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Second Citizenship for the Family in 2026: How to Include a Spouse, Children, and Parents
In 2026, families are considering second citizenship as a "backup plan": a strategy that lets an investor secure status not...
In 2026, families are considering second citizenship as a "backup plan": a strategy that lets an investor secure status not just for themselves, but also for their spouse, children, and, under some programs, their parents. A second passport opens up major opportunities for living, working, educating children, and passing on family assets. Who counts as a dependent family member (Dependents)? In 2026, the Main Applicant can include financially dependent family members in a second citizenship application: they can join as Dependents. This usually means a spouse, children, and parents. Spouse. The most common dependent category. When applying, you need to provide a marriage certificate and documents for both spouses. If the couple is in a civil partnership or a same-sex union, eligibility for citizenship isn't always guaranteed (it depends on the program). Simply stating the relationship isn't enough for the application – it must be legally recognized in that jurisdiction. Dependent Children. Minor children are another category included in the application. The rules are simpler for them, and confirming their age is enough (children under 18 are included without proof of financial dependency). For adult children, the application takes into account the absence of their own income, full-time education, living together, and being financially supported by the applicants. There's no age limit for children with disabilities. Dependent Parents. This category isn't included in every family application program, and when applying, age, financial dependency on the investor, and shared residence are taken into account. To confirm dependency, documents (Proof of Dependency) may be required showing the absence of independent income, bank transfers from the investor, proof of shared residence, a document confirming the family relationship, and pension documents. Family member Conditions and requirements Eligibility for inclusion in the citizenship program Spouse A marriage certificate must be provided. A common category for applications. Dependent Children The main criterion is age. For adult children, the requirement is financial dependency and being in education. Depends on the chosen program. Dependent Parents Age and confirmation of being financially supported by the applicant. Available under certain naturalization programs. Siblings Where the person has a special status or additional conditions apply. Limited. Investment passports for children and parents (dependents) differ from country to country: in some cases, documented proof of the family relationship is enough, while in others – for adult children and parents – financial dependency must be demonstrated. It's important to distinguish between residency programs and Citizenship by Investment. For example, in Turkey or the Caribbean, citizenship can be obtained by meeting investment requirements, while in Italy, Spain, or Greece, a Golden Visa is a path to a residence permit and only leads to citizenship once naturalization conditions are met. Each program has specific terms and requirements relating to financial dependency, children's age, additional fee amounts, and marriage requirements. Comparing countries by conditions for including family in a second citizenship application Turkish citizenship for the whole family is one of the easiest ways to obtain a second passport: the investor buys property worth $400,000 or more and goes through a simplified process for a second passport, and family members can be included in the application. A Caribbean passport for an investor, spouse, and children can be obtained with a smaller investment amount, but with a longer list of requirements and additional fees for each dependent. Let's look at popular naturalization destinations and the program conditions that must be met when applying to include a relative. Country Spouse Children Parents Siblings Specifics Turkey Can be included in the application. Those under 18, as well as adult children with disabilities. Children over 18 apply for citizenship separately. Under the program, parents cannot be included in the application. They must apply for citizenship through investment separately. Cannot be included in the application. Citizenship through a property purchase worth $400,000 or more is granted to the investor and the family members provided for by law. Grenada Can be included in the application. Dependent children up to age 16, and from age 17 for an additional fee. Subject to meeting program conditions. For a family member over 55, the additional fee is $25,000; if under 55, the fee is $50,000. In certain cases. Unmarried and childless, with an additional fee. A contribution to the National Transformation Fund from $235,000, or a property purchase worth $270,000 or more. The investment amount is already calculated for a family of 4. Saint Kitts and Nevis Automatically included in the application. As of 2026, the official Citizenship Unit allows the inclusion of: children under 18; children aged 18 to 30, if they're in full-time education and fully financially dependent on the main applicant; adult children with certain physical or mental disabilities. Parents of the main applicant or spouse aged 55 and over, provided dependency conditions are met. A government fee of $50,000, plus other related fees of around $10,000. Not a standard category. Strict requirements apply. Also requires a government fee of $50,000 and other fees of around $10,000. There's no overall limit on the number of qualifying dependants. Property investment from $250,000. Vanuatu Can be included in the application. Minor children can be included in the application. People over 50 who are fully financially supported by the applicant. Cannot be included in the program. The investment amount starts from $130,000 for 1 adult, or $150,000 for a married couple. Can family members be added after obtaining the passport? Many investors care about whether a family member can be added to a second citizenship application after the passport has already been obtained. Certain mechanisms exist for this. For a newborn child, a separate process must be followed. Information must be submitted to the relevant authorities after the birth, since the child's details can't simply be added to the passport directly. A birth certificate and other documents must be provided according to the specific country's conditions. A new spouse, or parents who reach the required age later, are reviewed separately. In cases where parents weren't intentionally included in the application earlier, their inclusion may follow a different process. How much does citizenship cost for a family of 4? For Caribbean programs and Turkey in 2026, obtaining a second passport involves not just the main investment amount, but also a number of related costs in the form of government fees, checks, and additional payments. The final budget is made up of: the contribution or investment amount; the application fee; the due diligence and processing fee; interview fees; document and legalization costs; agency and lawyer support; notary services; additional fees for family members. Let's look at the cost of an application for a classic family model – Main Applicant + spouse + 2 minor children. Country Costs for the spouse (Government fees, residence permit processing, notary services, health insurance, plastic card issuance) Costs for two children under 18 (Government fees, residence permit processing, notary services, health insurance, plastic card issuance) Turkey Included in the overall application. Additional costs around $1,700. Included in the overall application. Related fees and commissions around $2,500. Grenada The total cost is around $8,000. An additional fee of $1,500. Saint Kitts and Nevis Related costs – around $10,200. Children under 16 – costs around $2,000. For those aged 16 to 18, the cost is around $10,000, and if this is the 5th family member, an additional $25,000 fee applies. Vanuatu Around $20,000. For two children, the cost is from $31,000. Documents and Due Diligence checks for the family Second passport program options differ in their processing mechanisms. It's important to realistically assess your family's total budget, the composition of your Dependents, and the Due Diligence requirements. For one family, a program that allows including adult children and parents might be ideal; for another, Turkey through property investment might be the better fit. For some, a European Golden Visa may work well as a long-term path to residency and naturalization. When documents are submitted, the relevant authorities review not only the Main Applicant but also the included Dependents. Basic document checklist: passports; birth/marriage certificates; adoption/guardianship documents; education documents; bank statements and information on the source of funds; proof of residential address; criminal record certificates; Proof of Dependency for dependent adults. The origin of investment funds undergoes thorough checks, as does any negative information about relatives. If violations are found for any family member, this can trigger additional requests or negatively affect the application. For a child over 18, you can provide documents confirming full-time education, the absence of independent income, and information on money transfers from the parents. Golden Visa: Greece and Italy – rules and conditions in 2026 European programs follow a separate process and approach to obtaining citizenship. A "Golden Visa" is not second citizenship. By investing in Greece's economy, an investor only obtains grounds for residency – it does not guarantee a second passport. The applicant's family can also obtain the right to long-term residence, with citizenship potentially obtainable later by meeting the state's naturalization conditions. In Italy, obtaining a second passport also happens through residency. For family reunification, the law allows including a spouse, financially dependent children, and parents once conditions are met. Important: in Spain, the Golden Visa program has been discontinued for new investors. Hayat Estate offers the services of qualified specialists for finding and buying property abroad. We provide comprehensive, turnkey support: finding property for investment; preparing the document package; legal due diligence on the property; supporting the client at every stage of the deal, right up to receiving the keys to the property. Our specialists will help you find property that matches your investment and migration goals, as well as the legal specifics of your chosen country. FAQ: second citizenship for the whole family Can children from a previous marriage be included in the application? Yes, if the child meets the program's conditions. If there's a second parent, written consent, a court custody ruling, or adoption documents are required. Can a child over 18 be included? Yes, depending on the country and program, if they qualify as a Dependent Child, are financially dependent, and meet the education requirements. Is it allowed to include parents? For programs that include the Dependent Parents category, this is allowed once the relevant conditions are confirmed. Is it possible to add a newborn child after obtaining citizenship? Yes. There's a special procedure for this, which involves registering the child, preparing documents, and paying fees. Can siblings be included? Siblings don't fall under the standard Dependents category. If needed, you'll need to choose a country where these relatives can be added under a separate program or with additional conditions.
How a Foreigner Can Buy an Apartment in Poland in 2026: Permits, Taxes, Mortgages, and Residence Permits
Poland remains one of Europe's popular countries for buying property. A high standard of living, a stable economy, developed infrastructure,...
Poland remains one of Europe's popular countries for buying property. A high standard of living, a stable economy, developed infrastructure, and a safe environment are driving demand for property purchases, making the Polish property market appealing to both investors and those planning to relocate. What do you need to know about the specifics of a property deal in Poland to make sure it goes quickly and safely for a foreign buyer? Buying property with a permit from Poland's Ministry of Interior (Zezwolenie MSWiA) In 2026, foreigners from non-EU countries can buy an apartment in Poland without a permit, as long as the property is located outside the border zone. However, when it comes to buying a house or certain other types of property, you'll need to obtain a permit from Poland's Ministry of Interior. In Poland, the rules for foreigners buying property are governed by the «Ustawa o nabywaniu nieruchomości przez cudzoziemców» law. The document specifies in which cases a non-resident has the right to buy property without obtaining additional permits, and when a permit is required. How do you obtain the MSWiA permit? You need to submit an application to Poland's Ministry of Interior: the relevant authorities check whether the property purchase poses a threat to security or public order. The application must include the buyer's documents, proof of their status in the country, information about the property being purchased, and the source of funds. Who doesn't need an MSWiA permit for property? A foreigner doesn't need to obtain an MSWiA permit when buying: apartments and flats (local mieszkalny); a garage purchased together with an apartment. The Zezwolenie MSWiA permit is required when buying: a land plot; a private house with land; properties located in a border zone; agricultural property. In a number of cases, exceptions apply. A foreigner can buy an apartment or another type of property without a permit if they're legally married to a Polish citizen, hold a long-term residence permit, or have EU long-term resident status. Applications are reviewed within 2 to 6 months, and the state fee is 1,570 zł. Before signing the agreement, it's important to make sure the property doesn't fall under any restrictions, otherwise the deal will fall through and the entire process will need to be redone. Financial nuances: taxes and related costs Buying an apartment in Poland comes with additional costs beyond the property's price. Their size depends on the type of market the property is sold on – new-build or resale. Which costs and taxes will you need to pay depending on the market type? New-build market Cost Amount/rate VAT (value-added tax) Included in the apartment's price: the VAT rate depends on the property's characteristics: for apartments up to 150 sqm – 8%, for the area over 150 sqm – 23%. Important: if the apartment's area is 180 sqm, the 8% rate applies to the first 150 sqm, and 23% applies to the remaining 30 sqm. Notary services (Taksa notarialna) The amount depends on the property's price and the nature of the deal. On average, 2,000–4,500 zł + 23% VAT. Court fees (registration in the Księga Wieczysta) Registering ownership in the Księga Wieczysta – 200 zł, a fee of 200 zł for registering a mortgage. Bank costs (for a mortgage) A 0–2% commission, a property valuation fee of 400–800 zł, and insurance payments. Annual property ownership tax 1.25 zł per sqm of usable area per year. Agency commission When buying directly from a developer, there's usually no commission. Translator services (if needed) 400–600 zł. Total costs 2–5% of the property's price. Resale market Let's compare the situation for apartments on the resale market: Cost Amount/rate PCC The 2% PCC tax in Poland on civil-law transactions (Podatek od czynności cywilno prawnych) is charged when buying a first home on the resale market. Legal basis – «Ustawa z dnia 9 września 2000 r. o podatku od czynności cywilnoprawnych». Since 2024, when buying more than 6 apartments in the same building without the deal being subject to VAT, the PCC rate for the sixth and each subsequent apartment is 6% instead of 2%. Notary services 2,000–4,500 zł + 23% VAT. Court fees Registering ownership in the Księga Wieczysta – 200 zł, a fee of 200 zł for registering a mortgage. Translator 400–600 zł. Bank costs A 0–2% commission, a property valuation fee of 400–800 zł, and insurance payments. Agency commission 2–3% of the apartment's price + 23% VAT. Annual property tax The rate is set by the municipality and depends on the location and property type. Usually 1.25 zł per sqm of usable area per year. Total costs Around 8–12% of the price. Mortgages for foreigners in 2026: prepare in advance A mortgage in Poland is available to foreigners at a bank if you want to obtain a Kredyt hipoteczny. An important point: besides the apartment's price, the bank must assess the borrower's solvency and credit history through BIK (Biuro Informacji Kredytowej) – the Polish credit bureau. The procedure is standard, and if you're buying a home while having official income, there's nothing to worry about. In 2026, banks' requirements for mortgages for non-EU citizens are as follows: Your legal status and the legality of your stay in Poland. If a foreigner holds a Karta Pobytu, this sometimes simplifies the lending process (though it's not always a guarantee of a 100% positive decision from the bank). Type of employment. It's ideal if you have a permanent employment contract (Umowa o pracę na czas nieokreślony). For B2B contracts (private entrepreneurs), a mortgage is also available, but banks require proof of stable income over the last year or two. An important expense item is the size of the down payment (Wkład własny) the buyer is prepared to make. This is usually a minimum of 10%, but for better interest rates, a 20% down payment is recommended. Credit history. Banks check the BIK (Biuro Informacji Kredytowej), so it's important to make sure there are no outstanding loan debts. Document preparation. To get a mortgage for an apartment, you'll need a Polish tax ID (PESEL) and a tax residency certificate (Certyfikat rezydencji podatkowej). Step-by-step purchase process The process of buying an apartment in Poland unfolds in stages. Choosing an apartment and checking the Księga Wieczysta (Land and Mortgage Register) to find out the property's legal status. The register is checked for Rights and Encumbrances (Section 3) and Mortgages (Section 4). Checking the Księga Wieczysta lets you confirm the apartment has no debts, no registered third parties, and isn't mortgaged with a bank. Drafting the sale and purchase agreement (Umowa przedwstępna). It specifies the deadlines, price, and the parties' intentions, after which the buyer pays a deposit. It's worth paying attention to the legal terms here and not confusing them. Zadatek (Deposit) – if the deal falls through due to the buyer's fault, the money stays with the seller; if it's the seller's fault, they return double the amount to the buyer. Zaliczka (Advance payment). The amount is returned in full, regardless of who is at fault for the deal falling through. Signing the agreement (Akt notarialny, the property purchase deed) in the presence of a Polish notary. This is the document that confirms the transfer of ownership to the new owner. If the buyer is from another country and doesn't speak Polish, a sworn translator must be present. This stage also involves paying taxes and fees. Paying for the property, transferring rights, and registration. Once both parties have signed the agreement, the money must be transferred to the seller's account. For extra security, this is sometimes done through the notary's deposit account. The specialist then submits a request to the Księga Wieczysta to record the changes. The final stage is the handover of the apartment and recording the meter readings. Polish residence permit through property purchase: does buying a home grant the right to long-term residence in the country? Many investors believe that buying residential property in Poland is a ticket to automatic citizenship. Unlike some other countries (Turkey, for example), regardless of the investment amount, a residence permit in Poland (Karta Pobytu) is granted through a different process. However, owning property serves as proof of a place of residence (Miejsce zamieszkania) and reduces the likelihood of a residence permit application being rejected. The real estate agency Hayat Estate offers apartments for sale in Poland and provides access to exclusive, off-market listings. Our specialists help with document processing, verify the property's legal standing, and support the buyer through every key stage of the deal. With us, buying an apartment abroad will be fast, simple, and worthwhile! FAQ: frequently asked questions Can you buy an apartment in Poland remotely? Yes, foreigners can fully legally buy property online. To do this, you need to issue a power of attorney at a notary (Pełnomocnictwo w formie aktu notarialnego) to a trusted representative – a relative, a realtor, or a lawyer in Poland – and have them carry out the deal. The whole process is straightforward and transparent. Which is better: Zadatek or Zaliczka? Real estate specialists recommend using Zadatek: it provides more reliable protection of the buyer's interests in cases where the seller suddenly finds another buyer. Is it allowed to buy an apartment in Poland with cash? In 2026, for deals between individuals, notaries require a non-cash bank transfer to confirm the legal origin of the funds. This is part of the anti-money laundering law. The transaction must be carried out through a Polish bank. Do you need a PESEL number? Currently, a PESEL (personal identification number) is required for the procedure in order to sign the apartment's sale and purchase deed.
Residence permit in Turkey for real estate: useful for potential investors
Investing in property is a smart way to put your money toward the future. Owning a home abroad is especially...
Investing in property is a smart way to put your money toward the future. Owning a home abroad is especially valuable, since it opens up the prospect of obtaining a residence permit and permanent residency, as well as the chance to earn income from renting it out or reselling it. Every year, thousands of foreigners come to Turkey to buy affordable property and obtain an ikamet (residence permit). According to statistics, more than 1.1 million foreigners with a residence permit were living in Turkey as of 2025, which shows that the country encourages investment in its economy by offering favorable conditions for relocation and living. New conditions for obtaining a residence permit in Turkey Turkish immigration law has updated rules and requirements for foreign nationals applying for a temporary residence permit (ikamet): A higher property investment threshold: To obtain a residence permit based on owning property (Tapu), the property's minimum cadastral value must now be at least $200,000 (previously the threshold was $75,000). Restrictions on the tourist residence permit: Extensions of short-term residence permits based solely on a rental agreement are now widely being rejected. Applicants need to provide additional official grounds for their stay (such as study, property purchase, running a business, and so on). Mandatory registration through e-Ikamet: All initial applications and interview appointments are accepted exclusively through the official e-Ikamet portal. In-person interviews at immigration authorities (Göç İdaresi) are now more strictly enforced. Health insurance requirements: Only insurance policies from licensed Turkish companies with extended coverage for the entire duration of the residence permit are accepted. Residence permit in Turkey – features and advantages What is a residence permit in Turkey? It's a state program – an official permit granting foreign investors the right to stay in the country for more than 90 days, and to obtain citizenship in exchange for significant financial investment in the country's economic development. The residence permit comes in several formats: short-term – for 180 days (called Kısa Dönem Ikamet Izni); long-term – issued for 1 year, with the option to extend and eventually obtain citizenship. Typically, foreigners who apply for a residence permit are considering Turkey as a country for immigration and living. Other reasons include wanting the ability to work here (mainly freelancers) or coming for the resort season to vacation (for six months or longer). To keep the residence permit status valid, it's important to live in Turkey continuously for at least six months, otherwise the status will be interrupted. What are the advantages of obtaining a residence permit and permanent residency in Turkey? Relocating to the country can be a great decision and a positive life change, and here's why: Turkey offers excellent prospects for work, education, and building your own business; the cost of living here is affordable: property prices, transport, groceries, clothing, cafes and restaurants, and other services; property can be profitably rented out during the season or resold a few years after purchase; a foreigner can obtain a second passport by buying property worth $400,000, or through business investment, opening a deposit at a local bank, or buying government bonds/an investment fund share; if a foreigner holds a residence permit, they can legally buy property on a mortgage at a minimal interest rate (1.2% per month); the applicant's family members (spouse and children under 18) can also obtain citizenship; a Turkish passport allows visa-free travel to 113 countries; Turkish citizenship through investment grants access to free, quality healthcare and education. Until 2026, a distinctive feature of Turkey's residence permit program was that it had no strict limits on the property's purchase price. However, with the update to immigration law, the minimum cadastral value of a property for obtaining a residence permit based on the Tapu must now be at least $200,000. This is worth factoring in when choosing a property to invest in – Hayat Estate's consultants can help you find property that meets the new requirements. A residence permit in Turkey is more relevant than ever for Ukrainians right now, given the unfavorable political and economic situation back home. As an exception, they're allowed to apply for a tourist residence permit directly for 2 years. Once it expires, it can be extended, with the option to later obtain permanent residency and citizenship through a property purchase. How to obtain a residence permit in Turkey through a property purchase Buying property is a popular way for foreigners to obtain a residence permit and permanent residency in Turkey. It's, so to speak, a straightforward path for people with the financial means for this kind of "shopping." a potential investor who wants to obtain a residence permit can buy virtually any property from a developer, on either the new-build or resale market (paying the full amount at once or on an installment plan for the desired term); you can buy several properties in any region of the country (with the exception of areas of strategic importance); once ownership of the property is registered, the foreigner applies for a residence permit valid from 6 months to 2 years; if you choose a property worth $400,000 (with a commitment not to sell it for 3 years), the investor is eligible to obtain citizenship faster – within 6–12 months. If an investor wants to buy property, they apply for a residence permit at the relevant authorities and obtain it for a year, with the option to extend afterward. After 5 years of living in Turkey (the naturalization process) on a residence permit, you can prepare documents for permanent residency and citizenship – and you don't need to give up your original citizenship to do so. Important: to officially obtain citizenship, a foreigner will need to learn Turkish and pass a language exam. Let's not forget that an important part of owning Turkish property is the Tapu. The Tapu is the official legal document confirming your ownership of the property. After the purchase, it's issued by the Land Registry Office. Once ownership is registered, all family members need to be listed on the Tapu. The Turkish property market offers a wide range of options across a broad price range: you can buy an affordable studio or one-bedroom apartment, or a luxurious seafront villa – it all depends on your budget. <img fetchpriority="high" decoding="async" class="alignnone size-large wp-image-135740" src="https://hayatestate.com/wp-content/uploads/2025/12/igor-sporynin-ozxf-apknu4-unsplash-1-1024x683.jpg" alt="" width="1024" height="683" srcset="https://hayatestate.com/wp-content/uploads/2025/12/igor-sporynin-ozxf-apknu4-unsplash-1-1024x683.jpg 1024w, https://hayatestate.com/wp-content/uploads/2025/12/igor-sporynin-ozxf-apknu4-unsplash-1-300x200.jpg 300w, https://hayatestate.com/wp-content/uploads/2025/12/igor-sporynin-ozxf-apknu4-unsplash-1-768x512.jpg 768w, https://hayatestate.com/wp-content/uploads/2025/12/igor-sporynin-ozxf-apknu4-unsplash-1-1536x1024.jpg 1536w, https://hayatestate.com/wp-content/uploads/2025/12/igor-sporynin-ozxf-apknu4-unsplash-1-2048x1365.jpg 2048w, https://hayatestate.com/wp-content/uploads/2025/12/igor-sporynin-ozxf-apknu4-unsplash-1-531x354.jpg 531w" sizes="(max-width: 1024px) 100vw, 1024px" /> Residence permit in Turkey: which documents are required Foreign investors who want to buy an apartment, condo, or other type of property in the country for relocation or renting out need to prepare a package of documents (the application form can be filled out through the main immigration authority's website). The applicant must first obtain a Turkish tax ID number. Documents required for obtaining a residence permit in Turkey for Ukrainians and other investors: a residence permit application, filled out by the foreigner or their legal representative; the original passport and its copies (notarized); 4 biometric photos on a white background (taken within the last six months); health insurance covering the entire period of stay in Turkey; a document confirming the availability of housing; a receipt confirming payment of all required government fees; if applicable, marriage and children's birth certificates; proof of sufficient funds to live in Turkey (at least $6,000 per person per year); a copy of the Tapu and a certificate confirming its validity; confirmation of the purpose for obtaining the ikamet. Costs Obtaining a residence permit and permanent residency requires financial investment. Besides the price of the property being purchased, the following costs may apply: a property title registration tax (4% of its cadastral value); a state fee – around $50 (depends on the foreigner's home country, purpose of relocation, and processing timeline); annual health insurance – approximately $50–$150; minor costs for document copies and photographs. What rights and obligations does the investor have? A distinctive feature of Turkey's residence permit and permanent residency status is that the applicant receives practically the same rights as local citizens (except for the right to vote and take up salaried employment). It's also important to understand that to maintain the status and permission to stay in the country, the property must remain in the owner's possession and cannot be sold. Main rights and obligations you can live in Turkey for the duration of the permit (you must stay in the country for at least 6 months a year to avoid interrupting the status); a residence permit obtained through a property purchase does not allow salaried employment, but you can freely run a business and earn passive income; the applicant's children can attend school or university in Turkey for free; you can buy a car and obtain a driver's license; the investor can access healthcare services if they hold valid insurance. Residence permit through a property purchase: the procedure step by step What does the process of obtaining a residence permit in Turkey look like if you buy property there? It generally includes several stages: Choosing, viewing, and buying the property (takes up to a month). This stage includes signing the sale and purchase agreement, paying for the property, and processing the Tapu. Gathering and preparing all the documents for a residence permit in Turkey. For this, you need to consult a lawyer, who will make sure the documents are correct. Hayat Estate offers the services of qualified specialists who support the client throughout the entire deal. Submitting the electronic application and the documents for the residence permit. The request is registered through the e-ikamet system by filling out the form and entering personal details. The application is reviewed within two weeks to a month, and its status can be tracked online. Once the card is issued, it's sent by mail, and the applicant receives an SMS notification. Receiving the residence permit. All residence permit documents will be sent to the applicant's address of residence in Turkey. Obtaining a residence permit through a rental agreement Another legal way to obtain a residence permit in Turkey is by signing a property rental agreement. This grants a tourist residence permit, valid for the same term as the lease: if it's signed for a year, the residence permit will also be valid for that year, and the same principle applies going forward. Currently, the rules are as follows: the initial residence permit is issued for six months, after which it's usually extended for 1–2 years. Which documents are required: a passport with copies notarized by a Turkish notary; the rental agreement (also notarized); photographs; a Turkish tax number; health insurance; the immigration service website application form; apostilled certificates (marriage/divorce, children's birth certificates). Important! If a foreigner chooses this method of obtaining a residence permit, they first need to open an account at a local bank and deposit 39,000 lira for each adult and 19,500 lira for each child. If you're going through the residence permit renewal process based on a rental agreement, you'll need to top up the account monthly by 6,500 lira per adult and 3,250 lira per child. Hayat Estate: taking care of our clients Hayat Estate, a foreign real estate agency, offers clients a wide selection of residential properties for potential investors. Only reliable, verified sellers, deals processed in accordance with current legislation, and support and professional guidance from lawyers: with us, you get a full range of services from the moment you reach out to the completion of the deal. You can choose a home in Turkey on our website right now! Many locations across the country's various cities, favorable prices, and attractive purchase terms! A residence permit in Turkey for Ukrainians is a real opportunity to be safe, starting a new life in a country full of great opportunities and prospects.
The citizenship by investment program in Grenada has many advantages: remote paperwork, visa-free travel to China and the EU, immigration...
The citizenship by investment program in Grenada has many advantages: remote paperwork, visa-free travel to China and the EU, immigration to the US on an E-2 visa and study on preferential terms in the UK. Even hurricanes are not that bad on this island (unlike neighboring tiny states). There is no need to live and fly to this exotic country. And the tax system is considered to be one of the most loyal. More than 4000 foreigners have already issued a Grenadian passport by investment. And every year the popularity of the program only grows. Program's details: $150,000 of the minimum capital to participate in the program Passports for the whole family including the spouse, parents and siblings Return on the investment in 5 years No requirement to live in Grenada citizenship is established remotely The second passport in 4-6 months without giving up the first one Possibility to migrate to the US via E-2 investor visa 0% tax on the income donations or capital gains 140+ countries without visa including the UK, the EU and China <img decoding="async" class="alignnone size-large wp-image-113155" src="https://hayatestate.com/wp-content/uploads/2022/11/grenada-passport_hayatestate__-1024x741.jpeg" alt="Grenada Passport_HayatEstate__" width="1024" height="741" srcset="https://hayatestate.com/wp-content/uploads/2022/11/grenada-passport_hayatestate__-1024x741.jpeg 1024w, https://hayatestate.com/wp-content/uploads/2022/11/grenada-passport_hayatestate__-300x217.jpeg 300w, https://hayatestate.com/wp-content/uploads/2022/11/grenada-passport_hayatestate__-768x556.jpeg 768w, https://hayatestate.com/wp-content/uploads/2022/11/grenada-passport_hayatestate__-531x384.jpeg 531w, https://hayatestate.com/wp-content/uploads/2022/11/grenada-passport_hayatestate__.jpeg 1280w" sizes="(max-width: 1024px) 100vw, 1024px" /> Investment Options: $ 235 000+ Non-refundable fee Make a donation to the National Transformation Fund in the amount of $235 000 per one applicant. $ 270 000+ Real estate investments Invest in government-approved development projects. <img decoding="async" class="alignnone size-large wp-image-113179" src="https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayat_estate_2022-1024x576.jpeg" alt="Grenada_Passport_Hayat_Estate_2022" width="1024" height="576" srcset="https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayat_estate_2022-1024x576.jpeg 1024w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayat_estate_2022-300x169.jpeg 300w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayat_estate_2022-768x432.jpeg 768w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayat_estate_2022-1536x864.jpeg 1536w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayat_estate_2022-2048x1152.jpeg 2048w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayat_estate_2022-531x299.jpeg 531w" sizes="(max-width: 1024px) 100vw, 1024px" /> Object for investment: Project: One of 12 approved construction projects in Grenada. Developer: Chinese government developer, one of the world's largest general contractors. Luxury hotels and villas Private beach 18-hole golf course Aquapark marina Casino Commercial complexes Project construction stages: Stage 1: June 2022 - June 2024 - 18-hole golf course Stage 2: Aug 2022 - Aug 2028 - 5* Casino Resort & Marina Stage 3: August 2025 - August 2027 - villas and water park <img loading="lazy" decoding="async" class="alignnone size-full wp-image-113196" src="https://hayatestate.com/wp-content/uploads/2022/11/caribbean-resort-project-new-cover-1024x576-1.jpeg" alt="caribbean-resort-project-new-cover-1024x576" width="1024" height="576" srcset="https://hayatestate.com/wp-content/uploads/2022/11/caribbean-resort-project-new-cover-1024x576-1.jpeg 1024w, https://hayatestate.com/wp-content/uploads/2022/11/caribbean-resort-project-new-cover-1024x576-1-300x169.jpeg 300w, https://hayatestate.com/wp-content/uploads/2022/11/caribbean-resort-project-new-cover-1024x576-1-768x432.jpeg 768w, https://hayatestate.com/wp-content/uploads/2022/11/caribbean-resort-project-new-cover-1024x576-1-531x299.jpeg 531w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> For Family Members Grenada offers an extended immigration program. Besides children and wife/husband the investor has the right to include parents, grandparents, single brothers and sisters. A spouse In officially certified marriage. Children Younger than 30 years, dependent on the investor. Children born within 12 months of receiving a Grenada passport also receive citizenship without additional fees. Parents and grandparents Any age. Siblings Childless adult siblings of the investor and his/her spouse, if they are financially dependant on the investor and aren't married. Requirements for Applicants There are no language, historical or cultural knowledge requirements to participate in the program. You don't even need to pass a consular interview. The most important thing is to be a law-abiding and trustworthy citizen with legal savings. Requirements for the main applicant older than 18 years of age no criminal record passed the preliminary verification by the agent for reliability confirmed origins of the finance good health (does not suffer from HIV and other dangerous diseases for society) there are no violations of visa regimes in the EU, British Commonwealth, Canada, USA The authorities of the Caribbean state can refuse a passport if false information is provided, as well as if the investor poses a threat to the national security of Grenada or any other country. Documents All documents are submitted with an English translation and apostille stamp. Personal documents a copy of the foreign passport and ID certificate of no criminal record health certificate (absence of HIV and other dangerous infectious diseases) application form completed in accordance with the other documents birth / adoption certificate, marriage certificate 12 color photos of each applicant document confirming the permanent residence address — for example, a receipt for housing and utilities or a copy of the housing lease agreement (only for the main applicant) documents of higher education and work experience (applies only to the investor and his / her spouse) recommendation letters in English Investment confirmation documents to confirm the legal origin of funds the bank statement purchase and sale agreement (in the case of real estate investments) <img loading="lazy" decoding="async" class="alignnone size-large wp-image-113175" src="https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayatestate_2022-1024x680.jpeg" alt="Grenada_Passport_HayatEstate_2022" width="1024" height="680" srcset="https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayatestate_2022-1024x680.jpeg 1024w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayatestate_2022-300x199.jpeg 300w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayatestate_2022-768x510.jpeg 768w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayatestate_2022-1536x1020.jpeg 1536w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayatestate_2022-2048x1360.jpeg 2048w, https://hayatestate.com/wp-content/uploads/2022/11/grenada_passport_hayatestate_2022-531x353.jpeg 531w" sizes="auto, (max-width: 1024px) 100vw, 1024px" /> Rights and Obligations Foreigners with investment citizenship have the same rights as any other resident of Grenada. The investor and his/her family also have all rights related to Grenada's membership in the Caribbean community (CARICOM). Live, work and start a business in Grenada and the CARICOM member countries. The right to travel without a visa to 140+ countries, including the EU, China, Singapore, Hong Kong, and the UK. The right to live in Grenada without time restrictions. There are no requirements for a minimum stay in the country. The right to quickly (within 60 days) get a visa to the United States under the e-2 program (Treaty Investor Visa) for 10 years with the right to live, study and work in the States. This option is only available to countries that have signed a bilateral agreement with America. The obligation to pay taxes regularly if you spend more than 183 days a year in Grenada. There are no requirements for mandatory change of tax residence to a Grenadian one. Obligation to maintain the real estate investment for 5 years. Free school tuition for children, grants and discounts at universities in Grenada and the United Kingdom due to the fact that Grenada is a member of the British Commonwealth. The right to citizenship in other countries. The right to transfer citizenship by inheritance. The right to issue a local driver's license. You can get detailed advice about the Grenada program or choose a similar one for obtaining citizenship from the project manager "Grenada Citizenship by Investment" +44 7884 050082 (Anna, anna.zeleniukh@hayatestate.com) or at the office +90 507 250 10 73.
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 loading="lazy" 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="auto, (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 loading="lazy" 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="auto, (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 loading="lazy" 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="auto, (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!