Dubai to Istanbul: The 5-Year Property Investment Plan
In real estate, the highest returns on investment often come from strategically timing purchases and tactical market rotation. Rarely are high-level international investors purchasing and holding a specific property within a single destination for a prolonged period of time.
This is demonstrated when looking at the current dynamics of Dubai and Istanbul. Dubai dominates global headlines as one of the fastest-growing property investment markets in the world. Istanbul, on the other hand, is currently undergoing a monetary tightening cycle and quietly preparing for its next real estate boom.
How do global property investors take advantage of this? In this article, we present a careful five-year plan outlining how strategic investors can enter Dubai’s thriving off-plan market today – exit within the next 18 to 24 months with a ROI of 50% – and then reinvest their profits into Istanbul, just as Turkey is about to start its next property surge.
The property sector in Dubai has consistently delivered double-digit growth since 2021. According to data and statistics, residential prices in Dubai increased by 20% on average in 2023. Luxury areas of the market, such as Palm Jumeirah and Dubai Hills, saw even bigger increases with prices rising by up to 40%.
At the same time, off-plan transactions increased dramatically – now accounting for over 60% of total real estate sales in Dubai. Trusted developers such as Emaar, Damac, and Sobha offer incentives for early investors, such as low initial deposits and extended payment plans to ensure that off-plan units are sold in record time and numbers.
How does Pre-Launch ROI Work in Dubai?
Most pre-launch and off-plan developments in Dubai are offered to investors with a 10/70/20 payment plan. This means that investors pay just 10% as an initial deposit, 70% during the construction period, and 20% on final handover.
Importantly, from the project launch and final handover completion date, prices typically increase by 20% to 25% depending on the quality and location. This translates into a real ROI of up to 50% on invested capital. This leveraged appreciation combines with zero capital gains tax – showcasing just why Dubai off-plan is one of the world’s most popular high-return markets.
EXAMPLE: An investor agrees to purchase an off-plan unit for 1,500,000 AED. The investor pays 10% as a deposit and will pay 70% during construction and 20% upon completion. After 18 months, the investor has paid a total of 750,000 AED, while the property value has increased by 25% to 1,875,000 AED. If the investor sells at this point, profit would amount to 375,000 AED – which is a 50% ROI on the 750,000 AED that the investor has spent so far.
According to data from the CBRE 2025 Outlook, average property prices in Dubai are expected to appreciate by 10% to 15% from now through to mid-2026, before a period of stabilisation. That two-year window for off-plan entry allows investors to enjoy high momentum, manageable supply, and liquidity for a fast exit.
Other Reasons to Invest in Dubai Now:
- Population Growth: The population of Dubai now exceeds 3.7 million people and is growing by 5% to 6% per year with more professionals and families relocating to the UAE.
- Tourism Numbers: Over 17 million international visitors travelled to Dubai in 2024 with pre-pandemic highs expected to be surpassed by the end of 2026.
- Infrastructure: The skyline of the city continues to be expanded by new mega-projects including Dubai Creek Harbour, Palm Jebel Ali, and The Oasis by Emaar.
- Rental Yields: In prime zones of the city, investors enjoy annual rental income of around 6% to 8%. This is almost double of what can be obtained in London or Paris.
- Government Policy: Long-term residency visas such as the Dubai Golden Visa and 100% foreign ownership sustains high demand for UAE real estate from global investors.
Off-plan properties in Dubai can only be resold once 30% to 40% of payments have been made. This ensures a vibrant off-plan market with buyers keen to purchase mid-construction units in projects that are unlikely to be delayed, rather than waiting for new launches and offers.
Most new projects that were launched in Dubai from 2024 to 2025 will be fully completed and ready for handover by 2026 to 2029 – aligning this investment strategy perfectly with the emerging window opening in Istanbul.
Selling at or Near Handover allows Investors to:
- Capture peak appreciation before large supply enters the market.
- Avoid any post-handover service charges or tenant management.
- Release capital tax-free with no capital gains tax paid in the UAE.
In 2024, the Central Bank of Turkey increased its benchmark interest rate to 40% in order to combat rising inflation levels. That aggressive stance led to a period of low levels of domestic borrowing but set the stage for a rate-cut cycle to begin in 2025. Goldman Sachs and Reuters predict that rates in Turkey could decline to single digits by the end of 2027.
Why is this important for investors? Historical data shows that following each major rate-cut cycle in Turkey, the property market surges to new highs:
| Year | Policy Rate Cut | Average Annual Istanbul Price Growth |
| 2018 to 2019 | 24% to 10% | +38% |
| 2020 to 2021 | 10% to 8% | +60% |
| 2025 to 2027 | 40% to 9% | +45% to 55% (Projection) |
Why Enter the Market Early?
Foreign investors who purchase before interest-rate cuts can secure properties at lower prices with higher room for negotiation. Once rates fall and mortgage accessibility increases – domestic demand will return, and prices will rise in Lira and foreign-currency terms.
The upside potential in Istanbul is significant. Investors can purchase modern and central apartments from $2,500 USD to $3,500 USD per square metre. This is far below most global cities. In Dubai, for comparison, prices average $6,000 USD per square metre, and in Madrid prices average $7,500 USD per square metre.
1. Şişli and Bomonti: Located in the central Şişli area of Istanbul, Bomonti is undergoing a wealth of Urban Regeneration likened to what has previously been seen in London’s Shoreditch. Skyscrapers, modern towers, hotels, and rising international demand make Bomonti an excellent pick for medium-term investment and growth.
2. Kağıthane: Connecting Levent to the Golden Horn, Kağıthane is just a few minutes driving distance away from Şişli and Bomonti and continues to see improvement in infrastructure with new Metro links and apartment buildings being constructed. According to data, prices have already grown by 25% since 2022.
3. Beyoğlu and Taksim: Part of the historical centre and the core of Istanbul’s prosperous tourism and Airbnb rental investment market. Strategic apartments in Beyoğlu and Taksim can provide rental yields up to 8% per annum for investors, as well as strong future resale potential in foreign-currency terms.
4. Maltepe and Kartal: Located on the Anatolian side of Istanbul along the Marmara coastline, these districts are sought after by families seeking friendly complexes with sea views and access to on-site amenities. Sea view residences often command a premium price and can obtain up to 7% in rental income per annum.
| Step | Market | Action | Outcome |
| 1 | Dubai 2025 | Buy off-plan property valued at 1,500,000 AED and 10% down payment | Entry |
| 2 | Dubai 2026 | Sell after 18 months with 25% price growth and only 750,000 AED paid so far | Profit 375,000 AED, which is a 50% ROI |
| 3 | Istanbul 2027 | Strategically reinvest UAE profits into Istanbul's growing districts | Positioned before the Istanbul boom |
| 4 | Istanbul 2028 to 2030 | Prices predicted to rise by 50%, which is typical following easing cycle | Total ROI around +90% in 5 years |
Why This Strategy Works
1 – Tax Efficiency – Investors in Dubai do not have to pay capital gains tax or income tax when they sell – meaning that profits will remain intact.
2 – Cyclical Opposites – Dubai is mid-cycle while Turkey is pre-cycle. This offsetting of cycle phases reduces the overall risk and volatility of the investment.
3 – Capital Mobility – Turkey and the UAE allow foreigners to have 100% ownership of their property investments and straightforward repatriation of funds.
4 – High Liquidity – The off-plan resale market in Dubai and the local demand in Istanbul ensures high levels of liquidity when it comes to buying or selling.
By the end of 2030, the economy of Dubai is projected to reach 600 billion AED GDP. This is fuelled by finance, tourism, and AI. The next construction wave in the UAE will create a new pre-launch cycle for investors to re-enter Dubai with their Istanbul profits.
On the other hand, Turkey is targeting a $1 trillion USD GDP breakthrough and renewed EU-trade expansion. If Turkey succeeds in lowering interest rates over the next couple of years, experts predict that property prices in Istanbul could double between 2025 and 2030.
A strategic and highly disciplined global real estate investor could, therefore, repeat this two-market rotation during every successful 5-year cycle – compounding wealth faster than investing in a single-market with a buy-and-hold model.
Key Risks and How to Mitigate Them
- Currency Volatility: Hold proceeds in USD or AED before converting to TRY to buy in Istanbul.
- Construction Delays: Choose trusted developers such as Emaar for completion consistency.
- Geopolitical Risk: Diversify between stable Gulf markets and EU-linked economies like Turkey.
- Liquidity Risk: Time exits carefully and work with professional agencies familiar with the market.
Wealth via property is not built by just owning assets, it’s built by owning them at the right time. For investors who are ready to act, 2025 is the starting point to enter Dubai’s prime off-plan window in order to secure ROI and be perfectly positioned to capitalise on Istanbul’s next real estate boom. The Dubai-to-Istanbul strategy uniquely captures two opportunities:
1 – Immediate and Tax-Free ROI: Available from Dubai’s off-plan and pre-launch phases.
2 – Mid-Term Capital Growth: From Istanbul’s upcoming boom fuelled by monetary easing.
At Place Overseas, we are specialists in both the Dubai and Istanbul real estate market. Our advisors have helped thousands of international investors identify the most promising projects and investment opportunities in both markets. Our team is on hand to structure your exits and ensure that each stage of your strategic portfolio rotation is handled with professionalism and precision. Contact us today for a free consultation and tailored guidance.
Off-plan real estate in Dubai outperforms global off-plan properties – offering high gains, tax-free profits, and secure investment from reliable developers.
During construction, the value of Dubai properties often increases by 20% to 25%. By selling before completion and once you have paid around 50% of the value, your effective ROI doubles.
Interest rate cuts and improved access to credit for Turkish buyers will unleash domestic demand for real estate. Historically, following cycles of tightening, prices in Istanbul increase by 40% to 60%.
With lower borrowing costs and easier access to mortgages, the number of buyers in Turkey increases. This pushes real estate prices up in Lira and foreign-currency terms.
Currency swings, political shifts, and delays in project construction. However, with careful timing and professional representation, these challenges can be relieved.
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