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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 fetchpriority="high" 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="(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 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="(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 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="(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.
We Held a Business Breakfast & Networking Event in Kyiv
On Sunday, May 17, 2026, we held a business breakfast and networking event in Kyiv for our clients and investors....
On Sunday, May 17, 2026, we held a business breakfast and networking event in Kyiv for our clients and investors. In a warm and productive atmosphere, 25 guests discussed investments, real estate, and international opportunities. It was a pleasure to see everyone connect, ask thoughtful questions, and share their own experience. Meetings like this often become the starting point for useful ideas, new connections, and promising opportunities. Thank you to everyone who joined us! <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134066" src="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235624-768x1024.jpg" alt="Hayat Estate Бизнес-завтрак" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235624-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235624-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235624-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235624.jpg 960w" sizes="auto, (max-width: 768px) 100vw, 768px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134063" src="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235641-768x1024.jpg" alt="Hayat Estate Бизнес-завтрак" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235641-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235641-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235641-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235641.jpg 960w" sizes="auto, (max-width: 768px) 100vw, 768px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134088" src="https://hayatestate.com/wp-content/uploads/2026/05/1-768x1024.jpg" alt="Hayat Estate Бизнес-завтрак" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/05/1-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/05/1-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/05/1-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/05/1.jpg 960w" sizes="auto, (max-width: 768px) 100vw, 768px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134085" src="https://hayatestate.com/wp-content/uploads/2026/05/2-1024x768.jpg" alt="Hayat Estate Бизнес-завтрак" width="1024" height="768" srcset="https://hayatestate.com/wp-content/uploads/2026/05/2-1024x768.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/05/2-300x225.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/05/2-768x576.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/05/2-531x398.jpg 531w, https://hayatestate.com/wp-content/uploads/2026/05/2.jpg 1280w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134082" src="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235345-576x1024.jpg" alt="Hayat Estate Бизнес-завтрак" width="576" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235345-576x1024.jpg 576w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235345-169x300.jpg 169w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235345-246x438.jpg 246w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235345.jpg 720w" sizes="auto, (max-width: 576px) 100vw, 576px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134076" src="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235343-576x1024.jpg" alt="Hayat Estate Бизнес-завтрак" width="576" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235343-576x1024.jpg 576w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235343-169x300.jpg 169w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235343-246x438.jpg 246w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235343.jpg 720w" sizes="auto, (max-width: 576px) 100vw, 576px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134079" src="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235344-576x1024.jpg" alt="Hayat Estate Бизнес-завтрак" width="576" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235344-576x1024.jpg 576w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235344-169x300.jpg 169w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235344-246x438.jpg 246w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235344.jpg 720w" sizes="auto, (max-width: 576px) 100vw, 576px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-134070" src="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235144-768x1024.jpg" alt="Hayat Estate Бизнес-завтрак" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235144-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235144-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235144-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/05/5211074702481235144.jpg 960w" sizes="auto, (max-width: 768px) 100vw, 768px" />
The most affordable and most expensive countries in Europe: change in housing prices in 2026
The European real estate market has gone through several sharp turns: steady growth until 2020, the blow of the Covid-19...
The European real estate market has gone through several sharp turns: steady growth until 2020, the blow of the Covid-19 pandemic, recovery in 2021, a price surge in 2022, and a slowdown in 2023. Where is the market heading next? We break down the latest prices — from the most expensive to the most affordable. New-Build Prices Across Europe The Israeli market tops the cost rankings: Tel Aviv holds first place in housing prices among all cities studied. Among countries overall, Austria ranks second (€5,053 per sq. metre), followed by Germany in third (€4,800). Portugal (€5,049) and Luxembourg (€11,074 per sq. metre in the capital agglomeration) also maintain high price levels. At the opposite end of the scale sits Turkey, with prices at €1,552 per sq. metre. Slightly more expensive are apartments in Bosnia and Herzegovina (€2,132), Romania (€2,204), and Greece (€2,719). These destinations remain the main draw for buyers working with a limited budget. Prices by country — new builds 2026 🇮🇱 Israel (Tel Aviv) most expensive €13,970 / m² 🇱🇺 Luxembourg €11,074 / m² 🇵🇹 Portugal €5,053 / m² 🇦🇹 Austria €5,053 / m² 🇩🇪 Germany €4,800 / m² 🇬🇷 Greece €2,719 / m² 🇦🇱 Albania €2,453 / m² 🇷🇴 Romania €2,204 / m² 🇧🇦 Bosnia and Herzegovina €2,132 / m² 🇹🇷 Turkey most affordable €1,552 / m² Hungary led the way in terms of house price growth in Europe in 2025 (21.2%). This growth was driven by government subsidies for home purchases and high levels of investor activity. Portugal (+18.9%), Croatia (+16.1%) and Spain (+12.9%) also recorded double-digit increases. Italy saw the steepest price drop. An interesting detail: the most expensive city in the country turned out to be not Rome, but Milan. The Most Expensive Cities to Buy Tel Aviv tops the list with a price of €13,970 per sq. metre. It is followed by Luxembourg (€11,074), Munich (€10,800), and Paris (€10,760). London, Amsterdam, and Frankfurt form the next tier, with prices ranging from €7,700 to €8,018 per sq. metre. Top 7 cities — new-build purchase prices 1 🇮🇱 Tel Aviv €13,970 / m² 2 🇱🇺 Luxembourg €11,074 / m² 3 🇩🇪 Munich €10,800 / m² 4 🇫🇷 Paris €10,760 / m² 5 🇬🇧 London €8,018 / m² 6 🇳🇱 Amsterdam €7,850 / m² 7 🇩🇪 Frankfurt €7,700 / m² Among capital cities, Budapest recorded the strongest price growth. Among non-capital cities, Marseille stands out — its growth rate exceeded that of most major European centres. One-Bedroom Rental Prices in City Centres London is Europe's most expensive rental market: renting a one-bedroom apartment in the city centre costs €2,923 per month. Amsterdam (€2,562) and Galway (€2,424) follow close behind. Data provided by Numbeo. High rental costs 🇬🇧 London €2,923 / mo. 🇳🇱 Amsterdam €2,562 / mo. 🇮🇪 Galway €2,424 / mo. 🇮🇪 Dublin €2,462 / mo. 🇩🇰 Copenhagen €2,039 / mo. 🇳🇴 Oslo €1,898 / mo. 🇪🇸 Barcelona €1,667 / mo. 🇩🇪 Munich €1,637 / mo. 🇪🇸 Madrid €1,462 / mo. 🇳🇴 Trondheim €1,440 / mo. 🇳🇴 Bergen €1,395 / mo. Affordable rental costs 🇧🇬 Burgas €542 / mo. 🇧🇬 Varna €565 / mo. 🇬🇷 Thessaloniki €630 / mo. 🇮🇹 Turin €842 / mo. 🇪🇸 Alicante €1,005 / mo. 🇵🇹 Porto €1,274 / mo. 🇫🇷 Paris €1,533 / mo. 🇵🇹 Lisbon €1,588 / mo. The most affordable rentals are found in Bulgaria's Burgas (€542) and Varna (€565), as well as in Greece's Thessaloniki (€630) and Italy's Turin (€842). Despite their low price levels, Bulgarian cities have seen explosive rental growth following the country's entry into the Schengen Area and the eurozone. Record rental rate increases were recorded in Manchester (+51.4%), Porto (+35.6%), central London (+27.3%), Lisbon (+24.8%), and Alicante (+21.7%). At the other end of the scale are Lyon (-10.5%), Oslo (-6.1%), and Trondheim (-6%). Where Investors Are Looking The housing shortage in major European cities shows no signs of easing. Governments are responding by tightening rental market regulation, aiming to make it more stable and accessible for the broader population. Investors are increasingly channelling funds into build-to-rent developments — a segment that is booming. Modern rental complexes are being designed with gyms, co-working spaces, and other amenities. As long as city dwellers continue to favour renting over buying, demand for such properties will only keep growing. Emerging Market Trends The real estate market is being reshaped by two powerful forces: environmental requirements and digital technology. Buyers are increasingly choosing energy-efficient homes with a low carbon footprint, a trend confirmed by Deloitte data. Environmental standards are tightening across Europe: the number of properties with green spaces is rising, and developers are rolling out solar panels and smart climate control systems on a large scale. Digitalisation is transforming the entire transaction chain. Virtual tours give international buyers a full picture of a property without the need to travel. Contracts are signed online — making the entire purchase process faster and more transparent. Sustainability and technological innovation are setting a new standard for housing. Market players who adapt to these demands ahead of others will gain a competitive edge in the years to come.
Good news friends! We have a Telegram channel @hayatestate_online. Now here we will publish fresh news of the foreign real...
Good news friends! We have a Telegram channel @hayatestate_online. Now here we will publish fresh news of the foreign real estate market, current statistics, links to useful articles, reviews, promotions. And, of course, new offers from developers! Getting information on Telegram is easier and more pleasant. Subscribe and be the first to know about our new products! Telegram Hayat Estate
Hayat Estate Business Visit to Grenada: Projects, Meetings, and Government Dialogue
Vyacheslav Fomenko, Founder & CEO of Hayat Estate, visited Grenada as part of the company’s ongoing work in investment migration...
Vyacheslav Fomenko, Founder & CEO of Hayat Estate, visited Grenada as part of the company’s ongoing work in investment migration and citizenship by investment programs. The purpose of the visit was to update client support practices, personally review infrastructure and investment projects, and maintain direct communication with government authorities involved in the Grenada citizenship application process. Project and Infrastructure Review During the visit, several key investment projects were inspected, including Grenada National Resort, as well as developments currently under construction. Special attention was given to construction progress, future infrastructure, and compliance with the requirements of the Grenada citizenship by investment program. Meetings were also held with market participants, developers, and partners working in the fields of real estate and investment migration. <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132681" src="https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449094-768x1024.jpg" alt="hayatestate-grenada-2026" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449094-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449094-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449094-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449094.jpg 960w" sizes="auto, (max-width: 768px) 100vw, 768px" /> Meeting with Investment Migration Agency (IMA) An important part of the visit was a meeting with the Investment Migration Agency (IMA) – the government authority responsible for reviewing applications and making final decisions on Grenada passports by investment (approval or rejection). During the visit, recent program updates were discussed, procedural questions were clarified, and direct feedback was received from agency representatives. Why On-Site Presence Matters Caribbean citizenship by investment programs are constantly evolving. Requirements are becoming stricter, and processes are becoming more structured. In this environment, working directly with official sources, verifying projects on-site, and maintaining direct dialogue with government authorities is essential. This approach allows Hayat Estate to provide clients with up-to-date information, transparency, and a high level of support throughout the Grenada citizenship process. <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132697" src="https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449095-1024x768.jpg" alt="hayatestate-grenada-citizenship" width="1024" height="768" srcset="https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449095-1024x768.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449095-300x225.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449095-768x576.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449095-531x398.jpg 531w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449095.jpg 1280w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> The Hayat Estate Approach For Hayat Estate, citizenship programs are not just another service. They represent long-term partnership work – including regular meetings, negotiations, monitoring program updates, and strategic planning. The investment migration industry is built on trust – trust in people, processes, and real on-the-ground connections. That is why the Hayat Estate team regularly works directly in countries offering citizenship by investment and passport by investment programs. If you are considering Grenada citizenship by investment or other international citizenship programs, you can submit a request through our website. A Hayat Estate specialist will contact you, clarify your goals, and suggest the most suitable solution for your situation. <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132684" src="https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449099-768x1024.jpg" alt="hayatestate-grenada-citizenship-2026" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449099-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449099-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449099-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/02/5217821413203449099.jpg 960w" sizes="auto, (max-width: 768px) 100vw, 768px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132702" src="https://hayatestate.com/wp-content/uploads/2026/02/img_3995-768x1024.jpg" alt="hayatestate-Grenada-citizenship-by-investment" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/02/img_3995-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/img_3995-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/02/img_3995-1152x1536.jpg 1152w, https://hayatestate.com/wp-content/uploads/2026/02/img_3995-1536x2048.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/02/img_3995-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/02/img_3995-scaled.jpg 1920w" sizes="auto, (max-width: 768px) 100vw, 768px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132705" src="https://hayatestate.com/wp-content/uploads/2026/02/img_4023-768x1024.jpg" alt="hayatestate-Grenada-passport-investment-program" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/02/img_4023-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/img_4023-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/02/img_4023-1152x1536.jpg 1152w, https://hayatestate.com/wp-content/uploads/2026/02/img_4023-1536x2048.jpg 1536w, https://hayatestate.com/wp-content/uploads/2026/02/img_4023-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/02/img_4023-scaled.jpg 1920w" sizes="auto, (max-width: 768px) 100vw, 768px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132687" src="https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823934-768x1024.jpg" alt="hayatestate-Grenada-passport-investment-program" width="768" height="1024" srcset="https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823934-768x1024.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823934-225x300.jpg 225w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823934-329x438.jpg 329w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823934.jpg 960w" sizes="auto, (max-width: 768px) 100vw, 768px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132690" src="https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823981-1024x768.jpg" alt="hayatestate-Grenada-passport-investment-program" width="1024" height="768" srcset="https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823981-1024x768.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823981-300x225.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823981-768x576.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823981-531x398.jpg 531w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823981.jpg 1280w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> <img loading="lazy" decoding="async" class="alignnone size-large wp-image-132693" src="https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823925-1024x768.jpg" alt="hayatestate-Grenada-passport-investment-program" width="1024" height="768" srcset="https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823925-1024x768.jpg 1024w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823925-300x225.jpg 300w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823925-768x576.jpg 768w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823925-531x398.jpg 531w, https://hayatestate.com/wp-content/uploads/2026/02/5211040742174823925.jpg 1280w" sizes="auto, (max-width: 1024px) 100vw, 1024px" />