Investment Intelligence

ROI Calculator

Full investment analysis — gross yield, net yield, rental income tax, capital gains, purchase costs and 5-year projection.

Property Type
Quick-fill from district guide
No districts found
Data: Endeksa Feb 2026 · 39 districts
District verified data · Endeksa Feb 2026
Avg Gross Yield
Avg Price/m²
$
Purchase Details

Turkish Citizenship Eligible

Add $ more for citizenship eligibility

Rental Income
Rental Income
Investment Costs
Capital Growth
Currency note: Appreciation rates are sourced from Endeksa TRY data, converted to USD at May 2026 rate (1 USD = 45.92 TRY). Turkish property appreciates nominally in TRY. USD-adjusted returns depend on TRY/USD exchange rate movements. In periods of high TRY devaluation, nominal TRY appreciation may be offset by currency depreciation.

Want a personalised investment analysis?

Speak to an Advisor →
Investment Analysis Live
— Gross Yield before costs & tax
— Net Post-Tax Gelir Vergisi deducted
— Net Yield after costs, pre-tax
— Net Post-Tax Gelir Vergisi deducted
$— Annual Net Income pre-tax
$— After-Tax Income take-home/year
$— Monthly Net pre-tax
$— Monthly After-Tax take-home/month
Gelir Vergisi (Income Tax)
$
% effective
Operating Costs
$
mgmt + aidat + maint.
Take-Home / Year
$
$/month
Annual Income Summary
Pre-Tax Net Income
$
after all costs
After-Tax Net Income
$
take-home amount
Gelir Vergisi (Income Tax): $ (% effective rate) · Gelir Vergisi 2026
Turkish Citizenship Eligible — Threshold: $400,000 Not yet citizenship eligible — Minimum: $400,000
Purchase Costs (One-Time)
Tapu Harcı (Title Deed Tax) 4% $
VAT (KDV) $
Agent Commission $
Legal / Notary Fees est. $
Total Acquisition Cost $ (%)
⚠️ Foreign buyers may qualify for VAT exemption on new residential builds when paying in foreign currency and not selling within 1 year. Confirm with your legal advisor.
Rental Income Tax — Gelir Vergisi 2026
Annual Tax Payable $
Effective tax rate:
Brackets: 15%→20%→27%→35%→40%
Exemption: TRY 58,000 (2026)
File by: 31 March
Deductible: management fees, maintenance, aidat, insurance. Source: GIB / PwC Turkey 2026.
Capital Gains Tax
Tip: Turkish citizenship requires 3-year hold. Hold 2 more years to reach the 5-year capital gains exemption threshold.

5-Year Investment Projection

Property Value Cumulative Net Income Capital Gain
Year Property Value After-Tax Income Capital Gain CGT Note Total Return
About these figures Gross yield: annual rent ÷ purchase price. Net yield: after vacancy, management, aidat, insurance and property tax. Post-tax yield: after Gelir Vergisi (rental income tax) using 2026 GIB brackets with TRY 58,000 residential exemption. Capital appreciation uses verified Endeksa Feb 2026 district growth rates. Istanbul average net post-tax yield is approximately 2.5%–4.5% depending on district and property type (Investropa 2026).

This calculator provides indicative figures only. Tax obligations vary by individual circumstances, residency status, double taxation treaties, and annual GIB updates. Consult a licensed Turkish tax advisor (Vergi Müşaviri) before making investment decisions.