عقارات تركيا 2025 بين الطفرة والإنفجار - أعلى مبيعات في 12 عام

0:00 Remember the last time someone told you that real estate in Turkey would fall and who told you to wait for prices to go down? What do you think that we are in May 2025? Turkey recorded its highest real estate sales. It occurred in May 2013. Can you imagine that the highest number was recorded in about 12 years ago, when the interest rate reached 46% and 50%? Did you know that one in three apartments sold in Turkey last month was a brand new apartment, and that real estate loans, in light of this record interest rate, increased by 96%, and that despite all of this, foreigners almost withdrew from the market and achieved the weakest sales in eight years? What does this mean? Is this the time to buy or wait? What is the relationship between the earthquake that occurred last April and the record sales that occurred in May? And how are gold and interest useful in facing obstacles?

0:48 We will answer all of these questions together today, but with numbers, analysis, and information that you will not find in any other video. Watch the video to the end because the following talk I'm telling you today that it will completely change your view of the market and will tell you where the investment opportunities are. During the past period, I received many messages and comments asking me about real estate in Turkey and what my expectations are for the real estate sector during the coming period and whether we should buy or wait. But before I talk about expectations, meaning that we will see what might happen during the coming period, I must start with you with the most important thing, which is the latest data that was announced

1:35 so that our analysis is realistic and based on numbers and facts, not just general talk. We will now take with us the numbers for the month of May 2025, which were announced during the past two days and which, frankly, are very strong numbers that clarify the work of the Turkish market and also its psychology. Real estate sales in Turkey during the month of May 2025 reached 130,000 residential units, meaning that we are talking about an increase of 18% compared to the same month last year, 2024. This is officially the highest number recorded in May 2013. That is, from 12 years ago. Well, not only that, when we come to look at the numbers for the first five months of this year, that is, from the first of January until May 2025, we find that the total reached 585,000

2:21 housing units, and this is also the highest number that occurred for this period since 2013. And when we come to look at the development of sales or the development of real estate sales, then from the beginning, that is, in the first five months of each year, we take them, that is, in the last 13 years, you will find the numbers, of course, appearing in front of you now, and they clearly show the trend in a very strong way. You will notice from these numbers that were announced that the closest year was 2017, in which the interest rate was 7%. Do you remember? It was days, frankly. And the year 2022, which was also one of the most active years, and we are still fresh from Corona, and the interest rate was also 9%, but imagine the difference. The whole world was Of course, its days raise the interest and we lower it, so it is not our topic now. The important thing is that in

3:07 May 2025 we have surpassed all these years with the interest that exists now, and this tells us that the market is not only thriving, but it may be entering a historic year in sales if it continues at the same rate. I will explain these reasons to you and analyze what is coming, God willing, so stay with me. Okay, come now, let’s look at the distribution of sales in the period. As usual, Istanbul is in the lead with 22,000 units, followed by Ankara with 12,000 units, and then Izmir with 8,000 units, meaning an apartment, that is, as for the provinces with the fewest units sold, you have the province or city of Ardahan with 48 units, Bayburt with 67 units, and Cesme here with 91 units. This is of course not our topic, but for the sake of our Arab brothers who live in these cities, so that they know where the trend is going. From here, we

3:54 can say that sales in May not only increased, but also It is operating on a broad geographical level and the growth rate from 2024 to 2025 reached 25.4% 4% but do these numbers reflect the real demand, of course? I mean, is this because of the cash in people’s hands or is there real estate financing or loans? I mean, they entered into the equation and in order to determine this, the numbers that I told you were talking about the market in general, but in order for the picture to be clear to us, we need to delve a little more into the details and the numbers and see specifically what happened in real estate sales, was it cash or loans in the month of May? But the number of properties that were sold through real estate financing or loans in Turkey in the month of May alone reached 200,000 units, and this is a very large number because it represents a 96% increase over the same

4:42 month last year, 2024, although the interest is very close to each other, almost double, and this makes us stop here for a while. 15% of the properties that were sold in May were with bank financing or loans, and this means that people are not only With cash, people started taking out loans and buying. If we expand the picture and look at the first five months of this year, 2025/25, we find that the total number of properties sold through real estate financing or loans reached 89,000 units, meaning an increase of 99% over the same period last year, 2024. This means that the issue is not just a monthly boom or anything like that and it will pass. Rather, this is a clear and ongoing trend. Among these sales, of course, there were 5,000 units in May, which were sold for the first time, meaning new apartments. As for from January to May, the number of

5:30 new units, but those sold through real estate financing was 21,000 units. You can take out a loan on a new or used apartment, which is very normal. Well, those sold in cash in May 2025 were 11,000 units sold in cash, meaning an increase of 10% over last year, 2024, and they constituted approximately 85% of the sales volume. Let's expand the circle of analysis and see from the beginning of the year until now, meaning within five months, unencumbered or cash properties reached 496,000 units, and this is an increase of 18% over the same period in 2024. This means that the market is working from both sides. Those who have cash buy, and those who take or can take a loan or financing take it. Well, there is something very, very important: new properties, meaning those that are still being built

6:16 and are being sold for the first time, because this is what tells us whether there is real production taking place in the market. I mean, is there construction and the sector working, or is it all trading in old and buying used properties? Well, let's look together in May 2025. The number of properties that were sold from the first hand, meaning apartments or houses that were being sold for the first time, reached 40,000 units, and this represents an increase of 11% over the same month last year, 2024. The most important point is that these new property sales constituted 31% of the total market, meaning approximately one out of every three properties sold in May was completely new and that's a good number, but it's not the highest because the market is still strongly dominated by used properties. Okay, let's see what the statistics are for used properties in May

7:03 2025. But selling 91,000 apartments means a 21% increase over last May in 2024. How much did these sales amount to? 70% of the total sales. If we go up a little and add up the first five months of the year, the data will tell us the following: new property sales increased by 18%, while used property sales increased by 30%. So, as I told you, the market is working in both directions, but clearly, used properties are the ones taking the lion’s share . Ok, where is the market going? Should we buy or wait? I will tell you to be patient with me and let us now talk to you about an important point, especially since a large percentage of the people who are watching me are actually foreigners who are thinking of buying in

7:48 Turkey. Therefore, it is very important that we see the full picture with numbers for real estate sales to foreigners in Turkey. Frankly, I wanted to say this part for our Arab brokerage brothers, not for the sake of the people who buy. The people who buy like this, I will tell them how their advice works, but our Arab brokerage brothers and before them our Arab real estate project owners should pay very close attention. In May 2025, the number of properties sold to foreigners in Turkey was 1,700 residential units, all stacked on top of each other. This means that sales decreased by 14% compared to the same month last year, 2024. Of course, this number represents 1.4 quarters of the total real estate sales in May, meaning that out of every 100 homes, only one of them was sold. It

8:33 was for a foreigner, but the bigger picture becomes clear when we look at the period from January to May, during the first five months of the year, foreigners bought only 7,800 residential units, and this is considered the lowest level of sales to foreigners since the beginning of 2017. So far, we are talking about eight years. If we look at the cities, as usual, Istanbul is in first place with 650 apartments, but it was followed by Antalya with only 600 apartments and Mersin with 145 units. I don’t need to tell you about the rest of the cities because their numbers are very weak, but let me also tell you about the ranking of nationalities so that you can do what I can and then what do you mean? I mean, you formed a point of view on the subject. You have the Russians in

9:19 first place, followed by the Iranians. It’s strange why you think so. After them, the Ukrainians are in third place, and in fourth place, Germany, and in fifth place, Iraq, may God have mercy on the place of the Iraqis. I mean, number one, and that’s enough. The important conclusion here is that the Turkish market is currently going through a period of decline. It is clear that foreigners are interested in buying real estate in Turkey. Many people have stopped or waited, and many are monitoring the market, and others are seeing if there are decisions or numbers that will encourage them to come back again or not. So let's see. Now we come to the most important question in the video. I showed you numbers, we saw trends and data, and we also saw a clear decline from the foreign investor. But the question that is on everyone's mind now is why is this happening? Why have sales increased? Are there clear reasons? Is this temporary or ongoing? And the most important thing is

10:07 what should we, as people who are thinking about buying, do we buy now before prices go up again, or do we wait a bit? Or are there factors that we must take into consideration before the purchase decision? I will answer you honestly, without flattery or intimidation. By the way, I will treat you as a Turkish citizen. I don't care whether you are a foreigner or not. I will tell you whether there is an opportunity in the market or not. The first reason for the increase in real estate sales was the earthquake, the Istanbul earthquake that happened on April 23, which you all felt, and God willing we will not have it happen again. It happened in Istanbul and people felt it in Kocaeli, Yalova and all the surrounding cities, which made everyone reconsider their housing situation. Many people started to see that changing their property became an urgent matter, whether by changing the area or the entire city, and of course, new property

10:53 is safer, not just used property. Even if it is used, there is no problem, as long as it is in another area or relatively newly built, so this is the first reason. The second reason is accumulation, meaning preserving the value of the money I have, as I explained to you before, and the people who follow me have now become experienced in this story and know the classic investment tools or the four hedging tools that we always talk about. When people fear for the value of their money, they run after it. Of course, they fear inflation, meaning they run after real estate, cars, dollars and gold. Okay, so that’s why when Let's look at the average inflation rate over the last year and a half. You'll find that the rate has actually become lower. We're talking about inflation ranging between 40 and 45%. So, have real estate prices increased by 40% in the last year and

11:39 a half? I will tell you yes of course there are people who chose to buy the right way at the right price in the right place a year and a half ago and today they are making 100% profit and I know them very well. People found that the property is making profit in the face of inflation so they told you let’s buy and that is why sales increased. Well this is the second reason. The third reason is the very high rental prices. This also made people say to you God, so if I am paying crazy high rent anyway, then should I take a loan and buy or balance myself a little and buy and stay in my property or even, sir, buy and invest from the rent that will come in to me and in this way I achieved the equation, preserved the value of my money and also achieved a passive income.

12:25 The fourth reason, focus with me guys, for God’s sake, because you really will not find this talk anywhere else and you will not find anyone who will analyze it for you in this way and explain the whole picture to you. And do not forget to pray for me with you, I swear to God. The important fourth reason is gold and profit, guys. You will tell me, I mean What is the relationship between gold and interest on real estate? I will tell you how. The Turkish people invest in gold the first and most thing in which they invest. And in the past year and a half, what was the interest in addition to gold? How much did gold gain during the last year and a half? More than 90% of what you do as a citizen who earns from gold? You will sell the gold that you have made profit on, thank God, that is very good, and then go and buy a property and feel secure. The people who have entered into the interest have made more than 75% profit on the lira, so they will also put their profit in a property and feel secure because keep in

13:11 mind that there is a big difference in investment between making a profit and feeling secure. This means that the real estate will remain, throughout its life, the quarter meter on the throne of the list of safe investments, but when? Either you have the money, that means, and of course, you buy right. This was the fourth reason for the increase in sales or the increase in real estate sales in Turkey during the past period. So, after everything I said, the most important question is, should we buy or wait? I will tell you, if you have a good and well-studied opportunity in front of you, and underline the word “well-studied” a million times, run and buy it now, right away. Don’t finish the video, that is, close the video and go buy it right away. Okay, why? I will tell you the reasons in detail. The first reason is the interest rate decrease during the coming period. If the current interest is 46%,

13:58 we are talking about an annual compound interest of up to 75%. Why do people buy it? Because when the interest is paid, God willing, God willing, that means no matter what the Turkish Minister of Treasury and Finance says, the interest will be paid from the beginning of next month. People who took out a mortgage with a high interest can go to the bank and say, “Reschedule the loan for me when the interest rate goes down.” The loan I took out now has a low interest rate, so I want the new low interest rate. The citizen here has benefited by buying a property before it goes up, and at the same time, when the interest rate goes down, he can reschedule it and it will go down immediately, meaning within two months. The second reason is that when the interest rate goes down, demand will increase, and the supply is already low, so demand will increase because the cost of loans will go up, and consequently, prices will go up. The third reason is the

14:44 lack of supply, which will always keep prices high. Türkiye needs 7 million apartments to meet demand. Not the demand in general, I mean the demand this year, the demand in one year we need 7 million. And the private sector remained in Tokab at best, how much does it produce? From 500 to 600,000 apartments only. Where can you imagine the gap? Of course, of course, there is another thing, which is the percentage of Turkish ownership, which has decreased in recent years to reach 55%. This means that half of the people do not own their own property. That is why the contracting sector in Turkey is making very good profits. But you will ask me, why is there little supply as long as the sector is making profits? I will tell you the construction companies. We will tell them, “Come on, guys.” Her son will tell you, “No, for the sake of…” My son, guys, he will tell you, “You have the price of land in

15:29 Turkey, which is very expensive compared to the construction equation. The construction equation tells you what. It tells you that in order to build a residential building at a reasonable and competitive price and to be able to sell it, the price of the land should not exceed 20% of the construction cost. Here in Turkey, the price of the land compared to the cost has reached 40 and 50%. The contractor will raise the price of the apartment in order to make a profit because the price of the land is already expensive for him. But in the last year, of course, with the pace of acceleration of these land prices, they have slowed down a bit and decreased by about 25%. Not the prices…” The pace of acceleration in the difference between them has decreased, and also the cost of construction has also decreased after it had reached more than 150% in the last three years. Now the pace of the rise in the prices of construction materials has also decreased. What is the meaning of these two words? There will be an

16:15 increase in construction projects during the coming year, and this will create a good opportunity to buy. So, the conclusion of the video is: Buy, buy a property now. I tell you yes, with full confidence, of course, I trust in God, but you must study the property and its price and study the return on investment, may God bless you, which is the return on investment, or in Arabic, the return on investment, if the property is used. As for the property that is the second hand, as they say, the second opportunity in front of you is that you buy in new projects. Why? Because the contractor will need liquidity and you are entering close to the cost price and you are entering in installments only, but you still have to be careful of four basic pillars when you come to enter into a project under construction. The first pillar is the company’s history and the praise of its size in the market. Large companies are much safer than

17:02 small companies. The second pillar is when you will receive it. Anything beyond two and a half years will be better for you. Column number three is the contract that you will sign, and this needs a separate episode, and I will do it, God willing. The contract. Column number four is where the project is next to competitors or not. Is it in a vital area or not? You have two opportunities, if you have the price of the property, God willing, and if you need someone to help you, of course, in reading this purchase decision. Frankly, I know someone who is excellent, respectable, and studies the market and buys after making a real effort for his client. You will find my email below in the video description. Send me a message and I will send you his number, God willing. God, he is a very respectable man and he will help you. The third thing, or the third opportunity, is that I am currently in the stage of studying the

17:50 best real estate funds in Turkey. This is for people who do not have the ability to buy a property or who have the ability to buy a property, but they do not want to worry about choosing where, selecting, studying the project and the whole story and looking for a property and so on and so forth, but at the same time, investing in real estate. So what am I doing now? I am doing the following: There are many real estate funds in Turkey and not many at the same time. I mean, at the level of the construction companies themselves, there are many. I mean, every company has a fund for itself. This exists, but at the level of the real estate funds that invest in the construction companies, meaning the fund is the one that studies and determines where to invest. What am I doing now? I am studying these large funds that have a budget of more than 2 billion liras and above, and of course, below. Of course, these are under the supervision of the Capital Markets Authority. I mean, they are all official, of course. I mean,

18:37 you talk about very large articles. Okay. The second thing, I am also studying its legitimacy from the Islamic perspective, through, of course, meetings with them, etc., and we are also looking for official resistance funds in dollars or euros, because frankly, it will be safer for us. I mean, you, of course, will be entering with dollars or entering with pounds. You do not want to transfer to pounds and enter a fund, even if it will make you money. Psychologically, you want to enter with the currency you have, so that you will be yourself. What do you feel that even the return that will come to you in foreign currency, you will also be comfortable. Okay, where is the market going? Should we buy or wait? I will tell you to be patient, but be patient with me, and let us now talk to you about an important point, especially since a large percentage of the people who are watching me

19:24 are originally foreigners who are thinking of buying in Turkey. Therefore, it is very important that we see the full picture with numbers for real estate sales to foreigners in Turkey. Frankly, I wanted to say this part for our brothers as well, the Arab brokerage, not for the sake of the people who People who buy anyway, I will tell them how I advised them, but our Arab Egyptian brothers and before them our Arab brothers who own real estate projects should pay very close attention. In May 2025, the number of properties sold to foreigners in Turkey was 1,700 residential units, all stacked on top of each other. This means that sales decreased by 14% compared to the same month last year, 2024. Of course, this number represents 1.4 percent of the total real estate sales in May, meaning that out of every 100 homes, only one of them was sold.