Turkish Citizenship by Real Estate Investment: 2025 Guide

Getting Turkey citizenship through property investment has become one of the most popular choices for global investors, digital nomads, and families.

The program offers a fast and affordable path to a second passport.

Buying property for $400,000 or more lets you apply for Turkish citizenship, and authorities usually grant the passport within 8–12 months.

In this article, we will share how to get Turkish citizenship by real estate investment and how to avoid scams to protect your investment.

Turkey Citizenship by Property Investment allows foreign nationals to obtain Turkish citizenship by purchasing real estate worth at least USD 400,000. The program requires investors to keep the property for three years without selling. Residential and commercial properties qualify, and land qualifies only if it has a building or a legal construction plan. New citizens can rent the property and earn rental income during the three-year restriction and sell the property afterward without losing Turkish citizenship.

Both first-time buyers and experienced investors are choosing Turkey. Let’s look at why so many people are joining this program today.

Affordable Investment

You need to invest only USD 400,000 in real estate to qualify. Compared to other Turkish citizenship-by-investment programs, this amount is more accessible, which makes Turkey an attractive option for investors who want a second passport.

Quick Citizenship Process

Turkey launched the program in 2017 to attract foreign money into real estate. Most investors, about 95%, choose the property route. Over 35,000 people gained Turkish citizenship through property by mid-2025. You can complete the process and get a passport in less than a year.

High Return on Property Investment

In early 2025, housing sales jumped 20.1% year-over-year. Average property prices now run around ₺31,057 per square meter, roughly USD 847/m². Analysts predict prices could climb over USD 1,000/m² by 2028. If you pick the right city or coastal spot, you can earn long-term rental income. Annual rental returns range from 5% to 9%.

Strategic Location and Global Access

Turkey sits at the corners of Europe, Asia, and the Middle East, which gives it a unique geopolitical advantage. You also qualify for the valuable U.S. E-2 Investor Visa, opening doors for business and investment opportunities in the United States.

To apply for Turkish citizenship by real estate investment, you must meet specific rules.

• The minimum investment in Turkish real estate must be $400,000 (or equal in another currency).
• Investors must hold the property for at least 3 years, which is enforced by placing a “no‑sale” restriction on the title deed.
• A “no‑sale” pledge must be officially registered in the Land Registry.
• A valid appraisal report must come from a Capital Markets Board (SPK)‑licensed appraiser to confirm the property’s value.
• The appraisal report should be recent, generally not older than three months.
• Payments should go through a bank transfer to a Turkish bank.
• A Foreign Exchange Purchase Certificate (Döviz Alım Belgesi) must show that foreign currency was used and converted correctly.
• Eligible properties include land with a building or properties under condominium ownership or construction servitude. Pure, undeveloped land without a building does not qualify.
• The property must be free from any liens, mortgages, or legal disputes when purchased.
• Applicants must be at least 18 years old and have no serious criminal record.
• Families may join the application: spouses and dependent children under 18 qualify, too.

When you apply for Turkish citizenship through real estate, the $400,000 property investment is only the starting point. You must also pay several additional costs.

Government fees cost $574 per person. Notary fees reach $1,071, and professional fees can go up to $9,071. Transaction fees depend on the property type: 2% of the property price for new properties and 4% for resale properties.

For a $400,000 property, total expenses reach about $420,000 for a new property and $430,000 for a resale property.

Adding family members increases costs, as each additional person adds $574 in government fees.

You also face annual taxes for owning real estate. Property tax ranges from 0.1% to 0.6% of the cadastral value. Luxury tax applies to properties worth more than 5,000,000 Turkish Liras (around $305,000) and ranges from 0.3% to 1%.

Turkey offers many choices for investors who want citizenship through property.

Buyers can choose from several real estate types. Many investors prefer residential properties such as apartments, villas, duplex homes, and townhouses.

Commercial properties such as Offices, shops, hotels, and warehouses also qualify for citizenship. Commercial real estate usually needs more market knowledge, so many first-time investors prefer residential property.

Buyers can purchase more than one property to reach the required $400,000.

For example, a buyer can choose two or three smaller apartments. The combined value must reach the full amount. All purchases must go under the buyer’s name at the same time. Every payment must go through a bank transfer. Cash payments do not count.

Turkey accepts both new properties and resale properties. New projects offer modern designs, new systems, and fewer legal problems. Resale homes can cost less, but a buyer must check for unpaid debts, court issues, mortgages, or occupancy problems.

Another rule matters a lot: the seller must be a Turkish citizen or a Turkish company. A property owned by a foreigner does not qualify for citizenship.

Step 01 # Pass the Due Diligence Pre-Check (1 day)

The investor starts with a pre-check that reduces rejection risks to 1%. Anti-Money Laundering officers check the background in international legal and business databases. They look for any potential problems that might cause rejection. The Investor only needs to provide a copy of their passport for this step.

Step 02 # Prepare the Required Documents (2–4 weeks)

The investor needs to gather and translate all documents into Turkish and have them apostilled.

Documents include:

• Notarized translation of your passport
• Health certificate
• Birth certificates of all family members
• Marriage certificate
• Certificate of family composition
• Certificate of no criminal record for each applicant
• Income statement

Step 03 # Buy Property and Register the Purchase (5–6 weeks)

The investor chooses a qualifying property either online or during a visit to Turkey. A legal team from WeRWealthy helps check every document, confirm ownership rights, and confirm property eligibility for the program. Lawyers also help with title deed registration.

Step 04 # Pass the Official Due Diligence Review (Up to 6 months)

The Ministry of Interior runs a full review of the investor and all family members. Officers check global legal and business databases again. The goal is to confirm that the investor and the family bring no risk to Turkey and to the people of Turkey. The full review normally takes up to three months.

Step 05 # Receive a Turkish Passport (2+ days)

Once the Ministry clears the application, the investor receives a Turkish passport. Collection happens either inside Turkey or at a Turkish embassy in the investor’s home country. The process after approval normally takes only a few days.

Becoming a Turkish citizen through property investment gives you many advantages beyond owning a home.

Let’s explore the 10 advantages you can enjoy as a new Turkish citizen.

Visa‑Free Travel & Global Mobility

As a Turkish citizen, you can travel to over 110 countries without a visa or with a visa-on-arrival. You can explore Europe, Asia, and beyond for business or leisure without extra hassle.

5-Year Schengen Visa Access

A Turkish passport allows you to apply for a C-2 Schengen visa. A C-2 visa gives you entry to Schengen countries for up to 90 days out of every 180 days. You can gain strong travel freedom across Europe.

Access to the USA

A Turkish passport supports an E-2 US visa. An E-2 visa gives you and your family the right to live and work in the USA. You can also receive B-1/B-2 tourist visas for 10 years, which helps with long-term travel plans.

Dual Citizenship Facility

Turkey allows dual citizenship. You can keep your original passport and enjoy the rights of a Turkish citizen. You can travel, work, and own property in both countries freely.

Access to a High-Quality Healthcare System

You can use Turkey’s universal health system, called Genel Sağlık Sigortası. Most public hospitals and clinics cover medical care at low costs. Turkey spends about 6.3% of its GDP on healthcare, which is less than most developed countries.

In the last 20 years, Turkey has built more than 150 hospitals and added many new hospital beds. The country has about 1.35 million medical workers, including 195,000 doctors and 243,000 nurses. You can get checkups, emergency care, or specialist treatment without paying too much.

Affordable Cost of Living Compared to Europe

Living in Turkey costs much less than in many European countries. In 2025, you can expect to spend around $1000-1300 per month if you live alone, not counting rent.

A family of four will need about $1700-2000 per month. You can easily pay for groceries, transport, utilities, and other everyday needs without stressing your budget.

Rich Cultural Heritage and Modern Lifestyle

You will find Turkey full of history and modern comforts. You can explore ancient sites, wander through colorful bazaars, and admire beautiful Ottoman architecture.

At the same time, you can enjoy modern shopping centers, theaters, and cafes. Cities like Istanbul and Izmir let you experience both culture and modern living every day.

Education Opportunities

You can send your children to public schools or universities at lower costs than private schools. Turkey spends 4.3% of its GDP on education. The government opens more schools and childcare centers, creating new jobs in education.

Economic & Business Opportunities

You can open your own business, invest in property, or explore growing industries in Turkey. The country lies between Europe and Asia, which gives you access to many trade routes. GDP per person reaches $15,461, and the government spends 10.1% of GDP on social protection.

Family Inclusion

When you invest, your spouse and kids under 18 can become citizens too. You can provide your family with healthcare, education, and the right to own property.

If you plan to invest in property or move to Turkey, knowing the cost of living and daily life is very important.

Turkey offers a modern lifestyle, vibrant culture, and delicious food at prices much lower than in Europe, the UK, or the USA. Expenses vary depending on the city and lifestyle.

Here is a detailed guide that helps you plan your budget.

Cost of Living in Istanbul

Istanbul stands as Turkey’s cultural and economic center. Rent for a one-bedroom apartment ranges from $1,300 to $2,400 in neighborhoods like Cihangir or Etiler.

On the Asian side, Kadıköy or Üsküdar offers apartments for $900 to $1,500.

• Utilities - $70–$100/month
• Internet - $10–$15/month
• Transport - $30–$40/month
• Monthly budget - Singles $1000–1200; family of four $1700–2000 (accept rent)

Cost of Living in Ankara

Ankara feels calmer than Istanbul. Apartments cost $500–$1,200 in the city center.

• Utilities - Slightly cheaper than Istanbul
• Internet - $10–$15/month
• Transport - $15–$20/month
• Monthly budget - Singles $700-800; family $1200–1500  (accept rent)

Cost of Living in Izmir

Izmir combines a Mediterranean lifestyle with urban convenience. Rent for a central one-bedroom apartment ranges $600–$1,300.

• Utilities -  $60–$80/month
• Internet - $10–$15/month
• Transport - $10–$15/month
• Monthly budget - Singles $800-900; family $1300–1600  (accept rent)

Cost of Living in Antalya

Antalya attracts beach lovers and retirees. Coastal apartments cost $400–$900.

• Utilities -  $60–$70/month
• Internet - $10–$15/month
• Transport - $12–$15/month
• Monthly budget - Singles $850-950; family $1350–1650  (accept rent)

Daily Living Expenses in Turkey

Groceries cost $150–$250 per month for a single person. Small families spend $300–$450. Local markets sell fresh fruits and vegetables for under $1 per kilogram. Imported or premium products cost more.

Meals at local eateries cost $5–$10. Dinner for two at a mid-range restaurant costs $30–$60. Upscale restaurants cost $70–$120. Even frequent dining out fits a reasonable budget.

Private healthcare costs $30–$70 per month for insurance. Doctor visits cost $25–$50. Dental cleaning costs around $30. Public healthcare is also available, but may have long wait times.

Cost of Living Compared to the UK and the USA

Living in Turkey costs much less than in the UK or the USA. Your rent, utilities, groceries, transportation, and daily expenses all come at a fraction of Western prices.

Even Istanbul, the most expensive Turkish city, costs far less than London or New York.

The real estate market varies by city, influenced by currency fluctuations, tourism cycles, and local regulations.

Choosing the right city can improve your lifestyle.

Istanbul is Turkey’s biggest and most active market. Average prices reach $1,630/m² (TRY 63,125/m²). Foreign buyers own about 38% of all property sales. Prime districts like Maslak, Levent, and Beylikdüzü give rental yields of 6–8%. You also get modern buildings, easy transport, and city convenience.

Antalya is a top choice for tourism and rental income. Coastal districts like Konyaaltı, Lara, and Alanya attract many foreigners and locals. Average prices are about $1,150/m² (TRY 43,331/m²). Rental yields can reach 8–10% in busy areas. Developers often offer long-term, interest-free payment plans to help buyers.

Izmir offers a balance of lifestyle and investment. Prices range from $1,200–$2,000/m² (TRY 41,765/m²). Rental yields average 5–7%. Families, long-term residents, and lifestyle buyers like its coastal yet urban feel.

Bodrum (Muğla) sits at the high end of the market. Villas and waterfront homes deliver 7–9% yields during tourist seasons. Prices range from $3,500–$6,500/m². Buyers looking for prestige, holiday rentals, or second homes find Bodrum very attractive.

Bursa gives lower-risk, affordable opportunities. Prices average $845/m² (TRY 32,669/m²), and rental yields stay around 5–8%. Industrial jobs and domestic buyers support the market, which gives steady returns and moderate growth.

Key Takeaways

• If you are investing in citizenship, choose cities where property can be sold easily later, such as Istanbul, Izmir, or Bodrum.
• If you want rental income, look at Antalya or Bodrum for holiday rentals.
• If your goal is capital appreciation, consider Bursa. Properties in Bursa cost less than in Istanbul and carry less risk than luxury coastal areas.

Real estate in Turkey can change quickly. WeRWealthy will guide you through the market, legal rules, and regulatory updates.

When buying property in Turkey for citizenship, investors may face several scams.

1. Impersonation of the Owner - Scammers pretend to be the real owner or agent using fake identification and documents to sell a property they do not own. For example, a buyer meets someone claiming to be the owner, pays a deposit, and later finds that the real owner appears and the scammer disappears with the money.
2. Fake or Problematic Title Deeds (TAPU) - Fraudsters use forged TAPU documents or sell properties with hidden liens, mortgages, or legal issues. For example, an investor buys a property with a TAPU that appears clean, but months later, the bank claims an unpaid mortgage. The buyer risks losing the property.
3. Ghost Properties / Off-Plan Fraud - Developers sell off-plan units that do not exist or never reach completion, and then disappear with investors’ money. For example, a developer advertises luxury apartments with 3D renderings, collects deposits, and shuts down before construction starts.
4. Exaggerated or Undervalued Prices - Scammers inflate property prices with colluding appraisers to make buyers pay more, or they sell extremely cheap properties, hiding legal problems. For example, a buyer pays $300,000 for an apartment, but the real market value is only $180,000 due to an appraiser's collusion.
5. Fake Citizenship by Investment Offers - Fraudsters promise that a property qualifies for Turkish citizenship below the official $400,000 threshold. For example, a seller claims a $250,000 apartment qualifies, but after purchase, the government rejects it for citizenship purposes.
6. Unauthorized Agents / Fake Agencies - Unlicensed individuals or fictitious companies use professional-looking websites and documents to trick buyers. For example, a fake agency collects deposits and viewing fees, then disappears when buyers try to visit the office.
7. Properties Without Habitation Certificates (Iskan) - Some buildings lack regulatory approval, preventing legal habitation or utility connections. For example, a family buys a new apartment and cannot connect to electricity or water because the building has no Iskan.
8. Abuse of Power of Attorney (POA) - Agents misuse broad POA documents to sell property without the owner's consent or misappropriate funds. For example, a buyer gives POA to an agent, who transfers the property to someone else and withdraws all funds.
9. Multiple Sales / Double-Selling - Scammers sell the same property to multiple buyers, collect deposits from each, and disappear or cancel deals. For example, a seller takes money from three buyers for one apartment and disappears before transferring ownership.
10. Magical / Inflated Valuation Reports - Agents sometimes collude with appraisers to inflate property value, especially for citizenship investors. For example, an agent promises a valuation that matches the required price for citizenship, but the government rejects it after checking the official records.
11. Sales in Restricted or Problematic Zones - Properties in military or restricted zones prevent foreigners from buying legally, but scammers hide these facts. For example, a foreigner buys land near a military area and later learns the government does not allow ownership.
12. Fake or Misleading Project Advertising - Developers promote off-plan projects without permits or promise buildings that never materialize. For example, a developer advertises a high-rise building and claims construction will start soon, but the land remains empty for months.
13. Rental Yield / Guarantee Scams - Sellers promise guaranteed rental income, but these returns rarely exist and often inflate the property price. For example, a seller guarantees 10% annual rental income, but the company paying rent shuts down, and the buyer receives nothing.
14. Title Transfer Delays or Failures - After paying, the TAPU might not transfer due to developer delays or financial issues. For example, a buyer waits months for the title transfer, then learns the developer used the property as collateral and cannot transfer ownership.
15. Undisclosed Legal Liabilities - Buyers may inherit debts, unpaid taxes, or other financial obligations hidden by sellers. For example, a new owner receives bills for unpaid property taxes and maintenance fees from the previous owner.
16. Forgery in Contracts / Dual Contracts - Sellers create two contracts - one official, lower-value contract and another private, higher-value contract to commit fraud or evade taxes. For example, the official contract shows $200,000 for tax purposes, while the private contract shows $400,000. Legal disputes arise if the seller refuses to honor the higher amount.
17. Fake or Misleading Photos or Listings - Sellers use fake photos or stock images to misrepresent property size, location, or features. For example, a listing shows a modern apartment with a sea view, but the actual property is old, unfurnished, and located far from the coast.

Don’t worry! WeRWealthy will guide you and help you avoid scams, so that your Turkish property investment is safe.

Investors can protect themselves from scams in Turkey by following these steps:

• Work with Licensed Agents - Confirm the real estate agent or developer is registered with the government. Check past projects and licenses before paying any money.
• Hire a Qualified Turkish Lawyer - Let the lawyer review contracts, check TAPU, confirm ownership, and identify legal issues before completing the deal.
• Verify Title Deeds (TAPU) - Cross-check the property’s TAPU at the land registry. Ensure no hidden mortgages, liens, or legal restrictions exist.
• Request a Debt-Free Certificate - Obtain confirmation from the Land Registry that the property has no unpaid loans, taxes, or other obligations.
• Check Zoning Status (“İmar Durumu”) - Verify the property’s construction permits and zoning approval with the local municipality.
• Confirm Habitation Certificate (Iskan) - Ask for proof that the building has legal occupancy permission for living or renting.
• Hire a Licensed Appraiser - Ensure a government-approved appraiser evaluates the property to confirm true market value.
• Pay through Bank Transfers Only - Avoid cash transactions. Keep a documented record of every payment.
• Request a Detailed Written Contract - Include all terms, including price, citizenship eligibility, and ownership transfer details.
• Limit Power of Attorney (POA) - Grant only necessary rights and make sure the POA is notarized correctly.
• Use a Professional Interpreter - Hire a certified interpreter for meetings at the registry or contract signing if you do not speak Turkish.
• Double-Check Citizenship-by-Investment Eligibility - Ensure the property meets the official threshold and all documents reflect the same value.

WeRWealthy will help you access licensed agents, verified legal documents, and secure payment methods, and also verify citizenship eligibility to keep your investment safe.

You can get Turkish citizenship without buying real estate, too. Turkey allows several investment options.

• You can open a business in Turkey for USD 500,000.
• You can make a deposit of USD 500,000 in a Turkish bank.
• You can buy government bonds or purchase shares in Turkish companies for USD 500,000.
• You can also create 50 jobs in the country.

Every investment option comes with extra costs. You must pay government fees for yourself and for each family member who wants citizenship.

Relevant Blog - 7 Most Famous Citizenship by Real Estate Investment Programs

Can I get citizenship if I buy a house in Turkey?

Yes, you can get Turkey citizenship by buying a house. The property price must reach $400,000 or more. The seller must be a Turkish person or a Turkish company. The property must not come from a previous buyer who used real estate for a citizenship request.

How much money do I need to invest in Turkey to get citizenship?

You can buy property worth $400,000 or more to gain the right to apply for a Turkish passport. You must also pay government fees and other charges. A solo investor pays around $420,000 in total.

Can my family members join the program?

Yes. Spouse and children under 18 can join the program.

How can I get Turkish citizenship?

You can obtain a Turkish passport by investing in the Turkish economy. The most affordable option is to buy a property worth $400,000 or more. Other options start from $500,000. You can deposit money in a Turkish bank, open a business, buy government bonds, or purchase shares in Turkish investment funds.

How much is the property tax in Turkey?

Annual taxes range from 0.1% to 0.6% of the cadastral value. You also pay around $850 each year for property maintenance. A property worth more than 5,000,000 Turkish liras brings a luxury tax of 0.3% to 1%.

What happens when property value changes before citizenship approval?

A change in property value does not affect your citizenship path. The property must show a value of $400,000 or more at the time of purchase. A TAPU or title deed confirms your ownership.

Can I use a mortgage or bank loan for the $400,000 property purchase?

No. Your property must stay free of all liens, loans, or similar claims.

How long does the Turkish citizenship process take?

Most investors receive Turkish citizenship in 8 months or more. Due Diligence takes the longest time. Many reviews take 3 to 4 months.

Will children born after my citizenship approval receive Turkish citizenship?

Yes. A child gains Turkish citizenship at birth when at least one parent holds Turkish citizenship. The place of birth does not matter.

Do you need to visit Turkey to get your passport?

Yes, you must visit the migration service office in Turkey to submit your citizenship request.

Does Turkey allow dual citizenship?

Yes. Turkey allows dual citizenship.

Is a Turkish passport strong?

A Turkish passport allows visa-free travel to around 110 countries. You can visit many Asian countries without a visa. Many South American countries, like Argentina and Venezuela, also accept Turkish passport holders without a visa. The Turkish passport ranked 52nd in 2024.

Is there a Turkey residency by investment program?

No. Turkey does not have a separate residency program.

What is the best dual citizenship for Americans?

Turkey is a good option because the country allows dual citizenship and offers visa-free travel to over 110 countries.

What is the cheapest citizenship by investment in the world?

Turkey offers citizenship-by-investment programs through real estate at $400,000. Botswana is launching one of the most affordable CBI programs in early 2026 at $75,000.

What countries give you citizenship if you buy property?

Turkey, Dominica, and St. Kitts & Nevis grant citizenship through real estate investment.

Is it cheaper to live in Turkey or the US?

Living in Turkey is much cheaper than in the US, including rent, groceries, utilities, and healthcare.

Can you buy a house in Turkey as a US citizen?

Yes, U.S. citizens can purchase property to obtain citizenship.

Can everyone apply for Turkish citizenship?

No. Citizens of Armenia, Nigeria, North Korea, Cuba, and Syria cannot join the program.

Do I have to speak Turkish to get citizenship through investment?

No, you do not. Unlike other programs, you do not need prior knowledge of Turkish to gain citizenship through investment.

What are the stay requirements?

There is no stay requirement.

Can I apply for Turkish citizenship by real estate investment on my own?

No. Only a licensed program agent can submit your request.

You can get Turkish citizenship through real estate. Buying the right property gives you a second passport and potential rental income or long-term growth.

The property market in Turkey has many options, so scams can happen. You should work with licensed agents and hire a good lawyer to keep your investment safe.

WeRWealthy guides you through every step. You get support in finding eligible properties, checking documents, and completing your citizenship application smoothly.

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