Turkish Citizenship by Real Estate Investment – 2025 Complete Guide

Introduction

Imagine owning a property on the vibrant streets of Istanbul or near the Mediterranean beaches of Antalya—and gaining citizenship in the process. Sounds like a dream? For thousands of investors across the globe, the Turkish Citizenship Real Estate Program has turned this dream into reality. With its straightforward process, relatively low investment threshold, and attractive lifestyle perks, Turkey has fast become one of the top destinations for citizenship-by-investment seekers.

Why is everyone talking about it? Because unlike other citizenship programs that require millions or complex bureaucratic hoops, Turkey offers a streamlined, cost-effective path to a second passport. Whether you're an entrepreneur, an expat, or simply seeking global mobility, this program opens doors to not just property in a beautiful country but also visa-free access to over 110 nations.

But it’s not just about the passport. It’s about opportunity—economic, personal, and financial. So, let’s dig deep into everything you need to know about the Turkish Citizenship Real Estate Program in 2025.

What is the Turkish Citizenship Real Estate Program?

The Turkish Citizenship Real Estate Program is a government initiative that allows foreign nationals to obtain Turkish citizenship by investing in real estate. Launched in 2017 and updated multiple times to meet global standards, this program aims to attract foreign capital while offering international investors a secure and legal path to a second nationality.

At its core, the program lets you buy property worth at least $400,000 (as of 2025) and become eligible for full citizenship. There’s no requirement to live in the country, learn Turkish, or even declare global income. It’s designed to be fast, efficient, and investor-friendly.

So, who is this for? Essentially, any non-Turkish citizen who meets the minimum investment criteria and passes the background checks can apply. Whether you’re a retiree looking to settle, a business owner exploring the Turkish market, or someone seeking a global backup plan—this program could be your golden ticket.

The best part? Once approved, you get a Turkish passport, giving you access to various social services, public education, healthcare, and visa-free or visa-on-arrival access to over 110 countries.

How the Program Works

The program is relatively simple but must be followed precisely. Here's how it works:

Choose and purchase real estate worth at least $400,000. It must be a single or multiple units bought from Turkish citizens or companies with a verified title deed.

Obtain a valuation report from a government-approved appraiser. This ensures that the property’s worth aligns with market rates and meets the minimum requirement.

Transfer funds via a Turkish bank and obtain proof of payment. Cash deals or unofficial transfers won’t be accepted.

Apply for a Certificate of Conformity from the Ministry of Environment, Urbanization, and Climate Change. This confirms that your investment qualifies for citizenship.

Apply for a short-term residency permit, followed by the citizenship application itself.

Submit biometric data, translated and notarized documents, and pass a background check.

Wait for approval—usually within 3 to 6 months.

Throughout the process, working with licensed legal advisors and property consultants is strongly advised to avoid common traps and ensure compliance with local regulations.

Minimum Investment Requirements

One of the major reasons the Turkish program gained popularity is the relatively low investment requirement. As of 2025, the minimum threshold is $400,000 USD—a figure that has seen increments since the program’s launch in 2017 when it was just $250,000.

The property must be:

Purchased from a Turkish national or a Turkish-registered company

Free of liens or debts

Appraised and verified by a certified real estate valuation expert

Held for at least three years (a notarized pledge is registered to ensure this)

If you’re thinking of gaming the system with under-the-table deals or inflated pricing, think again. The Turkish government uses independent valuation reports and strict auditing to prevent manipulation. If your property is overvalued or doesn’t meet criteria, your application will be denied—no exceptions.

You can buy multiple properties as long as the total investment meets or exceeds the minimum amount. For example, buying two apartments worth $200,000 each in separate locations is acceptable.

Eligible Property Types

Wondering what kind of properties qualify? Here's what you need to know.

You can invest in:

Residential properties: Apartments, villas, or townhouses in urban or suburban areas.

Commercial properties: Offices, shops, hotels, or industrial buildings.

Land plots: Provided they’re zoned and approved for development.

Off-plan projects: Allowed, but must have a notarized sales agreement and payment plan in place.

The most popular choice remains ready-to-move-in residential apartments in high-demand cities like Istanbul and Antalya. These not only make for great personal use or rentals but are also easier to evaluate and liquidate later.

However, be careful with:

Agricultural land: Often restricted for foreign ownership.

Unzoned land: May not be usable for construction or resale.

Shared ownership: If buying with others, only the portion owned by you counts toward the investment.

Choosing the right property type is more than just meeting the minimum value—it’s about maximizing your return and ensuring a smooth application process.

Locations That Qualify

Turkey is a vast country with a diverse real estate market, and not all regions are created equal when it comes to the Citizenship by Investment program. Technically, you can buy property anywhere in Turkey to qualify, as long as it meets the program's conditions. However, some cities and regions offer better value, appreciation potential, and lifestyle benefits than others.

Let’s break down the top locations for investment:

Istanbul – The Economic and Cultural Capital

Istanbul is by far the most popular destination for real estate investors aiming for Turkish citizenship. It’s a megacity that blends ancient history with a modern skyline, and its real estate market is booming.

Why Istanbul?

Strong rental yields and capital appreciation

Wide variety of properties—luxury apartments, commercial units, historical villas

A hub for business, tourism, and international schools

Excellent infrastructure and connectivity

While property prices are higher here compared to the rest of Turkey, the resale and rental demand is unmatched. Neighborhoods like Beylikdüzü, Başakşehir, and Kadıköy are hot zones for citizenship-linked investments.

Antalya – Coastal Paradise with Growth Potential

If you’re dreaming of sea views and a relaxed Mediterranean lifestyle, Antalya is perfect. This coastal city is rapidly becoming a magnet for European and Middle Eastern buyers.

Key benefits:

More affordable than Istanbul

Popular among retirees and digital nomads

Beautiful beaches, modern amenities, and year-round tourism

Short-term rentals offer high ROI

Areas like Lara, Konyaaltı, and Alanya have become citizenship hotspots due to their value-for-money offerings and natural beauty.

Ankara – The Political and Administrative Hub

While it’s not as popular as Istanbul or Antalya for tourism, Ankara has a solid and stable property market. As Turkey’s capital, it attracts diplomats, bureaucrats, and long-term residents.

Why consider Ankara?

Stable rental market with professional tenants

Lower property prices

Safe and orderly city life

Growing expat community

Emerging Cities to Watch

Several second-tier cities are gaining attention due to lower costs and infrastructure investments:

Bursa – Close to Istanbul with nature and industry

Izmir – Aegean gem with relaxed living and strong expat presence

Mersin – Affordable coastal city with real estate potential

Trabzon – Popular among Middle Eastern investors for its lush climate and culture

When choosing a location, think about not just price but lifestyle, resale value, rental demand, and personal goals. A strategic location can turn your citizenship journey into a profitable long-term investment.

Step-by-Step Process to Acquire Turkish Citizenship via Real Estate

You’re probably wondering: “How do I actually go from buying property to holding a Turkish passport?” Let’s walk through the entire process in a simplified, step-by-step way.

1. Choose a Reliable Real Estate Agent or Legal Advisor

This is crucial. Choose an agent or lawyer who is experienced with the Turkish Citizenship by Investment program. Many international law firms and local experts offer end-to-end assistance, and they can save you from pitfalls.

2. Select and Purchase Property

Start scouting properties based on your budget (minimum $400,000). Ensure they meet the following:

Legally zoned and registered

Owned by a Turkish individual or legal entity

No outstanding taxes or liens

Suitable for title deed transfer (Tapu)

You can buy one or multiple properties, as long as the combined value meets the threshold.

3. Obtain a Real Estate Valuation Report

A government-certified valuation expert must appraise the property to ensure it aligns with market prices. This report is mandatory and must reflect a value of $400,000 or more.

4. Transfer the Funds Legally

Payment must be made through a Turkish bank. No cash or third-party transactions. Obtain receipts and SWIFT confirmations. This helps prevent fraud and ensures transparency.

5. Get the Certificate of Conformity

This document is issued by the Ministry of Environment and Urbanization once your investment is verified. It proves that your property purchase meets the citizenship criteria.

6. Apply for a Short-Term Residence Permit

Even though you don’t need to live in Turkey, a short-term residence permit is necessary for the citizenship application.

7. Submit Your Citizenship Application

Once all paperwork is in place, you or your legal representative can submit your application to the Directorate of Population and Citizenship Affairs.

Documents usually required:

Passport and passport photos

Title deed

Bank receipts

Valuation report

Tax ID number

Proof of residence (hotel address or rental)

Marriage certificate (if applicable)

Birth certificates for children

8. Undergo Background Checks and Biometrics

You’ll be required to submit biometric data and pass a security screening. This is standard protocol to ensure applicants have no criminal background.

9. Receive Approval and Your Turkish Passport

If all goes well, you’ll receive approval within 3–6 months. Then you can officially apply for your Turkish passport, either in Turkey or through a consulate abroad.

The entire process can be done remotely through a Power of Attorney if you can’t be in Turkey in person.

Timeline: How Long Does It Take?

On average, the entire Turkish Citizenship by Investment process takes 3 to 6 months from property purchase to receiving your passport. Here’s a typical timeline breakdown:

Can It Be Done Faster?

Yes, if:

You have all documents prepared in advance

You work with an experienced law firm

No errors are made in paperwork

You don’t require translation time for foreign-language documents

However, it’s important not to rush. Rushing leads to mistakes, and in citizenship applications, mistakes can be costly—not just in money, but in time.

Required Documents

Don’t underestimate the paperwork. Even though the process is straightforward, incomplete or improperly prepared documents are one of the biggest causes of delays.

Here’s What You’ll Need:

Valid passport (must be notarized and translated into Turkish)

6 biometric photos (white background, recent)

Tax registration number (easily obtained from a Turkish tax office)

Turkish bank account (you need this for fund transfers)

Title deed (Tapu) of the purchased property

Real estate appraisal report

Marriage certificate (if applying with spouse)

Birth certificates of children (if applying with family)

Power of Attorney (if applying through a lawyer)

All non-Turkish documents must be translated and notarized, and in many cases, also apostilled depending on your country of origin.

Pro tip: Get everything double-checked by a Turkish attorney before submission. Rejected documents can drag your application by months.

Taxes and Fees Involved

One thing many investors overlook when jumping into the Turkish Citizenship by Investment program is the total cost. Buying property isn’t just about the listing price—you’ll need to budget for several additional fees and taxes. Let’s break it all down so you don’t get surprised halfway through the process.

1. Property Purchase Taxes

Title Deed Transfer Tax: This is the biggest chunk—4% of the declared property value, typically shared between buyer and seller unless otherwise agreed.

VAT (Value Added Tax): Generally exempt for foreign buyers under certain conditions, especially if it’s your first property in Turkey and you don’t reside in the country.

Municipal Fees: Small charges for various local government procedures, generally under $100.

2. Legal and Administrative Costs

Lawyer Fees: Typically range from $2,000 to $5,000, depending on the services provided (POA setup, due diligence, application filing, etc.)

Translation and Notary Fees: Every foreign document (passport, marriage/birth certificates, etc.) must be translated to Turkish and notarized. Expect to pay $500–$1,000.

Real Estate Appraisal Report: Around $300–$500, done by licensed appraisers recognized by the government.

Bank Fees & SWIFT Charges: Minimal but should be factored in, usually $50–$100.

3. Residence Permit and Citizenship Application Fees

Residence Permit Application Fee: Around $200–$300 per person.

Citizenship Application Fee: While there’s no fixed “application fee” for the citizenship process itself, document submission, biometric processing, and other procedural expenses can cost around $500–$1,000.

4. Optional Costs

Property Management Services (if renting it out): Starts from $50/month depending on property type.

Furnishing & Renovation: Completely optional, but many choose to furnish for rental or resale purposes.

Travel and Accommodation Costs: If visiting Turkey during the process (not mandatory), plan for airfare, hotel, etc.

Estimated Total Cost (Including Fees)

If you buy a property worth $400,000, expect to spend an additional $8,000–$15,000 in fees and taxes to complete the citizenship process.

A sample breakdown:

It’s always best to overestimate rather than underestimate. Working with experienced professionals will also ensure you're not overpaying or being charged unnecessary “fees.”

Residency vs. Citizenship

Many people confuse residency with citizenship, but they are not the same—especially in Turkey’s legal framework. So before you dive in, it’s important to know what each status offers and requires.

Residency

A residency permit allows you to live in Turkey legally. You can:

Rent or buy property

Send your kids to school

Access basic healthcare

Open bank accounts

Apply for work permits

However, you can’t vote, you don’t get a Turkish passport, and your visa-free travel options remain tied to your original nationality.

Residency permits are:

Renewable yearly or every 2 years

Easy to obtain, especially if you own property or have a rental agreement

Not a path to citizenship unless you reside continuously in Turkey for 5+ years

Citizenship

Citizenship gives you the full rights of a Turkish national, including:

Turkish passport

Voting rights

Full healthcare and education access

Ability to work and start a business freely

No need to renew or update your immigration status

Unlike residency, you don’t need to live in Turkey to maintain your citizenship status under the real estate investment route.

So which one is better?

If you're only planning to stay short-term, residency is enough. But if you want global mobility, security, and long-term investment value, citizenship is far superior—especially since the property requirement is similar in both cases.

Rights and Benefits of Turkish Citizenship

Let’s get to the good stuff—what do you actually gain when you become a Turkish citizen through real estate investment?

1. Visa-Free Travel

With a Turkish passport in hand, you get visa-free or visa-on-arrival access to over 110 countries, including:

Japan

South Korea

Singapore

Brazil

South Africa

Most of Latin America

While the EU and USA still require visas, Turkish citizens enjoy a relatively smooth visa process due to bilateral agreements.

2. Access to Public Services

As a Turkish citizen, you can:

Enroll in public healthcare and benefit from subsidized treatment

Send your children to public schools and universities

Take advantage of government pension and retirement programs

Use social welfare services in case of unemployment or disability

3. Dual Citizenship Allowed

Turkey allows dual (or multiple) citizenship, so you don’t have to give up your original nationality—unless your home country prohibits it.

4. Business & Work Rights

Want to start a company or work in Turkey? Citizenship lets you:

Own and operate a business without restrictions

Purchase agricultural or commercial land

Work in regulated sectors like law, medicine, and finance

Import and export goods under local license

5. No Mandatory Residency or Language Test

This is a huge plus. You’re not required to:

Live in Turkey before or after getting your passport

Learn Turkish

Pass integration or cultural exams

In short, you gain all the rights of a citizen with none of the conventional obligations.

Can You Include Family Members?

Yes—and this is one of the most appealing parts of the program. Your investment doesn’t just cover you—it extends to your immediate family too.

Eligible Family Members Include:

Your spouse

Your children under 18 years of age

Disabled children of any age (with medical proof)

There’s no extra investment required to include them. Whether you’re applying solo or with a spouse and two kids, the minimum stays at $400,000.

How Does It Work?

When submitting your citizenship application, you’ll need to:

Provide marriage certificates

Provide birth certificates for each child

Show that all dependents are legally tied to you (biological or legal)

Each member will receive their own Turkish passport upon approval.

If your child turns 18 during the application process, they must apply separately, which may require another investment depending on the situation.

Selling the Property After Citizenship

So, you’ve secured your Turkish passport—can you sell the property immediately and walk away with profit? Not quite. There are some strict conditions tied to your investment, and violating them could result in revoked citizenship or legal trouble.

Minimum Holding Period

One of the main rules is that you must retain ownership of the property for at least 3 years after receiving your citizenship. This condition is legally registered with a “no-sale” annotation (satılamaz şerhi) on your title deed.

Trying to sell before the 3-year holding period?

Not allowed under the citizenship rules

Could void your citizenship retroactively

May lead to legal penalties or nullified title deed transfers

After 3 Years – What Are Your Options?

Once the three-year period is over, you’re free to:

Sell the property on the open market

Rent it out for long-term or short-term leases

Reinvest in a new property (if you’re seeking ROI)

Keep it for lifestyle use, like a vacation or retirement home

This flexibility is one of the reasons why the Turkish program is so attractive. Unlike some countries where your property must be held indefinitely, Turkey offers an exit plan.

Important Considerations When Selling

Capital gains tax may apply depending on when you sell and how much profit you make.

Selling to another foreigner does not transfer citizenship rights to them.

You’ll want to work with a reputable real estate agent to ensure fair pricing and legal compliance.

Rental Potential in the Meantime

If you’re not planning to live in the property, you can rent it out during the 3-year hold period. Rental income can help offset your taxes, maintenance costs, or even fund new investments.

Common Pitfalls to Avoid

As smooth as the Turkish Citizenship Real Estate Program sounds, it’s not without its risks. Many investors—especially first-timers—fall into traps that can cost them time, money, and even their chance at a passport.

1. Overpaying for Property

Some developers or agents may inflate property values knowing foreigners need to hit the $400,000 mark. Always insist on an independent valuation from a government-certified appraiser before purchasing.

2. Buying Unqualified Property

Not every property qualifies for citizenship—even if it costs more than $400,000. It must:

Be registered with a clean title deed

Be sold from a Turkish national or company

Not have been previously used for another citizenship application

3. Ignoring the Legal Paperwork

Failing to get proper documentation translated, notarized, or apostilled can delay or derail your application. Using a qualified attorney is not optional—it’s essential.

4. Misunderstanding the 3-Year Hold Period

Selling or transferring your property before 3 years is a deal-breaker. Make sure you fully understand this rule and plan accordingly.

5. Not Checking Developer Reputation

If you're buying off-plan or new developments, research the developer. Delays, bankruptcy, or legal issues with construction can leave you stuck with an ineligible or incomplete property.

Bonus Tip: Don't Try to DIY

This is not a “do-it-yourself” kind of deal. Even if you’re an experienced investor, Turkish bureaucracy can be complex. Legal representation, real estate advisors, and translators are all part of a successful application.

Real-Life Case Studies

Let’s look at a few real-world examples of people who successfully (and sometimes unsuccessfully) navigated the Turkish Citizenship Real Estate Program.

Case Study 1: Ahmed from Pakistan

Ahmed purchased a luxury apartment in Istanbul for $410,000. He used a lawyer and followed all legal procedures. Within 5 months, he and his wife and two children received their Turkish passports. They now visit Turkey twice a year and rent out the property in the meantime, generating around $1,800/month in income.

Lesson learned: Use professionals. The smooth process paid off.

Case Study 2: Julia from Russia

Julia bought an apartment in Antalya for $420,000—but didn’t realize the property was previously used by someone else for the same program. Her citizenship application was rejected due to non-eligibility.

Lesson learned: Verify that the property hasn’t already been used for a citizenship claim.

Case Study 3: David from South Africa

David opted for an off-plan project in Izmir. The developer promised a 12-month delivery, but construction got delayed due to legal issues. Two years later, he still didn’t have a title deed—thus, no application could be submitted.

Lesson learned: Be cautious with off-plan properties and research the builder’s history.

These stories highlight both the opportunities and risks. Done right, Turkish citizenship is a powerful asset. Done carelessly, it can become a costly headache.

Is It Worth It? Pros and Cons

Like any major decision, investing in the Turkish Citizenship Real Estate Program has both upsides and downsides. Here’s an honest breakdown to help you decide.

Pros

Fast-track to citizenship (as little as 3–6 months)

No residency requirement (you don't need to live in Turkey)

Affordable compared to other countries (Greece, Portugal, etc.)

Dual citizenship allowed

Solid investment opportunity in a growing market

Includes family members at no extra cost

Full access to education, healthcare, and business rights

Cons

3-year mandatory hold period on property

Risk of buying ineligible or overvalued property

Bureaucratic paperwork and documentation process

Some travel restrictions remain compared to EU passports

Currency volatility of the Turkish Lira

Political and legal system may not suit everyone

Bottom Line

If you want a relatively low-cost, quick, and legitimate path to a second passport, Turkey’s real estate program is definitely worth considering. It offers freedom, flexibility, and investment upside—but only if you do it right.

Conclusion

The Turkish Citizenship Real Estate Program is more than just an immigration route—it’s a strategic investment and a global mobility solution. With a minimum property investment of $400,000, you can unlock a world of benefits: a new passport, access to healthcare, business rights, and most importantly, peace of mind in an increasingly unpredictable world.

But success doesn’t come from just writing a check. It requires smart planning, expert guidance, and careful execution. From choosing the right property to filing documents correctly, every step matters. Do it right, and you're not just buying real estate—you’re buying opportunity, stability, and freedom.

FAQs

1. Can I apply for Turkish citizenship if I buy land instead of an apartment?

Yes, but the land must be zoned for construction and meet all legal requirements. Agricultural or unzoned lands usually don’t qualify.

2. Do I need to speak Turkish to apply for citizenship?

No. There is no language requirement in the real estate investment program. Everything can be handled through translators and legal representatives.

3. Can I rent out the property while holding it for three years?

Absolutely. Many investors rent their properties either short-term (Airbnb-style) or long-term to locals and tourists.

4. What happens if property values drop below $400,000 after purchase?

As long as the property met the valuation requirement at the time of purchase and was verified by a certified appraiser, fluctuations in market value do not affect your citizenship status.

5. Is the Turkish passport strong for global travel?

It's a mid-tier passport offering visa-free or visa-on-arrival access to over 110 countries, including Japan, South Korea, Brazil, and most of Latin America.