Turkish Citizenship by Real Estate Investment

Turkish Citizenship by Real Estate Investment; The Best, Fastest, and Most Secure Way to Obtain Citizenship

There are various methods to obtain Turkish citizenship, such as bank deposit programs, entrepreneurship, job creation, and long-term residence. However, among all these options, Turkish Citizenship by Real Estate Investment is recognized as the best, lowest-risk, and most cost-effective solution.

In many alternative methods, your capital may be exposed to risks such as market fluctuations, asset depreciation, changes in regulations, or requirements for long-term physical presence in the country. In contrast, when you choose buying property in Turkey, your investment remains a tangible and controllable asset. At the same time, you not only secure citizenship but also benefit from potential capital appreciation.

Why Is Buying Property the Best Way to Get Turkish Citizenship?

• Obtaining a Turkish passport in less than 6 months for the applicant and their family
• No requirement to live in or stay permanently in Turkey
• Converting your investment into a secure and resalable asset
• The ability to sell the property and fully withdraw your investment after 3 years
• Earning foreign currency income through property rental
• No restrictions on property type (residential, commercial, or office)
• The option to purchase one or multiple properties to reach the minimum investment of USD 400,000

Comparison with Other Turkish Citizenship Methods

In methods such as bank deposits or entrepreneurship, your capital is tied to financial or business systems and may fluctuate depending on economic conditions. In addition, long-term residence pathways often come with challenges such as changing regulations, mandatory physical presence, and ongoing costs.

For more information about other methods of obtaining Turkish citizenship, please refer to this page.

However, in the Turkish Citizenship by Real Estate Investment program:

• Your capital is preserved in the form of real estate
• You have full control and management over your asset
• You benefit from the growth of the real estate market while obtaining citizenship

Real Estate Investment in Turkey; A Combination of Profit and Citizenship

Turkey’s real estate market has become one of the most dynamic in the region in recent years, driven by population growth, urban development, and its strategic location. As a result, investors not only obtain citizenship but also benefit from property value appreciation and rental income.

For this reason, buying property in Turkey is not just an immigration pathway, but a real opportunity to build a secure financial future.

Types of Property Investment for Turkish Citizenship by Real Estate Investment

For obtaining Turkish Citizenship by Real Estate Investment, there are no restrictions on the type of property you can purchase. You can invest in residential, commercial, office, or villa properties to qualify for citizenship.

Choosing the right type of property has a direct impact on your return on investment, liquidity, and overall risk level. Below, we review the best real estate investment options in Turkey :

1.Newly Built Apartments (Best Option for Citizenship)

Newly built apartments are among the safest and most popular options for obtaining Turkish Citizenship by Real Estate Investment.

Key features :

• Appraisal value close to or even higher than the purchase price
• High construction quality and full amenities
• Suitable for immediate residence or rental income
• Low risk in the citizenship application process

If you are looking for a low-risk investment with a fast passport process, this is the best option.

2. Off-Plan Properties (Highest Investment Return)

If your goal is not only to obtain a passport but also to achieve maximum profit, investing in off-plan projects—especially at the launch phase—is one of the most profitable strategies.

At this stage, property prices are often comparable to older resale properties in the same area. As construction progresses, prices increase significantly and reach the highest market levels upon completion.

In Turkish off-plan projects, individual title deeds are typically ready for transfer from the early stages of construction. To ensure investment security, it is essential to choose a reliable developer with a proven track record.

For safe and high-return investments, Home Turkey recommends top-tier Turkish developers known as GYO companies. These projects are built under direct government supervision and, in many cases, do not require an official appraisal report for the citizenship process.

3. Installment-Based Property Purchase (Flexible Payment Options)

If your goal is to purchase property with installment plans or benefit from pre-sale conditions, Turkish citizenship can be obtained in the following two scenarios:

• Down payment above USD 400,000:
  For high-value luxury apartments with installment options, you can apply for citizenship immediately after paying at least USD 400,000 as a down payment, while the remaining balance is paid in installments.
• Down payment below USD 400,000:
  If your initial capital is less than USD 400,000, you can invest in an installment-based property suitable for citizenship. Once the total amount paid exceeds USD 400,000, you become eligible to apply for a Turkish passport.

In installment purchases, the title deed is transferred to the buyer after all payments are completed. Until then, a notarized contract is considered valid and can be used to apply for citizenship.

An important point to consider is that, when applying through a notarized contract, all purchased properties must be from the same developer and registered under a single contract.

4. Resale Properties (Higher Risk, Requires Expertise)

Resale properties can also be used for citizenship, but compared to other options, they involve higher risk and require careful evaluation.

When purchasing older properties for citizenship, the following points must be considered:

• According to regulations, previous owners must not be foreign nationals, and the property must not have been used for citizenship before. This can be verified through official title deed inquiries. Without a professional consultant like Home Turkey, the risk of fraud or errors may increase, potentially leading to rejection of your application.
• The official appraisal value must be at least USD 400,000. However, in resale properties, appraisal values are often significantly lower than the actual transaction price. As a result, you may need to purchase multiple properties to meet the required threshold.
• The value stated on the title deed must exceed USD 400,000. Due to rising property prices, older properties often have lower registered values. If less than five years have passed since the last official registration, declaring the full sale value may result in high capital gains tax. Sellers are often unwilling to pay this tax unless the buyer agrees to cover it.

For a more detailed explanation, we strongly recommend reading our guide on buying resale property in Turkey.

When purchasing newly built properties directly from developers, the title deed value, appraisal report, and Foreign Exchange Purchase Certificate (Döviz Alım Belgesi) are all aligned at USD 400,000. However, this is not always the case with resale properties.

Home Turkie specifically recommends resale apartments only in unique and premium projects such as Skyland, Nişantaşı Koru, Vadistanbul Terrace, and Zorlu Center.

5. Commercial Properties (Guaranteed Rental Income)

For obtaining Turkish Citizenship by Real Estate Investment, purchasing residential property is not mandatory—you can also invest in commercial real estate.

Advantages of commercial properties:

• High and stable rental income
• Long-term lease agreements
• Suitable for professional investors

In some projects, commercial properties are offered with multi-year rental guarantees, making them highly attractive for investors. For a more informed decision, we recommend reading our guide on Comparison of purchasing residential and commercial properties for obtaining Turkish citizenship.

Which Property Type Is Right for You?

Choosing the best option depends on your investment goals:

• Newly built properties: For maximum security and faster citizenship approval
• Off-plan projects: For higher investment returns
• Installment properties: For financial flexibility
• Commercial properties: For higher income

If you are looking for a smart and secure way to obtain Turkish Citizenship by Real Estate Investment, carefully evaluating your options and selecting the right project will be the key to your success.

Turkish Citizenship by Real Estate Investment vs Other Countries (Which Is Better?)

In recent years, many countries have introduced residency or citizenship-by-investment programs. However, among all these options, Turkish Citizenship by Real Estate Investment has become one of the best choices for investors due to its speed, reasonable cost, and capital security.

Below, we provide a clear comparison between Turkey and other countries :

Comparison with European Countries (Greece, Spain, Portugal)

• Minimum Investment :

1. Greece: around € 250,000 (residency only)
2. Spain & Portugal: € 500,000
3. Turkey: $ 400,000 (direct citizenship)

• Type of Status :

1. European countries: Residency is granted first, with the possibility of applying for citizenship after several years.
2. Turkey: Direct eligibility for Turkish citizenship through a qualifying real estate investment.

• Processing Time :

1. European countries: Typically 5 to 10 years
2. Turkey: Approximately 3 to 6 months

Comparison with Asian Countries (UAE, Northern Cyprus)

• United Arab Emirates (UAE ) :

1. Offers Golden Visa (residency)
2. Obtaining citizenship is highly restricted and extremely difficult.

• Northern Cyprus :

1. Easier conditions
2. Lower passport strength internationally

• Turkey:

1. A more internationally recognized passport.
2. An active and profitable real estate market.
3. The opportunity to obtain full Turkish citizenship, not just residency.

Comparison with Caribbean Countries (St. Kitts & Nevis, Dominica)

• Investment Type :

1. Caribbean countries : $150,000–$200,000 (non-refundable)
2. Turkey: $400,000 (resalable asset)

• Nature of Investment:

1. Caribbean: Donation to government
2. Turkey: Property purchase with resale option after 3 years

• Return on Investment:

1. Caribbean countries: No return
2. Turkey: Full return + potential profit from property appreciation

Conclusion: Why Turkey Is the Best Choice

Compared to other countries, Turkish Citizenship by Real Estate Investment offers a strong competitive advantage:

1. Fast passport acquisition (3 to 6 months)
2. Real and recoverable investment
3. More affordable compared to European programs
4. Growing real estate market
5. Opportunity to generate rental income

For this reason, Turkey is the only option that combines citizenship + profitable investment at the same time, making it one of the best choices for obtaining a second passport.

Steps to Obtain Turkish Citizenship by Real Estate Investment (Step-by-Step Guide)

The process of obtaining Turkish Citizenship by Real Estate Investment, contrary to what many people think, is very simple and fast. If you follow the right path, the entire process usually takes between 3 to 6 months.

Below, we explain the step-by-step process of obtaining Turkish citizenship:

1. Opening a Bank Account
   
   Home Turkie opens a bank account in your name at reputable Turkish banks to ensure secure transactions through the Tapu Takas system. We also assist you in transferring your funds (USD, EUR, or GBP) from your home country to your Turkish bank account. In the secure Tapu Takas system, once the title deed is transferred to your name at the Land Registry Office, the bank automatically releases the payment to the developer.
2. Granting Power of Attorney to an Experienced Lawyer
   
   Home Turkie’s experienced lawyers, fully familiar with the latest citizenship regulations, review and adjust developer contracts in your favor and handle the citizenship process for you and your family in the shortest possible time.
3. Property Selection (Residential, Commercial, Office, or Villa)
   
   The most challenging step in obtaining Turkish Citizenship by Real Estate Investment is selecting a property that meets legal requirements while also offering strong investment value. Identifying strategic locations, high-growth areas, and high-quality projects developed by reputable companies with excellent access to transportation and key city areas is only possible with professional expertise. Home Turkie can help you find your ideal property in less than 3 working days.
4. Property Reservation & Appraisal Request
   
   After selecting your preferred property, a reservation fee of $5,000–$10,000 is paid to the developer to secure the unit. Then, an official property valuation report is requested. This reservation prevents the property from being sold to another buyer.
5. Contract Signing
   
   Once the appraisal report is ready and confirms a minimum value of $400,000, the contract is reviewed and signed in the presence of you and Home Turkie’s legal team at the sales office.
6. Obtaining the Foreign Exchange Certificate (DAB)
   
   After transferring your investment (minimum $400,000) to your Turkish bank account, the funds are converted into Turkish Lira based on the Central Bank rate, and the official Foreign Exchange Purchase Certificate (DAB) is issued.
7. Title Deed Transfer or Notarized Contract
   
   For cash purchases, the title deed is transferred directly. In off-plan or installment purchases, a notarized contract is issued. The official transfer request requires document preparation, which we will cover below. After submission, a specific date and time are scheduled for the official transfer at the Land Registry or Notary Office.
8. Payment of Title Deed Tax and Additional Costs
   
   Before the title deed transfer, you must pay the transfer tax and related government fees. For more details, please read our guide on additional costs of buying property in Istanbul.
9. Receiving the Title Deed or Notarized Contract
   
   During the transfer process, the payment is released from your bank account to the developer. You will then receive the official title deed or notarized contract from the Land Registry or Notary Office.
10. Payment Confirmation & DAB Documentation
    
    The bank transfer receipt is a required document for citizenship. It must be officially stamped and signed by the bank. In the Tapu Takas system, the reference number issued by the Land Registry must be included in all transaction receipts. This reference number is a unique 12–14 digit code provided during the title deed application process.
11. Placing the Non-Sale Annotation on the Title Deed
    
    Turkish citizenship is granted on the condition that the property cannot be sold for 3 years. After receiving the title deed, this restriction is officially recorded by the Land Registry through Home Turkey’s legal team.
12. Obtaining the Eligibility Certificate (Uygunluk Belgesi)
    The General Directorate of Land Registry and Cadastre issues the eligibility certificate after verifying that the investment meets all requirements, including valuation, DAB certificate, and the 3-year non-sale condition. This confirms that you are eligible to apply for Turkish citizenship.
13. Applying for Residency and Citizenship
    
    After receiving the eligibility certificate, Home Turkie’s legal team obtains a residence permit in Turkey for you, allowing you to stay legally until your citizenship and passport are issued. With your presence, the official citizenship application is submitted. According to the law, the applicant and spouse must be present for fingerprinting.
14. Application Review and Approval
    
    The Turkish authorities review your application. If approved, it is forwarded to the Presidency. Once the presidential decree is issued, you and your family officially become Turkish citizens.

Important Note

One of the major advantages of Turkish Citizenship by Real Estate Investment is that you do not need permanent residence in Turkey, and the entire process can be handled by your legal representative.

The process is clear, legal, and fast. If the right property is selected and all steps are followed correctly, it can be completed without complications. If you want to go through this process safely and without risk, choosing a professional and experienced consultant is the most important step—Home Turkie will be with you throughout the entire journey.

Required Documents for Turkish Citizenship by Real Estate Investment

To obtain Turkish citizenship through property purchase, submitting complete and accurate documentation in accordance with regulations is essential. Any نقص or error in the documents can delay the process or even lead to rejection. Below is a comprehensive list of the required documents:

• Notarized translations of birth certificates and passports for parents and children under 18
• Birth certificates of children under 18 with official translation and apostille
• Marriage certificate with official translation and apostille
• Tax identification number for the main applicant, spouse, and children under 18 (issued separately)
  Original and copy of the property title deed including the 3-year non-sale restriction
• Foreign Exchange Purchase Certificate (DAB)
• Bank transfer receipt confirming payment to the seller
• Certificate of Eligibility for Turkish citizenship
• Criminal record certificate from the country of citizenship
• Power of attorney granted to a lawyer for handling the citizenship process
• Health certificate
• Two biometric photos

Costs of Obtaining Turkish Citizenship by Real Estate Investment in 2026

Obtaining Turkish Citizenship by Real Estate Investment involves not only the required investment amount but also several administrative and additional expenses. Understanding these costs in advance allows you to plan your budget accurately and avoid unexpected expenses throughout the process.

Below is a transparent breakdown of all the costs involved in obtaining a Turkish passport by property investment.

1. Property Purchase Cost (The Main Investment)

To qualify for Turkish Citizenship by Real Estate Investment:

• The property’s minimum value must be USD 400,000.
• This amount is your primary investment and remains preserved as a real estate asset.

2. Official Property Valuation Fee (Ekspertiz)

An official property appraisal is mandatory to verify the property’s market value.

• Residential properties: approximately USD 560–3,000
• Office properties: approximately USD 670–2,260
• Commercial properties: approximately USD 540–10,000

3. Title Deed Transfer Tax (Tapu Harcı)

• 4% of the property’s value
• Usually shared between the buyer and the seller
• Some newly developed projects may offer exemptions or discounted rates

4. Value Added Tax (VAT / KDV)

The applicable VAT rate depends on the property’s type and size.

• Residential properties under 150 m²: 1%
• Residential properties over 150 m²: 10%
• Office and commercial properties under 150 m²: 10%
• Office and commercial properties over 150 m²: 20%

Important Note: Foreign buyers may benefit from a one-time VAT exemption for rates higher than 1%, subject to the applicable regulations.

5. Additional Costs (Insurance, Utilities, and Certified Translator)

These expenses include:

• DASK (Compulsory Earthquake Insurance)
• Certified translator fees at the Land Registry Office
• Water, electricity, and natural gas utility connections

Estimated total: approximately USD 1,000–3,000

6. Attorney Fee for the Citizenship Application

To complete the Turkey citizenship by investment process quickly and with minimal risk:

• Specialized citizenship lawyer fee: approximately USD 5,000

7. Notary, Document Translation, Power of Attorney, and Apostille Fees

This includes:

• Certified translation of all required documents (passports of all family members, birth certificates, and marriage certificate)
• Notary certification (NOTER) of the documents
• Preparation of the Power of Attorney for your lawyer

Estimated total: approximately USD 1,000

8. Real Estate Agency Commission

• New development projects: usually paid by the developer
• Resale properties: approximately 2% of the property’s value + 20% VAT (KDV)

Summary of the Total Costs

To obtain Turkish Citizenship by Real Estate Investment:

• Minimum investment amount: USD 400,000
• Estimated additional expenses: approximately USD 7,000–12,000, depending on the property type and individual circumstances.

With proper financial planning, you can obtain a Turkish passport by property investment while also making a genuine and recoverable Turkey real estate investment.

If you would like a more accurate cost estimate based on your budget and personal circumstances, the experts at Hometurkie can provide professional guidance to help you make the right investment decision.

Hometurkie Services for Turkish Citizenship by Real Estate Investment

If you want to obtain Turkish Citizenship by Real Estate Investment quickly, securely, and with complete peace of mind, partnering with Hometurkie is one of the best decisions you can make.

With more than a decade of specialized experience in Turkey’s real estate market and immigration services, Hometurkie has successfully completed hundreds of citizenship applications and has become a trusted partner for foreign investors seeking a Turkish passport by property investment.

Hometurkie Services Include

Free Professional Consultation

We evaluate your circumstances and recommend the most suitable investment opportunities based on your goals and budget.

Carefully Selected Citizenship-Eligible Properties

We introduce reliable and legally compliant properties with a minimum value of USD 400,000, supported by official property valuation reports.

Complete Legal Assistance Until You Receive Your Passport

Our experienced legal team manages every stage of the process, from the title deed transfer to submitting your Turkey citizenship by investment application.

Citizenship for Your Entire Family

Your spouse and children under the age of 18 can obtain Turkish citizenship under the same application.

Faster Citizenship Process

We follow up directly with the relevant government authorities to help reduce processing time whenever possible.

Multilingual Support

Our team provides professional assistance in Persian, Turkish, and English, ensuring clear and smooth communication throughout the entire process.

Why Choose Hometurkie?

When you choose Hometurkie, you receive far more than a second passport.

You will:

• Make a secure and profitable investment in the Turkish real estate market.

• Build a more secure future for yourself and your family.

• Gain access to greater international opportunities through Turkish Citizenship by Real Estate Investment.

Get Started Today

If you are looking for a fast and reliable way to obtain a Turkish passport, contact the experienced advisors at Hometurkie today for a free consultation.

You can reach us directly or contact us via WhatsApp.

WhatsApp : +90 536 975 56 59

Choosing Hometurkie means choosing security, speed, and confidence for one of the most important decisions of your life.