TURKISH REAL ESTATE & CITIZENSHIP BY INVESTMENT
What is the Turkish Citizenship by Investment Program?
Secure a Turkish passport by purchasing real estate in Turkey worth at least $400,000 and holding it for 3 years. Applicants can include a spouse and children under 18. This remains one of the fastest investment migration programs globally.
What are the steps to apply for citizenship via real estate?
1. Get a Turkish tax ID
2. Open a Turkish bank account
3. Purchase property ≥ $400,000 with 3-year hold clause
4. Licensed valuation report
5. Register title deed (Tapu)
6. Obtain Certificate of Conformity
7. Apply for residence permit
8. Submit citizenship application (typically processed in 4–6 months)
Is converting foreign currency to Turkish Lira required?
Absolutely. All investments must be converted to Turkish Lira via a Turkish bank, and a Foreign Currency Purchase Certificate must accompany the deed submission
Can I combine properties for $400K threshold?
Yes, multiple properties purchased the same day, totalling ≥ $400,000, are valid for citizenship.
Who qualifies and who is excluded?
• Eligible: main applicant, spouse, children under 18
• No Turkish language or residency required
• Domestic background check only
• Excluded nationalities: Armenia, North Korea, Cuba, Syria
Can I resell after 3 years?
Yes, after the mandatory 3-year hold period. Citizenship remains unaffected by resale.
Do I need to live in Turkey?
No. Citizenship via investment requires no residency, and processes can be completed remotely via Power of Attorney
What are the taxes & fees on property?
• 4% Title Deed Tax
• Notary & translation fees
• Lawyer/agent fees
• Residence permit and citizenship application costs
What if my application is denied?
You can appeal, often due to file issues or improper conversions. Legal assistance is strongly recommended
Are background checks needed?
Yes, conducted by Turkish authorities. No need for foreign police certificates.
What legal risks should I avoid?
• Funds must go via Turkish banks only
• Appraisal must match purchase value
• Cannot buy from another foreigner
• Must record 3-year hold clause on Tapu
• Short-term rentals need permits
How long does the process take?
From property purchase to citizenship: 4–6 months, depending on documentation and migration authority timelines.
Are dual citizenship & visa-free travel allowed?
• Dual citizenship is allowed
• Turkish passport grants visa-free access to 110+ countries
What about completing the process during construction?
You can apply while renovating or building, as long as you hold a valid title deed and valuation.
Will my property hold value in dollar terms against a depreciating TL?
Outperforming Lira Depreciation
● Lira Slide: USD / TRY at 39.42 on June 16 2025—a c. 50% y-o-y depreciation tradingeconomics.comtradingeconomics.com.
● USD-Price Gains:
○ Istanbul avg price rose from US$1 517 /sqm in Q2 2024 to US$1 520 /sqm in
Q1 2025, a +0.2% net gain in USD terms realting.comglobalpropertyguide.com.
○ National avg rose from US$870 /sqm in Q2 2024 to US$988 /sqm in Jan 2025,
a +13.6% USD gain tranio.comglobalpropertyguide.com.
Bottom line: Even after the TRY lost half its value, property prices in USD have still edged higher, ensuring real returns for dollar-based investors.
Visa Access After Obtaining Turkish Citizenship or Residency (2024–2025)
What kind of visa access does a Turkish passport provide?
A Turkish passport offers visa-free or visa-on-arrival access to 110+ countries, including:
• Japan, South Korea, Singapore, South Africa, most of South America, and many
Balkan nations.
• E-visas or easy tourist visas for countries like Australia and Kenya.
• Schengen, UK, US, and Canada require standard visa applications.
This mobility is one of the reasons foreign investors choose Turkish citizenship by investment.
Can a Turkish citizen apply for a Schengen visa from within Turkey?
Yes. Turkish passport holders and residents can apply for a Schengen visa at any Schengen country’s consulate in Turkey. You must apply at least 15 days before your intended travel date, and applications are typically processed within 15 business days. This is ideal for investors looking to travel to Europe without having to apply from their home country.
Can Turkish citizens apply for a U.S. tourist visa (B-1/B-2) from Turkey?
Yes. Applicants must:
• Complete Form DS-160
• Book an interview at the U.S. Embassy in Ankara or Consulate in Istanbul
• Pay the $185 USD visa fee
• Present documents proving travel purpose and ties to Turkey
Visa issuance timelines generally range from 5 to 15 business days, post-interview.
Can foreign nationals holding a Turkish residence permit apply for a U.K. visa from Turkey?
Yes. Non-Turkish citizens living in Turkey under a residence permit can apply for various UK visa categories, including:
• Standard Visitor Visa
• Family Visas
• Work Visas (e.g., Skilled Worker, Innovator)
Applications must be filed online and processed through TLS Contact or VFS Global centers in Turkey.
Applicants must not be physically in the UK at the time of application.
Why This Matters for Investors?
One of the top questions asked by clients considering Turkish citizenship by investment is,
“Will I get easier access to the U.S., U.K., or Europe?”
The answer is: Yes—through stable application paths and well-established consular access in Turkey.
As a citizen or legal resident of Turkey, you can apply for all major visa types from within Turkey,
which simplifies planning for business, relocation, education, or family travel.
Why Invest in Istanbul Real Estate & Turkish Citizenship? (2024–2025)
1. World-leading price growth even against currency depreciation
• According to Knight Frank’s Global House Price Index, Turkey led all 56 markets in 2024 Q4, with an impressive 29.4% annual nominal house price increase despite 10.4%
decline when inflation-adjusted.
• Istanbul, the epicenter of this trend, saw 29.6% nominal gains in January 2025 a powerful signal of continued capital appreciation.
This shows that even with the depreciating Lira, foreign investors in USD/EUR saw strong real asset growth, making a compelling case for “invest in Istanbul real estate” and “buy Turkish citizenship by investment.”
2. Exceptional rental yields: 7%+ gross, 5–6% net
• Turkey-wide gross rental yield reached 7.41% in Q1 2025, up from 7.14% in Q1 2024.
• Istanbul’s average gross yield stands at 7.30%, translating to a healthy 5–6% net ROI once expenses like taxes, maintenance, and insurance are accounted for.
Top-performing neighborhoods (gross yield):
• Beylikdüzü – 11.7% (1‑bed), 10.5% (2‑bed)
• Esenyurt – 9.60% (1‑bed), 8.69% (2‑bed), 8.63% (3‑bed)
• Şişli – 9.38% (1‑bed)
• Küçükçekmece – 10.12% (1‑bed)
(These aren’t guesses—they’re data-driven insights sourced directly from Global Property
Guide.)
3. Annual TUİK-indexed rent increases
• Landlords can legally adjust rent annually based on Turkey’s Consumer Price Index (CPI) published monthly by TUİK.
• After lifting the old 25% cap, rent hikes now follow CPI, which has ranged 25–65% in 2024—a strong inflation hedge.
4. Short-term rentals like Airbnb—permitted, but regulated
• Short‑term holiday rentals (under 100 days/year) are allowed but require:
• A Tourism Purpose Accommodation License
• Building management approval
• Otherwise, landlords risk large fines (TRY 100k–1M)
What this means for foreign investors?
• High capital gains through Istanbul’s real estate value growth
• Strong rental returns (~5–6% net + CPI rent increases)
• Option to convert properties to short-term rentals legally and profitably
• Elevated investor appeal with the Turkish Citizenship by Investment program $400K investment secures both financial return and a Turkish passport
WHY INVEST IN ISTANBUL REAL ESTATE? (2024 DATA & SEO KEYWORDS)
• Knight Frank Q1 2024: Turkey led global house price growth with 52% nominal and 9.9% real (inflation-adjusted) gains.
• Istanbul real estate market is core to this growth—high rental yields (4–7%), undervalued in USD due to Lira depreciation.
• Combined with the Turkish Citizenship by Investment program ($400K investment + passport), it’s a rare high-growth, lifestyle-backed investment opportunity.
• Foreign investors benefit from capital appreciation, rental income, and bookable citizenship ROI