more profitable to buy property by comparing district development, property prices, and factors affecting investment returns. Dubai market analysis in 2026 Dubai is the most active property market in the UAE in terms of the number of deals with foreign investors. Brief price fluctuations for properties in the first half of the year, caused by geopolitical tension in the Middle East, temporarily reduced investor activity, but this had almost no effect on liquidity. Steady demand is currently sustained by population growth, a stable year-round tourist flow, and active growth in international business. Dubai remains in demand thanks to the returns on residential property: by choosing this location, an investor can count on both rental income and rising asset value. Average market figures and trends in 2026: short-term rentals bring up to 8–11% annually with proper property management; Dubai's ROI on long-term rentals is 6–8% per year; the average property price in popular districts starts from 18,000 AED per sqm (about $4,900), while in the premium segment it can exceed 50,000 AED per sqm (about $13,600). Which Dubai districts are in demand among investors? Property buyers in Dubai choose locations with developed infrastructure, high liquidity, and demand among tenants. Dubai Marina. A popular district for short-term rentals among tourists. It's located close to the coast, with all the necessary infrastructure. Business Bay. A business hub with high rental demand among employees of international companies and expats. Dubai Hills Estate. A modern location suited for families with children. It has excellently developed infrastructure and shows steady growth in housing value. Dubai Creek Harbour, Dubai Islands, and Rashid Yachts & Marina. These are new waterfront projects that investors view as early-stage growth points thanks to active infrastructure development and a limited number of properties currently on the market. Off-plan properties in the UAE In 2026, off-plan remains a key driver of the Dubai market. Off-plan means buying property before construction begins or while it's still underway, before the property has been handed over. The property can be bought directly from the developer under a sale and purchase agreement. Key features of this format: a lower price compared to a completed property (10%–30% lower at the start of sales than after the project launches); flexible payment terms, with installment plans and interest-free payments available; modern projects: properties are built using modern engineering systems, in line with current standards, and with their own infrastructure; the potential for high future returns from resale or renting out once construction is complete. The largest developers – Emaar, DAMAC, Nakheel, Sobha Realty, and Meraas – offer new projects with favorable installment plans and a minimal down payment. With the right project choice, the value increase by the time construction is completed can reach 20–35%, and even higher in certain locations. <img fetchpriority="high" decoding="async" class="alignnone size-large wp-image-134841" src="https://hayatestate.com/wp-content/uploads/2026/07/david-rodrigo-kz1zthg6g40-unsplash-1-1024x683.jpg" alt="" width="1024" height="683" srcset="https://hayatestate.com/wp-content/uploads/2026/07/david-rodrigo-kz1zthg6g40-unsplash-1-1024x683.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/07/david-rodrigo-kz1zthg6g40-unsplash-1-300x200.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/07/david-rodrigo-kz1zthg6g40-unsplash-1-768x512.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/07/david-rodrigo-kz1zthg6g40-unsplash-1-1536x1024.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/07/david-rodrigo-kz1zthg6g40-unsplash-1-2048x1366.jpg 2048w, https://hayatestate.com/wp-content/uploads/2026/07/david-rodrigo-kz1zthg6g40-unsplash-1-531x354.jpg 531w" sizes="(max-width: 1024px) 100vw, 1024px" /> Abu Dhabi's investment potential in 2026 The UAE capital, Abu Dhabi, has secured its status as a promising property market in the Middle East in 2026. It's confidently competing with Dubai in terms of housing price growth, the volume of foreign investment, and the scale of new projects. The main driver of growth is the government's economic diversification strategy, which places emphasis on the financial sector, tourism development, cultural infrastructure, and technology. Which Abu Dhabi districts are driving market growth? Foreign buyers are currently interested in three promising island districts, each with its own investment specialization: Yas Island. This area is home to a concentration of entertainment and tourism infrastructure, driving steady, high demand for short-term apartment rentals. Saadiyat Island. A premium location with beachfront residences, museums, and exclusive properties, but limited new construction. Buyer demand is driven by rising property values and the opportunity to preserve capital. Al Reem Island. A developing district of the capital, thanks to active construction of new residential complexes and the expansion of the ADGM financial zone. The island is in demand among investors and tenants looking for stable rental income. Government initiatives helping stimulate foreign investment In Abu Dhabi, property market growth is largely driven by favorable government policy. Conditions have been created that make buying property simple, transparent, and attractive for foreigners. Key growth factors: flexible tax policy and a transparent system for registering property transactions; an expansion of Freehold zones, where foreigners can choose and buy property under full ownership; large-scale investment in cultural, tourism, and transport infrastructure; a lower initial entry threshold; state programs designed to attract international companies and businesses to the UAE, as well as skilled professionals offered well-paying jobs; active development of ADGM (the international financial center); strong potential for property value growth at the off-plan stage. Taken together, these factors create favorable ground for attracting foreign investors to relocate to the UAE and invest in the country's economy. Entry threshold compared to Dubai Affordable property prices in Abu Dhabi are a key advantage. You can buy an apartment in Abu Dhabi in a modern residential complex starting from 14,000 AED per sqm (roughly from $3,800), whereas in Dubai prices start from 18,000 AED and up for the premium segment. The average ROI in new projects is 7–9% annually, which is more favorable than in comparable Dubai projects. Moderate prices and large-scale infrastructure projects make buying apartments in Abu Dhabi more attractive for investors who prioritize capital growth and stability. Summary comparison of key indicators in 2026 Given the country's economic stability, the investment appeal of Dubai and Abu Dhabi differ in certain respects. Dubai remains a popular international property hub with high liquidity and a favored destination for short-term rentals. Meanwhile, Abu Dhabi offers an accessible entry threshold and strong capital growth thanks to government initiatives. Comparing the investment appeal of the two emirates in 2026: Comparison criteria Dubai Abu Dhabi Average ROI The average annual long-term return on residential property in Dubai is 6–8% per year (the figure depends on the property class and chosen district). Business Bay, Dubai Hills Estate, and Dubai Creek Harbour continue to show strong returns, while the premium districts of Dubai Marina, Dubai Islands, and Rashid Yachts & Marina are more focused on capital appreciation. According to the Knight Frank Dubai Residential Market Review (Q1 2026), the Dubai market has begun shifting from active price growth to a more balanced development phase. However, the city's status as a global business hub, its large number of international companies, and migration inflows help sustain high rental demand. For Abu Dhabi, average long-term rental returns are estimated at 7–9%. This is especially relevant for projects on Yas Island, Al Reem Island, and select areas of Saadiyat Island. This higher figure compared to Dubai is linked to the lower entry cost and growing demand among investors. Data from the Abu Dhabi Real Estate Centre (ADREC) shows that the main drivers of the Abu Dhabi market are foreign investments, with the number of deals also increasing thanks to government development programs. Entry threshold in dollars Higher compared to Abu Dhabi. For example, in JVC (Jumeirah Village Circle), the average return on investment is 8.7%, with an entry threshold of 650,000 AED (about $177,000). More affordable in certain districts, with strong potential for capital growth. Key growth drivers Tourist demand on the city, especially during peak season. A major role in boosting investment appeal is played by international business activity and infrastructure development (the airport, modern transport interchanges, metro construction). The capital attracts investors with its cultural heritage, ecotourism, and various government projects. Changes in legislation and visa programs Foreign investors can still obtain a 10-year Golden Visa through property investment in 2026. The main condition is meeting the investment threshold: currently, this requires buying property worth at least 2,000,000 AED (about $545,000 at the exchange rate at the time of publication). The program grants long-term residency status and the right to become a full owner of property in a Freehold zone. Completed properties, off-plan projects from approved developers, and mortgaged property are all eligible. Program advantages: a 10-year visa with the right to renew; the applicant can obtain residency visas for their family; no requirement for continuous residence in the country; the investor has the right to work, live, and fully run a business in the UAE. FAQ Which is more profitable for investment in 2026: Dubai or Abu Dhabi? There's no single clear answer. Dubai suits investors focused on high liquidity, a developed short-term rental market, and a wide selection of properties. Abu Dhabi appeals with its accessible entry threshold, strong potential for property value growth, and returns in new projects at the level of 7–9% annually. What ROI can you get in Abu Dhabi? In new residential projects, average returns are estimated at 7–9% annually: Yas Island, Al Reem Island, and select projects on Saadiyat Island are considered profitable. What is the property yield in Dubai in 2026? The average return from long-term rentals is 6–8% annually. Well-managed properties can bring in 8–11% per year. Where is the entry threshold more affordable for buying property? Abu Dhabi offers more affordable prices. Property prices start from around 14,000 AED per sqm, while comparable properties in Dubai start from around 18,000 AED per sqm. What is off-plan, and is it worth investing in such projects? Off-plan means buying property still under construction, directly from the developer. This format allows you to acquire a property at a lower price, take advantage of interest-free installment plans, and gain a potential value increase of 20–35% by the time construction is complete. In 2026, Dubai and Abu Dhabi remain attractive investment destinations for buying property, though each emirate suits different investment strategies. Dubai is a good fit for those who value high liquidity, an active rental market, and a wide range of properties. Abu Dhabi offers an accessible entry threshold, strong capital growth potential, and competitive returns. The right choice depends on your desired budget, investment goals, and investment horizon. Before buying property, it's worth analyzing the project, its location, and the district's development prospects to make the most of what the UAE market has to offer.
August 1, 2026 | Spain: Top Real Estate Opportunities in 2026
On August 1, Hayat Estate will host a free online webinar for those considering real estate in Spain for living,...
On August 1, Hayat Estate will host a free online webinar for those considering real estate in Spain for living, holidays, or rental income. Spain remains one of the most attractive destinations in Europe. Its warm climate, developed infrastructure, strong tourist demand, and steady interest from international buyers make it appealing both for personal use and investment. There are still liquid opportunities on the market starting from €150,000. During the webinar, our experts will explain which options are worth considering before a potential price increase, what to look for when choosing a property, and how the purchase process works. What You Will Learn During the live session, we will discuss: why Spain is worth considering right now; which trends are influencing property prices; which formats are suitable for living and rental income; the top 3 properties starting from €150,000; purchase terms: payment options, instalment plans, mortgages, and transaction stages; special offers and bonuses available to webinar participants. At the end of the webinar, the experts will answer your questions live. Speakers Viacheslav Fomenko – founder of Hayat Estate and Hayat Development, expert in investment real estate and development, and an investor with many years of experience. Yurii Hrushetskyi – entrepreneur and investor, one of Ukraine’s leading experts in international real estate investment. Webinar Details Date: August 1, 2026, Saturday Time: 12:00 Kyiv time, 11:00 Central European Time Format: online broadcast on YouTube Participation: free Register to find out which properties in Spain are worth considering in 2026 for living, rental income, and capital preservation. Register Now
North Cyprus Property Market in 2026: New Laws, Residence Permits, and Rules for Foreigners
Investors choose North Cyprus for its island location, mild climate, safety, high quality of life, and favorable tax system. This...
Investors choose North Cyprus for its island location, mild climate, safety, high quality of life, and favorable tax system. This investment destination is in high demand and offers strong prospects for capital investment. On May 11, 2026, the rules for foreigners buying property in the country and the conditions for obtaining a residence permit were revised. In this article, we'll look at what has changed in the property purchase process, how to obtain a North Cyprus residence permit through property purchase, and how worthwhile buying residential property in the country is going forward. New restrictions on property purchases by foreign nationals North Cyprus (the Turkish Republic of Northern Cyprus, TRNC) remains an accessible property market in the Mediterranean thanks to active construction of new developments, affordable prices, and the option to obtain a residence permit when buying a home. If you're planning to buy an apartment in North Cyprus in 2026, it's important to consider not just the price, but also the new legal requirements. Limit on the number of properties Previously, investors could buy only one property in North Cyprus, on a plot slightly larger than 0.6 hectares. In 2026, TRNC authorities revised this approach, increasing the number of properties foreigners are allowed to buy. The following rules currently apply: An investor can buy up to three apartments in multi-unit residential complexes, or one standalone house/villa on a plot no larger than 3,300 sqm, or up to two villas within the same complex. Buying a land plot of up to 1,338 sqm for building a house or villa is allowed, provided it doesn't conflict with current legislation. To carry out property transactions, the buyer needs to apply to the North Cyprus Council of Ministers (Permission to Purchase) for approval. Stronger oversight of contracts Special attention has been given to deals involving trust agreements or powers of attorney that could conceal the property's actual owner. Such schemes no longer help bypass the law and instead trigger additional checks, making the purchase process more complicated. State oversight of the formal side of the deal has been strengthened: the sale and purchase agreement must be registered with the Land Registry, and the buyer is required to pay all applicable taxes and fees. Before signing the sale and purchase agreement, the following are checked: the property's legal status, the presence of a registered title deed (Title Deed, Koçan), and the history of ownership transfers; the availability of construction permits; the agreement's compliance with legal requirements; the category of the land plot; the correctness of the contract's registration with government authorities; the absence of encumbrances and legal disputes. For this reason, an independent certified lawyer must be present at every deal. The specialist oversees the legality of the process and helps identify risks in advance. They check the developer's documents to prevent problems after the agreement is signed and the property is paid for. Restrictions on buying land In 2026, buying land plots in the TRNC deserves particular attention. Foreigners face certain restrictions and requirements worth knowing about: buying plots in military and protected zones is prohibited; agricultural plots and large undeveloped plots cannot be purchased; some plots with disputed status may carry legal risks; special authorities verify whether a foreigner is eligible to buy a given plot. The process of obtaining approval from the Council of Ministers takes time, so make sure the plot meets the requirements: that it's not part of critical or military infrastructure, that it falls within the quota available to foreigners, and confirm its title type (Turkish Title, Exchange, TMD). <img decoding="async" class="alignnone size-large wp-image-134792" src="https://hayatestate.com/wp-content/uploads/2026/07/hongbin-cpusvrxluwq-unsplash-1-1024x683.jpg" alt="" width="1024" height="683" srcset="https://hayatestate.com/wp-content/uploads/2026/07/hongbin-cpusvrxluwq-unsplash-1-1024x683.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/07/hongbin-cpusvrxluwq-unsplash-1-300x200.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/07/hongbin-cpusvrxluwq-unsplash-1-768x512.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/07/hongbin-cpusvrxluwq-unsplash-1-1536x1024.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/07/hongbin-cpusvrxluwq-unsplash-1-2048x1365.jpg 2048w, https://hayatestate.com/wp-content/uploads/2026/07/hongbin-cpusvrxluwq-unsplash-1-531x354.jpg 531w" sizes="(max-width: 1024px) 100vw, 1024px" /> Reform of the North Cyprus residence permit system in 2026 In North Cyprus, the changes to immigration law adopted in 2025 are still in effect in 2026. The focus is on streamlining the process for foreigners buying property in the country to obtain a residence permit, making it clearer overall. Among the main changes to obtaining a residence permit through a property purchase are: A higher minimum property value. North Cyprus doesn't have a clearly set minimum property price, unlike, for example, Turkey. But now the property requirements for a residence permit have become stricter. State authorities now pay closer attention to the property's appraised value, its legal status, and the legality of the deal. Proof of income. With the reform, scrutiny of the applicant's financial situation has increased. Authorities now assess not only the property's value, but also the buyer's ability to support themselves throughout their stay in North Cyprus. This requires proof of official income and documentation on the source of funds in the bank account. This is meant to reduce the number of deals involving non-transparent financing. New rules for renewing residence permits for retirees and investors' families. Under the new reform, the renewal process has been simplified for investors' families and retirees. Minor children attending schools in the TRNC are exempt from the residence permit application process. If an investor holds a registered title, their residence permit extends to their spouse and children under 18. Retirees (people over 60) only need to arrange insurance once every 5 years, are no longer required to undergo a mandatory medical exam, and only need income equal to one minimum monthly salary (60,618 TRY). What changes await investors in 2026? The following rules apply to property buyers in the TRNC: a residence permit application must be submitted within 40 days of entering the country; buyers with a sale and purchase agreement must confirm their financial standing by providing bank statements before receiving permission to purchase the property; owners with a registered title deed don't need to confirm their income; the residence permit validity period has now increased from 1 year to 5 years for property owners; buyers can receive a residence permit for 2 years before their ownership rights are registered; once the Council of Ministers approves the property purchase, the residence permit term automatically extends to 5 years. How much does obtaining a residence permit cost? When applying for a residence permit, you must pay government fees ranging from €100 to €300: the cost depends on the permit's duration and the applicant's category. You'll also need to pay for a notary and translation services, and undergo a medical examination and arrange insurance. The process takes about a month. Comparison criteria Before the reform Current rules in 2026 Property purchase Before 2026, foreigners could buy only 1 property due to stricter restrictions. After the reform, buying up to three apartments, one house, or a land plot for construction is allowed (subject to legal requirements). Oversight of deals Previously, state checks on deals were less thorough. Now every property sale and purchase agreement in the TRNC is monitored by state authorities. Contract registration rules with the Land Registry and title deed procedures must be followed. A legal review of the deal is mandatory. Residence permit Applying for and obtaining a residence permit took relatively little time. The process has become more structured. Buyers with a registered sale and purchase agreement can obtain a residence permit for up to 2 years. If the owner has a registered title deed, the residence permit is issued for 5 years. Investment outlook: is it worth buying property in the TRNC in 2026? Even with tighter state oversight and stricter controls on foreign property ownership, the TRNC market has retained its appeal for investors. The new reform wasn't introduced to reduce the number of foreign buyers. Its main goal is to create favorable, transparent conditions, reduce the legal risks of the deal, and increase the benefits of buying property in North Cyprus. Property price growth has become more moderate, and speculative deals have declined. Among the most sought-after areas in 2026 are Iskele, Kyrenia, and Esentepe. Iskele A promising district of North Cyprus for investment in 2026. The property market here has largely taken shape, offering developer reliability and long-term returns. Why choose Iskele? strong tourism potential and high demand for rental housing; high rental yields – up to 8%–12% annually; a wide selection of modern residential complexes with developed infrastructure. Prices for modern studio apartments in new complexes start from €92,300. Kyrenia (Girne) The most prestigious property market in the TRNC, a business and tourism hub. It draws buyers with its developed city infrastructure, premium property, and year-round rental demand. Analysts consider Kyrenia the most stable district in terms of long-term investment and value growth for quality property (around 10%–20% annually). Property here sells faster, since demand is sustained by students, expats, investors, and employees of international companies. It also offers: developed infrastructure; high resale liquidity; steady demand for premium housing; a limited supply of available properties and land for development, which helps keep values stable. Apartments in Kyrenia can be bought starting from €99,000. Esentepe This region is actively developing, offering luxurious villas, seaside complexes, and apartments. It's chosen by those who value a calm, relaxed pace of life. It has all the necessary infrastructure for relocating permanently with your family. Esentepe shows strong potential for price growth over the long term. Apartments in modern coastal complexes can be bought starting from €114,300 and up. Can a foreigner currently buy more than one apartment in North Cyprus? Yes. In 2026, foreigners can buy up to three apartments. This is possible provided the investor meets the requirements of current property transaction legislation and obtains approval for the title deed (Permission to Purchase). An alternative option is also available – one house or villa on a plot of up to 3,300 sqm, or up to two villas within a residential complex. Having analyzed the TRNC's laws, foreigners note that North Cyprus's 2026 property purchase policy has become more controlled and takes longer. At the same time, for buyers acting in good faith, it remains excellent ground for buying property and obtaining a residence permit.
Rental Income Tax in Turkey 2026: A Complete Guide for Property Owners
Investing in Turkish real estate remains as relevant today as ever. The country offers affordable prices for apartments, homes, and...
Investing in Turkish real estate remains as relevant today as ever. The country offers affordable prices for apartments, homes, and villas in popular cities, which attracts wealthy investors from the EU and CIS countries. Earning income from renting out property in Turkey is only possible when you comply with the law and meet the requirements for this type of activity. In recent years, Turkey has tightened oversight of owners who rent out property short-term or long-term, and tax authorities are actively using digital services to verify income. If you're renting out property in Alanya, Antalya, or other popular Turkish cities, it's important to understand which taxes you need to pay and how to avoid fines. Short-term (tourist) rentals: new, stricter rules Short-term, or tourist, rentals involve renting out property for less than 100 days (a popular format among tourists during peak season). Renting out property for this period falls under Turkey's Housing Rental Law. Today, to list a property on Booking or Airbnb, you must obtain a license from Turkey's Ministry of Culture and Tourism, as well as meet the specified requirements. To obtain the license, you'll need: an application, a fee payment of 10,000 TRY, and payment for producing an entrance sign of 10,000 TRY, which together amounts to roughly $425/€373. The document is issued for a period of up to 100 days (for a single stay). Other requirements for owners in 2026: The property must display a sign indicating its tourist status. Obtain permission from apartment building owners (at least 80%) to rent out the unit, and have it notarized. If it's a residential complex with hotel-style infrastructure, permission isn't required. If the owner has more than 5 apartments in the same building, they must register as a legal entity. The owner must register guest information and submit it to the police system (under the KBS Law). The fine for an unregistered guest starts from 50,000 TRY ($1,063/€930). The property must fully meet safety and hotel-style accommodation requirements, with all necessary equipment, including basic furnishings. All income from short-term rentals is subject to a progressive income tax. What penalties apply for failing to comply with the established rules? All listings posted on online platforms are checked by the authorities, so hiding an illegal rental is practically impossible. In 2026, administrative fines are set for renting on Airbnb Turkey (including Booking) at the following levels: from 100,000 TRY for a first violation (about $2,130/€1,860); for repeat violations, penalties increase and can reach 500,000 TRY (about $10,630/€9,300) or even 1,000,000 TRY ($21,300/€18,550), along with a ban on the activity. In addition to administrative liability, investors may face additional tax assessments, late-payment interest, and fines for delayed tax payments. What does this mean for investors? If you're considering buying apartments for short-term rentals, it's recommended to check in advance whether you can obtain a license and whether the property meets legal requirements. <img decoding="async" class="alignnone size-large wp-image-134780" src="https://hayatestate.com/wp-content/uploads/2026/07/enes-aktas-tr05vrfva-4-unsplash-1-1024x768.jpg" alt="" width="1024" height="768" srcset="https://hayatestate.com/wp-content/uploads/2026/07/enes-aktas-tr05vrfva-4-unsplash-1-1024x768.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/07/enes-aktas-tr05vrfva-4-unsplash-1-300x225.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/07/enes-aktas-tr05vrfva-4-unsplash-1-768x576.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/07/enes-aktas-tr05vrfva-4-unsplash-1-1536x1152.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/07/enes-aktas-tr05vrfva-4-unsplash-1-2048x1536.jpg 2048w, https://hayatestate.com/wp-content/uploads/2026/07/enes-aktas-tr05vrfva-4-unsplash-1-531x398.jpg 531w" sizes="(max-width: 1024px) 100vw, 1024px" /> Changes to long-term rental taxation in 2026 For long-term rentals of 100 days or more, a license from the Ministry of Culture and Tourism isn't required. The owner must draw up a rental agreement and, in certain cases, register the tenant through the e-Devlet rental system. In 2026, income earned by individuals from long-term rentals continues to be subject to the Gayrimenkul Sermaye İradı (GMSİ) income tax on a progressive scale from 15% to 40% – the higher the income, the higher the tax rate. The income received must be declared if it exceeds the legally established minimum. Currently, the tax-free threshold (istisna tutarı) for rental income is 58,000 TRY (about $1,233/€1,080). Important: if income exceeds this threshold, tax is charged only on the amount above it. These allowances apply only to residential property; commercial premises are not eligible for this exemption. It's recommended to keep documentation of rental payments received in case of a tax audit. As for the progressive tax scale, in 2026 it looks as follows for individuals: 15% – for income up to 190,000 TRY; 20% – 190,000 – 400,000 TRY; 27% – 400,000 – 1,500,000 TRY; 35% – 1,500,000 – 5,300,000 TRY; 40% – over 5,300,000 TRY. To understand the specifics of each rental type, take a look at the table below. Rental type Owner requirements in 2026 Taxes/fines Short-term (up to 100 days) The owner must obtain a license from the Ministry of Culture and Tourism and comply with tourist rental requirements. For certain residential complexes, permission from other owners is required to rent out the unit. Payment of fees and income tax is mandatory. Operating without a license carries a fine starting from 100,000 TRY, up to closure of the property for repeat violations. Income tax is paid on a progressive scale. Additional fines and tax assessments are also possible. Long-term (over 100 days) For long-term rentals, an agreement must be drawn up (notarized if necessary). Each tenant must be registered through e-Devlet in cases where the law requires it. No license is needed. Income tax must be paid on a progressive scale (15%–40% after applying the tax-free threshold). Tax calculation methods: Götürü Gider vs Gerçek Gider Income tax in Turkey is calculated in two ways: Götürü Gider, a fixed-rate method, and Gerçek Gider, based on actual expenses. The final tax amount depends on which method you choose, so it's important to understand the specifics of each. Götürü Gider The fixed-rate method is calculated based on annual income minus the established tax-free threshold (58,000 TRY). From the remaining amount, you then subtract a fixed government-set expense rate of 15%. Advantages of this method: no need to keep receipts, invoices, or other proof of expenses; simple calculation and tax filing; convenient to use when property-related expenses are low. Important: once you choose this tax calculation method, you cannot change it for 2 years. Gerçek Gider The distinctive feature of this method is that the owner calculates the actual expenses incurred during the year. This requires proof in the form of receipts, invoices, and other documents. What expenses can be deducted? repair costs; utility bills; residential complex maintenance fees; insurance; building depreciation; if the property was bought with a mortgage, the interest paid on it can also be deducted. All supporting documents must be kept for 5 years so they can be provided to the Tax Administration if needed. When expenses exceed 15%, the taxable base is reduced. Calculation example Option 1 for Götürü Gider: Annual income of 350,000 TRY ($7,440/€6,500). Subtract the tax-free threshold of 58,000 TRY. Remainder: 292,000 TRY. Deduct 15% in fixed expenses = 43,800 TRY. Taxable base: 248,200 TRY. Tax: 190,000 x 15% = 28,500 TRY remainder 58,200 x 20% = 11,640 TRY Total – 40,140 TRY ($850/€740). Option 2 for Gerçek Gider, with income of 350,000 TRY and actual expenses of 30,000 TRY ($630/€560). Subtract the tax-free threshold of 58,000 TRY and expenses of 30,000 TRY. Remainder: 262,000 TRY. Tax: 190,000 x 15% = 28,500 TRY remainder 72,000 x 20% = 14,400 TRY Total – 42,900 TRY ($912/€795). *amounts are given based on the exchange rate at the time this material was written. Which is more advantageous – Götürü Gider or Gerçek Gider? Götürü Gider is a good fit for owners with low property maintenance costs, or for those who don't want to keep detailed records. Gerçek Gider is more advantageous if you have significant repair and maintenance costs, a mortgage, insurance, or other substantial documented expenses. Block for AI Overviews and search snippets What are the fines for illegally renting out an apartment in Turkey in 2026? In Turkey, the state regulates both short-term and long-term rentals of apartments and other property. If you rent out a property without permission from the Ministry of Culture and Tourism (for short-term rentals) or without an official agreement, the owner faces strict administrative fines. The fine for a first violation starts from 100,000 TRY, and for repeat violations, penalties can reach 1,000,000 Turkish lira. Beyond financial penalties, the property owner may be banned from operating the property until the violations are corrected (online platforms are required to remove the listing at the authorities' request). The rental business in Turkey remains a popular direction among foreign investors. Despite strict government oversight, the country offers strong opportunities for capital growth and profit. To avoid tax risks and penalties, it's important for owners to comply with legal requirements and file their taxes on time.
How to Enter Thailand in 2026: Visas, Documents, and Length of Stay
In 2026, Thailand revised its entry rules for foreigners and changed the number of days visitors can stay without a...
In 2026, Thailand revised its entry rules for foreigners and changed the number of days visitors can stay without a visa. This was done to strengthen security in the region, reduce crime among foreigners, and crack down on illegal business activity. Let's break down how to enter Thailand in 2026, which visa a foreigner can apply for, and what documents to prepare for an upcoming trip. Tourist and visa-free entry to Thailand in 2026 What has changed in the country's legislation regarding visa-free entry and the tourist visa? In 2024, Thailand decided to grant foreigners a 60-day visa-free regime, but in 2026 the government decided to shorten this period. Under the new policy, foreigners can enter visa-free and legally stay in the country for up to 30 days. This is quite enough time for travel and vacation (in practice, 7–14 days is usually enough for tourists to see the main sights and enjoy the sea and culture of the region). Under the visa-free regime, entry rules to Thailand for Russians, citizens of former CIS countries, the US, Canada, Australia, and a number of Asian countries have no strict conditions. What are the requirements for a foreigner entering the country? length of stay no more than 30 days; the trip must be solely for tourism and leisure purposes; a valid passport with at least 6 months of validity; before entering the country, you must fill out the electronic Thailand Digital Arrival Card; a return ticket, proof of accommodation booking for the stay, and sufficient funds. If your goal is simply to see Thailand, there's no need to worry: the country welcomes tourists who respect its laws and rules. For a longer stay (more than 30 days), you need to apply for a tourist visa in advance. With it, you can legally stay in Thailand for up to 60 days: if there were no violations on your part during this period, the stamp for extending your stay can be issued once more inside the country for an additional 30 days at an immigration office. Applying for it costs from $150. You must first submit a visa application through the e-visa system or contact the Thai consulate in your country. You'll need to prepare the following documents: a passport; a return flight ticket; proof of accommodation booking for the trip; the electronic TDAC card. What do you need to know about the current situation with border runs? The situation with visa-free border runs is currently under control in the country. Tourists arriving by car or other land transport can enter Thailand 2 times a year. A different rule applies to air travel: there is no officially established limit for foreigners arriving by plane. However, keep in mind that if you frequently cross the border visa-free by air and stay in the country for more than 180 days in total per year, you may be denied entry the next time. Multiple trips per year are allowed, but frequent returns may raise suspicion among border officers: if a tourist is essentially living in Thailand on tourist stamps, they will be invited for an interview. <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134552" src="https://hayatestate.com/wp-content/uploads/2026/07/robin-noguier-sydwcr54rf0-unsplash-1-1024x683.jpg" alt="" width="1024" height="683" srcset="https://hayatestate.com/wp-content/uploads/2026/07/robin-noguier-sydwcr54rf0-unsplash-1-1024x683.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/07/robin-noguier-sydwcr54rf0-unsplash-1-300x200.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/07/robin-noguier-sydwcr54rf0-unsplash-1-768x512.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/07/robin-noguier-sydwcr54rf0-unsplash-1-1536x1024.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/07/robin-noguier-sydwcr54rf0-unsplash-1-2048x1365.jpg 2048w, https://hayatestate.com/wp-content/uploads/2026/07/robin-noguier-sydwcr54rf0-unsplash-1-531x354.jpg 531w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> Main long-term visas in 2026 What types of visas can be obtained in 2026 if you need to stay in Thailand longer than the visa-free period? Destination Thailand Visa (DTV) What is the DTV? It's a long-term visa to Thailand valid for 5 years that allows multiple entries. It's relevant when a foreigner intends to stay in the country for an extended period. It's often used for remote work (but without local employment in Thailand), retreats, taking courses, or creating digital content. How do you apply for the Destination Thailand Visa? go to the Thailand e-visa portal; fill out the online application; upload the required identity documents; pay the visa fee (10,000 THB) and wait for approval. You may additionally be asked for documents confirming your work (freelancing, running a business outside Thailand, etc.). You must also fill out the digital Thailand Digital Arrival Card (TDAC) 72 hours before your planned trip. What are the advantages of the DTV? The visa is valid for 5 years. It allows multiple entries into the country and staying up to 180 days per trip. Once it expires, a foreigner can extend it for another 180 days without needing to leave the country. There's no need for a new re-entry permit after each trip. DTV visa requirements in Thailand in 2026 and associated costs: the tourist's bank account must show at least 500,000 THB as proof of financial means; each 180-day extension costs 1,900 THB; health insurance is mandatory; notarization of documents with translation (approximately $90 and up). Thailand Privilege (formerly Elite) The Thailand Privilege program is a government long-term visa program for foreigners staying in the country for extended periods. It makes the trip as comfortable and simple as possible, without unnecessary bureaucracy. It's suitable for investors, business owners, creators, retirees, and families who want to relocate permanently. In 2026, it includes packages of various costs: Gold, for 5 years, with a fee of 900,000 THB; Platinum, for 10 years, costing 1,500,000 THB; Diamond, for 15 years, with a fee of 2,500,000 THB; Reserve (premium) prestige package, for 20 years, costing 5,000,000 THB. This investment visa offers a wide range of benefits for a convenient and pleasant time in Thailand. Each package includes a set of services, including VIP airport assistance, spa and hotel privileges, and free services at various establishments. LTR Visa (Long-Term Resident) Among the other legal ways to live in Thailand is the 10-year Long-Term Resident (LTR) visa. This program was created to attract highly skilled professionals working for international companies, high-potential residents, wealthy individuals, and remote workers to the country. Applying for it requires paying a government fee of 10,000 THB. It can also be obtained by: wealthy retirees; non-residents with substantial assets; investors wishing to invest in the country's economy. Applicants must confirm the legality of their income, sufficient funds to live on, and health insurance. What are the tax advantages of the LTR visa? The main advantage of this visa is considered to be a favorable tax regime on income and a simplified work permit process. Planning a move to Thailand? Hayat Estate offers the services of qualified specialists who will help you choose property in the country: all the client needs to do is choose a city and property type, and we'll organize viewings and handle the paperwork for the move. Student (ED) and Work (Non-B) visas Student and work visas are currently just as popular among those considering Thailand for study or employment. ED visa – what do you need to know? Foreigners often choose the 1-year ED student visa format, with a consular fee of 2,000 THB. To apply, you need to enroll in an institution: this could be a language school, a university, or, for example, an educational program. In 2026, the authorities tightened control over the process to prevent fictitious studies. Special agencies check class attendance and may request confirmation of a student's academic progress as well as exam results: your studies must be genuine. If a student is not actually studying, the visa is cancelled, and the next long-term visa application to Thailand may be denied. Non-B work visa In 2026, a foreigner needs the Non-Immigrant B work visa for legal employment. It can only be obtained if you have an employer in Thailand. The document costs 2,000 THB (for 90 days), with an extension costing 1,900 THB. A multiple-entry work visa for a year costs more – 5,000 THB. You must also have a Work Permit for your employment to be legal. The visa process works as follows: the employer must issue an invitation and prepare the document package; obtaining the Non-B visa; upon arrival, you need to apply for a work permit. A foreigner in Thailand cannot work in the service industry, as a salesperson, or as a tour guide. Important: working in Thailand on a tourist status or a student visa can lead to deportation, a ban on re-entry, and even fines. Border entry document checklist Before traveling to Thailand, it's recommended to make sure you meet all entry requirements. In 2026, upon arrival at the airport, an immigration officer may request the following documents: a valid passport; a return flight ticket; the digital TDAC card; health insurance covering unforeseen expenses; proof of hotel, apartment, or villa booking for the duration of your stay; sufficient funds in an account or in cash; entry documents (DTV, LTR, Non-B, ED visas), if your stay requires them. If your documents are in order, you'll pass passport control quickly and without additional checks. How to legally stay in Thailand for six months or a year in 2026? The state has an interest in tourist flows, investors, and specialists, since they have a positive impact on the country's economy. Freelancers, remote workers, and students considering the country as a place to spend the winter, study, relocate, or work remotely are better off applying for a long-term DTV visa or an ED/Non-B format visa right away. For wealthy citizens of other countries, Thailand Privilege is an ideal option, since it allows you to legally live in Thailand for up to 20 years without unnecessary bureaucratic hassle, checks, or requirements from the state. Getting a visa to Thailand is a simple step toward vivid travels, memorable experiences, and opportunities for business and life in one of the most attractive countries in Asia.
Top Districts of Alanya: Where to Buy Seaside Property in 2026
Buying property in Turkey remains a popular investment direction among investors: there is a huge selection of properties to choose...
Buying property in Turkey remains a popular investment direction among investors: there is a huge selection of properties to choose from, whether for personal residence or commercial purposes. Even accounting for legislative changes in recent years, the local property market has strong demand, and in certain districts property values and rental yields continue to grow steadily. Is it worth investing in Alanya in 2026? Definitely worth it! There are many factors that make the Alanya property market attractive: developed infrastructure, an annual tourist flow with high rental demand, and a large catalog of properties for any budget. If a district is chosen wisely, an investor can count on solid passive income and a profitable resale. Main criteria for choosing a district in 2026 How should you choose a district for buying property in Alanya? It's simple: the key is to start from your investment goal. For relocating permanently and living with family, it's better to buy properties with developed infrastructure that has: medical and educational facilities; convenient transport links; parks and recreational areas for children; supermarkets and shopping malls. Earning income from renting out: in this case, it's worth considering districts popular among tourists that: are located close to the sea (ideally on the first coastline), have high demand for short-term rentals; have developed resort infrastructure nearby. For investment purposes, it's better to look at new residential complexes still under construction in actively developing districts, as they have future potential for price growth per square meter. Market price per square meter In 2026, the price per square meter in Alanya depends on the district and on average is: budget segment: from €1,300 – €1,800 per sqm; business class: from €2,000 – €3,000 per sqm; premium properties near the sea and in popular locations: from €2,800 to €4,500 per sqm. It's worth noting that investment returns aren't always guaranteed by a high property price. Often new districts that have relatively recently entered the market deliver active capital growth thanks to infrastructure development. Property liquidity This criterion helps determine how quickly and profitably a property can be sold in the future. Liquidity is influenced by the following factors: distance from the sea; the quality of the residential complex and its year of construction; the presence of on-site infrastructure, security, video surveillance, etc.; the district's popularity among investors; convenient transport links and access to public transportation. In popular districts of Alanya, property can be sold faster and at a good price, since the property retains a favorable value even years later. Growth potential of the property's value Experience shows that in recent years, districts with active construction have become more expensive – when modern new developments, shopping malls, and sports, educational, and medical infrastructure appear in an area, along with convenient transport connections. <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134540" src="https://hayatestate.com/wp-content/uploads/2026/07/dragana-novoselska-ql0xtpdd5kg-unsplash-1-1024x683.jpg" alt="" width="1024" height="683" srcset="https://hayatestate.com/wp-content/uploads/2026/07/dragana-novoselska-ql0xtpdd5kg-unsplash-1-1024x683.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/07/dragana-novoselska-ql0xtpdd5kg-unsplash-1-300x200.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/07/dragana-novoselska-ql0xtpdd5kg-unsplash-1-768x512.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/07/dragana-novoselska-ql0xtpdd5kg-unsplash-1-1536x1024.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/07/dragana-novoselska-ql0xtpdd5kg-unsplash-1-2048x1365.jpg 2048w, https://hayatestate.com/wp-content/uploads/2026/07/dragana-novoselska-ql0xtpdd5kg-unsplash-1-531x354.jpg 531w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> Detailed breakdown of Alanya's top districts The property market isn't in demand only in the center of Alanya (although rental rates in the city itself have increased by almost 35%). Today there are several districts around the city along the Mediterranean coast: each has its own price ceiling, buyer demand, and pace. That's why it's important to start from your purchase goal – otherwise the pattern will be: choose wrong, and the property will sit idle; choose right, and the money will come in year-round. Let's look at five districts popular among investors in 2026. Mahmutlar Is it worth buying property in Mahmutlar in 2026? Yes, if your priorities are proximity to the sea, high liquidity, and affordable prices. This is a well-known district among foreign investors, with many advantages: a wide selection of apartments in modern residential complexes; various supermarkets, cafes, and restaurants; developed resort infrastructure and walking distance to the sea; banks are available; high demand among freelancers for long-term rentals; a district with a Russian-speaking community, making it somewhat easier to adapt and do business here. Among the drawbacks are traffic congestion, high building density, and a shortage of plots for new premium complexes. Some blocks have restrictions on obtaining residence permits (it's best to check the property's status before buying). Housing prices here start from €1,300 to €1,800 per sqm (apartments on the first coastline cost more). Oba – a district for comfortable living Why do people choose Oba? It's considered the most in-demand and prestigious district among investors wishing to relocate to Alanya permanently. It's a stable, safe haven for preserving and growing capital. Rentals here can yield 6%–7% annually – a decent figure given the current economic and political situation in the world. The reason is that the district has building regulations in place: constructing buildings taller than five floors is prohibited, so there is less and less free land for new buildings, and prices for existing properties hold steady at a high level. The local property market is very liquid for investors who don't want to take on risky returns. Oba attracts families with children and older people looking for comfort and stability: low-rise buildings, beautiful well-maintained streets, and modern infrastructure with everything needed for a high-quality life. Property prices here on average start from €2,000 to €3,000 per sqm. Alanya City Center (Cleopatra Beach area) Why are apartments near Cleopatra Beach the most liquid? Supply here is limited, and the available properties are highly valued. Since most of the property here is resale housing, there are very few new projects, so prices rise faster than in the Alanya market as a whole. In 2026, you'll need to pay from €2,800 to €4,500 per sqm or more. The main advantage is high rental demand year-round. With proper property management, the Alanya city center offers one of the highest yields. Kargicak and Demirtas: promising investments Which districts have the greatest growth potential? Kargicak and Demirtas are promising investment directions in the eastern part of Alanya. In Kargicak, the premium segment is actively developing in the form of villas and small residences with beautiful panoramic sea views. Property prices in this district start from €1,500 per sqm. Property in Demirtas is still more affordable in price (options can be found from €800 per sqm), although new projects are appearing here. Each year the infrastructure develops and improves so that investors have everything they need for a comfortable life. Summary analytics: district comparison table To help you understand the key characteristics and investment potential of Alanya's in-demand districts, we've put together a table comparing the average price per square meter, purchase goal, and property potential. It will help you choose the district that best matches your goals – residence, capital preservation, or steady rental income. Alanya district Average price per sqm Purchase goal Projected rental income level Mahmutlar €1,300 to €1,800 For permanent residence, affordable investments 5%–6% annually Oba €2,000 to €3,000 Prestigious business-class district for permanent residence and rental income 6%–7% annually Alanya city center (Cleopatra Beach area) €2,800 to €4,500+ High liquidity, profitable short-term rentals 7%–8% annually Which district of Alanya is best for buying seaside property in 2026? In 2026, it's impossible to name just one district, since the choice depends on your purchase goal. For living, foreigners choose Oba and Mahmutlar; for high property liquidity, the Alanya city center; and for premium investments, Kargicak. If you're looking for affordable property with growth potential, Demirtas is a perfect fit. If you want a balance between price, property quality, price growth potential, and access to necessary infrastructure, then in 2026 Kargicak is the most suitable option. Hayat Estate offers verified properties in Turkey, particularly in Alanya and its districts. Our specialists will help you choose the ideal property based on your purchase goal and desired budget. Owning property in Alanya isn't just comfortable living – it's a reliable and promising investment in your future!
Real estate in Bali in 2026: prices, areas, and profitability
The island of Bali has been popular among wealthy citizens from other countries for many years. In 2026, the situation...
The island of Bali has been popular among wealthy citizens from other countries for many years. In 2026, the situation here changed: the real estate market strengthened, offering premium properties in the form of villas, apartments, and hotels for purchase and rental business. An important factor in its development was the active modernization of the island's infrastructure – the construction of a second airport, the improvement of roads to reduce traffic congestion, and new port infrastructure to relieve highways. Such changes directly affect real estate: property value, liquidity, rental demand, and the attractiveness of districts for investors. Legal framework: Leasehold vs. Freehold in 2026 Do you want to buy real estate in Bali, but you are not an Indonesian citizen? It should be noted that foreigners cannot acquire full ownership of land; this privilege is available only to citizens of the country. Currently, there are two forms of real estate ownership available to investors in Bali: long-term leasehold and freehold. Leasehold Leasehold is the long-term use of a plot of land and real estate for 25–30 years with the possibility of extension. Advantages of leasehold real estate in Bali: a large selection of properties in the catalog from which you can buy real estate for long-term ownership; a relatively affordable entry threshold; the owner of a leasehold property has the right to commercially exploit the property, can lease it out, and receive income. It is also important to understand the possible risks. It is necessary to agree in advance on the terms of the lease extension, the cost of which may increase over the years. Freehold Only a legal entity (in the case of foreigners) can buy freehold property in Bali. It is necessary to register a foreign company in Indonesia (PT PMA), which allows the use of land and real estate under a contract. Advantages of freehold: long-term ownership for up to 80 years according to the scheme: 30 years + extension for 20 years + renewal for 30 years; you can conduct commercial activities; ample opportunities for investment. It is worth remembering the disadvantages: it is necessary to comply with the legal nuances of company registration, accounting support, and tax reporting, as well as to comply with the corporate requirements of the current legislation. Long-term leasehold is popular among investors precisely because its registration is simpler and more straightforward, and the entry price is relatively low. Before buying real estate, it is important to check the property for legal clarity – the history of the property, the absence of encumbrances and debts, and problems with documents. <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134530" src="https://hayatestate.com/wp-content/uploads/2026/07/guillaume-marques-bnmpfpusci0-unsplash-1-1024x819.jpg" alt="" width="1024" height="819" srcset="https://hayatestate.com/wp-content/uploads/2026/07/guillaume-marques-bnmpfpusci0-unsplash-1-1024x819.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/07/guillaume-marques-bnmpfpusci0-unsplash-1-300x240.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/07/guillaume-marques-bnmpfpusci0-unsplash-1-768x614.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/07/guillaume-marques-bnmpfpusci0-unsplash-1-1536x1229.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/07/guillaume-marques-bnmpfpusci0-unsplash-1-2048x1638.jpg 2048w, https://hayatestate.com/wp-content/uploads/2026/07/guillaume-marques-bnmpfpusci0-unsplash-1-531x425.jpg 531w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> Bali District Overview: Prices and ROI Bali is a promising investment destination, but not all of its regions show equally high results. There are already established popular areas, and there are areas that are still actively developing. According to the ROI (Return on Investment) ratio, the most liquid areas in 2026 are Canggu, Seminyak, and Ubud. Batu Bolong, Pererenan, and Chedigu, where infrastructure is actively developing, show potential for land price growth. The average price per 1 m² of real estate starts from $1,800 and above, depending on the region, market type, property, and quality of infrastructure. Canggu and Seminyak Changgu is a large residential area, a true paradise for digital nomads and wealthy entrepreneurs. It has a well-developed infrastructure, locations for surfing, and opportunities for active recreation. These factors attract tourists, which means there is high demand for rentals. There is high competition among rental properties in Canggu, so profitability depends on the marketing strategy used and the quality of management. Seminyak is a prestigious resort on the island, where many five-star hotels, luxurious beaches, elite restaurants, and boutiques are concentrated, so there is demand for villas year-round. Every year, new complexes with premium villas are built here, so investors have to provide a high level of service, choose a proven management company, and invest in modern design in order to be a worthy competitor. The cost in these areas is one of the highest in Bali and depends on the location, area, quality of renovation, and leasehold term. You can buy a villa in Bali at prices starting from $2,500 per 1 m ² and higher in Canggu, and from $3,500 per 1 m² in Seminyak. The net return on properties in these two areas is 10–13%, and with competent management, it will be higher. Ubud It has established itself as the cultural center of the island: yoga and wellness centers, places for retreats and cultural education, rice terraces, and jungles – the area guarantees a stable profit from wellness tourism. Long-term rentals are in demand here: cozy villas in the jungle with a swimming pool and eco-villas are popular among digital nomads, freelancers, and long-term tenants and bring a stable return. The price for villas starts at $1,800 per 1 m², which is the most affordable on the Bali real estate market, with a yield of up to 10–12% per annum. Uluwatu (Bukit Peninsula) Uluwatu is a promising and popular area of Bali, and in 2026, villas here began to be in high demand among business-class investors. The location is attractive due to its panoramic views of the Indian Ocean, steep cliffs, premium surfing segment, and elite beach clubs, which make the demand for real estate for living and renting higher than ever and create conditions for its value to grow in the future. Real estate in this area offers excellent conditions, as many complexes have a swimming pool and spa, private access to beaches, and nearby amenities (shops, cafes, restaurants, and other places for a comfortable life without the need to travel far). The price per 1 m² starts at $2,300. The annual return on real estate in Uluwatu is 11–14%. New promising areas: Pererenan and Batu Bolong Pererenan has a calm resort atmosphere, where there is everything for living and recreation. Many high-quality establishments, places for entertainment and sports, co-working spaces, luxury hotels, restaurants, and local cafes are opening here. Experienced investors analyze the potential for growth in the value of land and real estate in Pererenan, so they consider the area due to its affordable prices and its prospects. The cost of land here is lower than in the popular area of Canggu, but this gap is steadily narrowing. Batu Bolong has well-maintained, clean beaches, excellent social infrastructure, and places for recreation and education. With a sensible approach, high-quality properties show good occupancy rates when booked. The beginning of 2026 showed that these two districts are developing steadily, and the price increase will rise to 13%. Calculation of profitability and hidden costs To gain a clear understanding of the investment prospects of the districts, let's use the table to examine what income can be expected, how much a property will cost, and who should consider buying real estate. District Price level per 1 m² Hidden costs Average ROI Changgu $2,500 – $4,000 property management costs, staff services, as well as high wear and tear requiring funds for repairs 10–13% Sémignac $3,500 – $5,500 marketing and villa maintenance costs 10–13% Ubud $1,800 – $2,800 payment for pool maintenance, garden and grounds care 10–12% Uluwatu $2,300 – $3,700 property maintenance 11–14% Rerenovated $2,300 – $3,800 management costs, increase in land value affecting the cost of lease renewal 11–14% Batu Bolong $3,000 – $4,600 high competition, requiring constant investment in the modernization of villas and apartments 10–13% Is it worth investing in villas in Bali in 2026? In 2026, investing in villas in Bali is a profitable and promising investment. The real estate market on the island remains the most attractive among investors due to the large tourist flow and demand for rentals, as well as the opportunity to receive up to 10% per annum in the island's top locations. For long-term investments, it is worth choosing promising areas – Pererenan, Uluwatu, and Canggu. However, one should not forget about the competition due to the oversaturation with new modern projects and the legal nuances of purchasing (Leasehold/Freehold). Investments will only be profitable with the right location, a well-thought-out strategy, and professional property management.
Property Taxes in Turkey: What Foreign Buyers Pay in 2026
Buying property in Turkey involves more than just the cost of the property itself. Buyers should be prepared for additional...
Buying property in Turkey involves more than just the cost of the property itself. Buyers should be prepared for additional expenses covering taxes and fees under the country's current legislation. In this article, we break down which property taxes in Turkey you need to pay in 2026 to become its legal owner. One-time taxes and fees when finalizing the deal What taxes and fees must be paid when purchasing residential or commercial property? Buying property in Turkey involves several stages, one of which is mandatory: registering ownership of the property, when the investor must pay the Tapu fee as a one-time payment. Tapu Harcı is a title deed transfer tax. Importantly, its rate is the same for both Turkish citizens and foreigners investing in Turkish real estate. The Tapu tax in Turkey is calculated based on criteria established by law, namely: Market value: the officially declared price serves as the base for the Tapu tax, but it can never be lower than the cadastral (tax) value. Municipal valuation – determines the minimum property value (required for tax purposes). Property type – apartment, house, villa, commercial property, office, etc., which initially affects the property's price. In 2026, the Tapu tax rate in Turkey remains unchanged at 4% of the officially registered property value. Under the country's legislation, this amount is split as follows: 2% is paid by the buyer; 2% is paid by the seller. In practice, buyers typically end up paying the full 4%, so it's best to clarify this point in the sale and purchase agreement in advance. New-build properties are also subject to VAT ranging from 1% to 18%, which is included in the total property price. Calculation example A foreigner buys an apartment for 9,000,000 TRY (an amount not lower than the municipal value). This means: Tapu tax = 9,000,000 x 4% = 360,000 TRY (approximately $7,710 / €6,741). *The exact amount in foreign currency depends on the exchange rate on the day of the transaction. When a property purchase involves foreign parties, the deal requires an independent expert property valuation (Ekspertiz Raporu) from a state-accredited appraiser. Why does this matter? The appraiser must confirm the property's market value. The procedure helps verify that the seller is complying with tax legislation. The report is used when processing applications under residence and citizenship-by-investment programs. The appraiser's information is required when registering certain categories of property. The cost of the Ekspertiz Raporu is not fixed and can vary depending on the city and property type (the buyer pays for this service). It starts from $300 and up. You should also budget for related expenses. The buyer must pay for: translator services, the cost of which depends on the language and the region of purchase (usually from $100); notary services: needed when issuing a power of attorney, notarizing translated documents and signatures, or completing paperwork through a representative (the price depends on the specialist's rate); a contribution to the Land Registry's Döner Sermaye fund: if one party is a Turkish citizen, the amount is 27,549 TRY (approximately $590/ €516); if both parties are foreigners, it is 48,450 TRY (approximately $1,038/ €908); the amount is indexed annually by the state; a municipal certificate – 400 TRY (if the seller is Turkish), 2,800 TRY (if the seller is a foreigner). <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134516" src="https://hayatestate.com/wp-content/uploads/2026/07/engin-yapici-wa1u0scvlzu-unsplash-1-1024x686.jpg" alt="" width="1024" height="686" srcset="https://hayatestate.com/wp-content/uploads/2026/07/engin-yapici-wa1u0scvlzu-unsplash-1-1024x686.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/07/engin-yapici-wa1u0scvlzu-unsplash-1-300x201.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/07/engin-yapici-wa1u0scvlzu-unsplash-1-768x514.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/07/engin-yapici-wa1u0scvlzu-unsplash-1-1536x1028.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/07/engin-yapici-wa1u0scvlzu-unsplash-1-2048x1371.jpg 2048w, https://hayatestate.com/wp-content/uploads/2026/07/engin-yapici-wa1u0scvlzu-unsplash-1-531x356.jpg 531w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> Annual taxes on owning property in Turkey After a successful purchase, once you become the legal owner of property in Turkey, the next question arises: do you need to pay an annual property ownership tax? Yes, owners are required to pay the municipal Emlak Vergisi tax: this is a regular annual expense for both Turkish citizens and foreign property owners. It is calculated not from the market value, but from the tax value of the property as determined by the municipality. In 2026, rates for residential properties are 0.1% of value in smaller towns and 0.2% in major cities. The tax can be paid at the municipality (offline/online), at a bank, or through a representative with power of attorney. Other mandatory annual payments DASK earthquake insurance. In 2026, it is calculated based on the building type, its location, construction date, and area. The amount starts from 1,000 TRY. Aidat (building maintenance fee): the amount is set by the management company and depends on the infrastructure. For example, what would the expenses be for buying an apartment in Alanya worth 5,000,000 TRY? Alanya falls under the 0.2% rate, so the annual tax would be: 5,000,000 x 0.2% = 10,000 TRY (approximately $215 / €188). Taxes on commercial use and sale What taxation awaits investors buying property to generate passive income? If you rent out an apartment, house, or commercial space, the income you receive is also subject to taxation. Rental income tax in Turkey (Kira Gelir Vergisi) is taxed on a progressive scale from 15% to 40% depending on the amount earned. In 2026, a tax-free threshold of 58,000 TRY has been set, below which no tax is owed to the state. If your annual rental income does not exceed this amount, you don't need to file a declaration. What taxation should an investor expect when selling a property? If a property has been owned for more than 5 years (from the date the Tapu was obtained), the owner may be exempt from capital gains tax upon sale. If you decide to sell before this period expires, you will need to pay tax, the amount of which depends on: the property's value; all documented expenses (for example, renovation and improvement costs); inflation; the established tax-free amount. A foreigner pays capital gains tax on the sale of property in Turkey when the sale generates a profit – that is, when you sell for more than you paid. The profit from the sale must be declared, and tax is paid on the difference (also taxed on a progressive scale of 15% – 40%). In 2026, the tax-free minimum is 150,000 TRY (approximately $3,212 / €2,808): if the profit from the sale exceeds this threshold, capital gains tax on the sale will be calculated according to the applicable rate. Summary table of buyer's expenses For a clearer picture, here is a summary table of the key expenses for real estate transactions in Turkey in 2026. Tax type Rate/cost Tapu tax 4% of the registered cadastral value (split according to the agreement) Land Registry fee One party is a Turkish citizen – 27,549 TRY, both parties are foreigners – 48,450 TRY Expert valuation Cost depends on property type and region of purchase Translator From $100 Notary services According to state tariffs. Required when issuing a power of attorney or specific documents. Annual tax by municipality category 0.1% or 0.2% DASK Calculated individually based on property parameters and region of purchase Despite an unstable global economic situation, Turkey remains a country with a favorable tax policy and excellent investment conditions in real estate for both local and foreign investors. In 2026, additional transaction costs when buying property amount to approximately 5%–7% of the property's value. This includes one-time and annual taxes that must be paid within the agreed deadlines. For more information on the legal aspects of buying and selling property, as well as help with paperwork, contact Hayat Estate. Our specialists will be happy to help you choose your dream home or a commercial property, bringing you one step closer to a comfortable, high-quality life!
Turkey Reopens Almost All Restricted Districts for Residence Permits
Important changes have taken place in Turkey for foreigners planning to apply for a residence permit through property ownership. According...
Important changes have taken place in Turkey for foreigners planning to apply for a residence permit through property ownership. According to local media reports, the e-ikamet online system has started accepting applications across almost the entire country again, without the previous district-based restrictions. Based on the latest information, only two districts in Istanbul remain closed to new applicants – Fatih and Esenyurt. Other locations that were previously restricted due to a high concentration of foreign residents are once again available for residence permit applications. What has changed Turkey previously had restrictions on residence permit applications in specific districts and neighbourhoods. These measures applied to popular locations in Istanbul, Antalya, Alanya, and other cities where the share of foreign residents had exceeded the permitted threshold. As a result, foreign buyers often faced a paradoxical situation: they could legally purchase property but were unable to apply for a residence permit using that address. The issue was especially noticeable in popular areas of Alanya, including Mahmutlar, Kestel, Avsallar, and Kargıcak. The situation is now changing. The e-ikamet system, through which residence permit applications are submitted, allows applicants to register addresses that were previously blocked. This means that the technical barrier to submitting documents has been removed in most districts. Why this matters for property buyers The reopening of these districts may significantly revive interest in Turkish real estate. For buyers, it expands the choice of locations: popular areas that were previously less convenient because of immigration restrictions can now be considered again. For the market, this is also an important signal. District closures had been limiting demand for several years, especially among buyers who were purchasing property not only for holidays or investment, but also for legal long-term residence in Turkey. However, it is important to understand that the ability to submit an application does not guarantee approval. Each residence permit decision is still made individually and depends on the property, its value, the applicant’s documents, and the current requirements of the migration authorities. Who should be especially careful Buyers should be particularly cautious with older housing stock and lower-priced properties. For a residence permit based on property ownership, the property must still meet the official requirements, including the minimum value threshold. That is why it is important to check not only the district, but also the legal status of the property, the Tapu records, the appraisal value, and whether the specific property can be used as a basis for a residence permit application. What happens next More official clarifications and updated application practices are expected in the near future. Still, the current changes in the e-ikamet system can already be seen as a positive signal for foreigners considering Turkey for living, holidays, or real estate purchase. Before making a deal, buyers should consult a specialist and check the property across all key parameters: district, value, documents, residence permit conditions, and possible risks. This helps avoid a situation where the property has already been purchased but cannot be used for legal residence in Turkey.
Turkey Introduces a 20-Year Tax Holiday for New Residents
Turkey has approved a new package of tax reforms that could make the country significantly more attractive for foreign investors,...
Turkey has approved a new package of tax reforms that could make the country significantly more attractive for foreign investors, expats, and people considering relocation. One of the key changes is a 20-year exemption from tax on foreign-sourced income for new tax residents. What has changed The new rules apply to individuals who become tax residents of Turkey and have not had a permanent residence or tax obligations in the country during the previous three calendar years. For these residents, income earned outside Turkey will be exempt from income tax for 20 years. This may include dividends, interest, rental income from overseas property, capital gains, and other sources of foreign income. These earnings also do not need to be included in the annual Turkish tax return. At the same time, income earned within Turkey will continue to be taxed under the standard rules. In other words, the benefit does not cancel taxes on Turkish salaries, business income, or other profits generated inside the country. Inheritance and gift tax Another important change is the reduction of inheritance and gift tax for eligible new residents to a fixed rate of 1%. This may be especially relevant for high-net-worth investors and families considering Turkey not only as a country for property purchase, but also as a long-term jurisdiction for living, asset management, and inheritance planning. Asset amnesty The new package also includes an asset amnesty program. Individuals and legal entities will be able to declare and transfer foreign assets to Turkey, including cash, gold, foreign currency, and securities. According to published explanations, the deadline for declaration is set for July 31, 2027, while the tax rate will depend on the conditions and period of keeping the funds in Turkey. Why this matters for the real estate market For property buyers, this may become an additional argument in favor of Turkey. Previously, the tax burden on worldwide income could be a limiting factor for those planning relocation, applying for a residence permit, or obtaining citizenship through investment. Turkey is now offering a clearer model: foreign-sourced income of new residents may be exempt from taxation for a long period, while domestic taxation remains applicable only to income generated within the country. This may increase interest in Turkish real estate among investors, entrepreneurs, remote professionals, and families looking not only for a property to buy, but also for a comfortable tax environment for long-term living. What to keep in mind The new benefits do not apply automatically to all foreigners. Before relocating, purchasing property, or applying for tax residency, it is important to review the individual situation: previous tax status, sources of income, asset structure, and the conditions for applying the benefit. For investors, this creates new opportunities, but decisions should be made after consulting a tax specialist. This will help properly assess the benefits and avoid mistakes when arranging residency, filing declarations, and transferring assets.