The Turkish residency by buying home (guide)

Authored by the expert who managed and guided the team behind the Turkey Property Pack

Everything you need to know before buying real estate is included in our Turkey Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Turkey. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Turkish real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Istanbul, Ankara, and Antalya. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

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Laurence Rapp 🇬🇧

Sales representative at Spot Blue - International Real Estate Agency

Laurence knows Turkey's real estate market inside out and is passionate about matching clients with the right property. At Spot Blue, he's here to help you find your dream home or investment in Turkey, from stunning coastal villas to vibrant city apartments.

How does the Turkish residency program through real estate investment actually work?

Turkey's residency by investment program operates through a straightforward property purchase mechanism that grants legal residence rights to foreign investors.

The program requires you to purchase residential property valued at minimum $200,000 USD, with the value verified by a licensed appraiser and documented through official bank transfers. You enter Turkey legally, complete the property purchase, obtain required documentation including title deed and valuation report, submit an online application through the Directorate General of Migration Management, attend an appointment for biometric data collection, and receive your residence permit within 2-12 weeks.

Your residence permit is initially valid for 1-2 years and can be renewed continuously as long as you maintain ownership of the qualifying property. The permit includes your spouse and children under 18 years old, making it a family-friendly investment option. After 8 years of continuous legal residency, you become eligible to apply for permanent residency status.

It's something we develop in our Turkey property pack.

What is the minimum investment required to qualify for residency by buying property in Turkey?

The minimum investment threshold for Turkish residency through real estate is $200,000 USD, effective since October 16, 2023.

This amount must be in residential property only, verified by a CMB-licensed appraiser, and reflected in both the title deed and Central Bank payment documentation. The property cannot be located in military or security-restricted zones, and the value must be confirmed through official bank transfer receipts. All payments must be made via documented bank transfers to ensure compliance with Turkish investment regulations.

The $200,000 minimum applies uniformly across all regions of Turkey, from major cities like Istanbul and Ankara to coastal areas like Antalya and Bodrum. This investment threshold positions Turkey as one of the most accessible European residency programs, significantly lower than comparable programs in other EU countries.

Is there a path from residency to citizenship when you buy real estate in Turkey?

Yes, Turkish residency obtained through real estate investment provides a clear pathway to citizenship through two distinct routes.

The first pathway is through continuous residency: after maintaining legal residency for 5 years, you can apply for Turkish citizenship through naturalization. This requires demonstrating continuous residence, basic Turkish language proficiency, financial stability, and clean criminal background. The second pathway is through increased investment: you can upgrade your investment to $400,000 in real estate and apply directly for citizenship by investment, bypassing the residency waiting period.

The citizenship by investment route requires holding the property for 3 years with a non-sale commitment annotated on the title deed. Processing time for citizenship applications is typically 6-12 months, and successful applicants receive full Turkish citizenship including passport rights. This dual pathway flexibility makes Turkey's program unique among European investment migration options.

Does Turkey offer a Golden Visa or Citizenship by Investment program?

Turkey operates a comprehensive citizenship by investment program, commonly referred to as a "Golden Visa" program, with multiple investment pathways.

Investment Type	Minimum Amount	Holding Period	Processing Time	Family Inclusion
Real Estate Investment	$400,000 USD	3 years	6-12 months	Spouse + children <18
Bank Deposit	$500,000 USD	3 years	6-12 months	Spouse + children <18
Government Bonds	$500,000 USD	3 years	6-12 months	Spouse + children <18
Venture Capital Fund	$500,000 USD	3 years	6-12 months	Spouse + children <18
Job Creation	50+ employees	Ongoing	6-12 months	Spouse + children <18

What types of properties are eligible for residency or citizenship applications?

Property eligibility differs significantly between residency and citizenship programs, with residency having more restrictive requirements.

For residency permits, only residential properties qualify including apartments, houses, and villas. The property must have a valid title deed, be registered with the Land Registry Directorate, and cannot be commercial or mixed-use. Properties in military zones, security-restricted areas, or those under legal disputes are excluded from residency applications.

For citizenship applications, all property types are eligible including residential, commercial, industrial, and land with construction permits. Mixed-use developments, office buildings, retail spaces, and agricultural land all qualify for citizenship investment. The property must be free of mortgages, liens, or legal encumbrances, and full ownership is required (jointly owned properties are not accepted for citizenship applications).

Properties purchased for either program must be owned individually, not through corporate structures or nominee arrangements, and must be valued by licensed appraisers approved by Turkish regulatory authorities.

What are the exact steps involved in applying for residency through property purchase?

The Turkish residency application process follows a structured 7-step procedure that typically takes 2-12 weeks to complete.

1. **Legal Entry and Preparation**: Enter Turkey legally on appropriate visa, open Turkish bank account, and engage qualified legal counsel for property transaction guidance.2. **Property Selection and Purchase**: Identify qualifying residential property, conduct due diligence checks, negotiate purchase terms, and complete transaction with documented bank transfers totaling minimum $200,000 USD.3. **Professional Valuation**: Obtain official property valuation from CMB-licensed appraiser, ensure appraised value meets minimum threshold, and secure all required valuation documentation for submission.4. **Document Assembly**: Collect title deed, valuation report, bank transfer receipts, passport (6+ months validity), health insurance policy, biometric photos, residency certificate, earthquake insurance, and property status documents.5. **Online Application Submission**: Complete digital application through Directorate General of Migration Management portal, upload all supporting documents, and pay required government fees electronically.6. **Appointment and Biometrics**: Schedule mandatory appointment at local Migration Directorate office, attend in-person interview, provide biometric data including fingerprints and photos, and submit original documents for verification.7. **Processing and Issuance**: Wait 2-12 weeks for application review, receive approval notification, collect residence permit card from designated office, and register address with local authorities.

Professional legal assistance is strongly recommended throughout this process to ensure compliance with all requirements and avoid costly delays or rejections.

How long is the residency permit valid once you obtain it through real estate investment?

Turkish residence permits obtained through real estate investment are initially issued for 1-2 years, with most first-time applicants receiving 1-year permits.

Permits can be renewed continuously as long as you maintain ownership of the qualifying property and continue to meet residency requirements including valid health insurance and clean criminal record. Renewal applications must be submitted 60 days before expiration, and processing typically takes 2-4 weeks. After successful renewals, subsequent permits may be issued for longer periods up to 2 years.

After 8 years of continuous legal residency, you become eligible for permanent residency status, which removes the need for regular renewals. Permanent residents maintain their status indefinitely as long as they don't remain outside Turkey for more than 12 consecutive months without proper authorization.

It's something we develop in our Turkey property pack.

Can you include your spouse and children in your residency application?

Turkish residency permits automatically include your spouse and children under 18 years old in a single family application.

All family members must be covered by valid health insurance policies, either individual or family coverage meeting Turkish requirements. Children are included until they reach 18 years of age, after which they must apply for independent residence permits or student permits if pursuing education in Turkey. Spouse inclusion continues indefinitely as long as the marriage remains valid and the primary applicant maintains their residence status.

Family members receive the same residency rights as the primary applicant, including work authorization after obtaining necessary permits. Each family member must provide biometric data and attend the appointment, but only one property purchase is required for the entire family application. Document requirements include marriage certificates, birth certificates for children, and health insurance for each family member.

Divorced spouses lose residency rights unless they qualify independently, while children from previous marriages require legal custody documentation to be included in applications.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What are the key conditions and legal requirements you must meet for the real estate route?

Turkish residency through real estate requires meeting specific legal, financial, and documentation requirements that are strictly enforced.

**Legal Requirements:**- Clean criminal background in home country and Turkey- Legal entry to Turkey with appropriate visa or entry permission- No outstanding tax obligations or legal issues in Turkey- Compliance with foreign exchange regulations for property purchase**Financial Requirements:**- Minimum $200,000 USD investment in residential property only- All payments made via documented bank transfers (no cash transactions)- Official valuation by CMB-licensed appraiser confirming minimum value- Property must be free of mortgages, liens, or legal encumbrances**Documentation Requirements:**- Valid passport with minimum 6 months remaining validity- Comprehensive health insurance covering Turkish medical system- Title deed registered in applicant's individual name (no corporate ownership)- Official translation of all foreign documents into Turkish- Apostilled documents from countries party to Hague Convention

Failure to meet any of these requirements results in application rejection, making professional legal guidance essential for successful completion of the residency process.

Is there an alternative business or startup investment route to Turkish residency, and what are its requirements?

Turkey offers several alternative investment routes for residency and citizenship beyond real estate, including business establishment and capital investment options.

Business residency permits are available for entrepreneurs establishing Turkish companies with clear business purposes, submitted business plans, and demonstrated financial resources. Applicants must register a Turkish company, obtain necessary business licenses, and prove sufficient capital to operate the business. This route doesn't require specific minimum investments but demands ongoing business operations and compliance with Turkish commercial law.

For citizenship, job creation investments require employing at least 50 Turkish citizens continuously, providing full social security benefits, and maintaining employment levels for the citizenship holding period. Capital investment alternatives include $500,000 USD in Turkish bank deposits, government bonds, or approved venture capital funds, all held for minimum 3 years. These investments must be made through authorized banks and properly documented with Central Bank approvals.

Business routes offer more operational flexibility but require ongoing compliance, regular reporting, and active business management, making them suitable for investors seeking active involvement in Turkish markets rather than passive property investment.

What is the overall timeline and process—from purchasing property to receiving residency?

The complete timeline from property purchase to residency permit issuance typically ranges 3-5 months, depending on preparation efficiency and processing times.

**Phase 1: Preparation and Property Purchase (4-8 weeks)**- Legal counsel engagement and bank account opening: 1-2 weeks- Property search, due diligence, and purchase completion: 2-4 weeks - Professional valuation and document preparation: 1-2 weeks**Phase 2: Application and Processing (2-12 weeks)**- Online application submission and appointment scheduling: 1-2 weeks- Document review and appointment attendance: 1 week- Government processing and background checks: 2-12 weeks (average 6-8 weeks)- Permit issuance and collection: 1 week**Phase 3: Registration and Compliance (1-2 weeks)**- Address registration with local authorities: 3-5 days- Tax registration and utility connections: 1 week- Health insurance validation and banking setup: 3-5 days

As we reach mid-2025, processing times have stabilized around 6-8 weeks for most applications, with faster processing available for complete documentation and properly prepared applications. Engaging experienced legal counsel from the beginning significantly reduces timeline risks and ensures smooth processing.

It's something we develop in our Turkey property pack.

What have other applicants experienced—both success stories and challenges—in trying to get Turkish residency or citizenship through investment?

Applicant experiences with Turkish investment residency vary significantly based on preparation quality, legal guidance, and compliance with requirements.

**Common Success Factors:**- Working with qualified Turkish lawyers and real estate professionals from initial planning stages results in 90%+ approval rates for properly prepared applications- Family applications are consistently approved when all documentation is complete, with many investors praising the family-friendly nature of Turkish programs- Investors who purchase properties in established developments with clear title histories report smoother processing and faster approvals- Those who engage local banks early for financing and documentation support experience fewer delays and complications**Frequent Challenges and Pitfalls:**- Undervaluation issues affect 20-30% of applications where purchase prices don't reflect appraised values, requiring additional documentation or higher investments- Documentation problems including missing apostilles, incorrect translations, or expired documents cause 3-6 month delays for approximately 25% of applicants- Property eligibility errors, particularly purchasing commercial properties for residency applications or jointly-owned properties for citizenship, result in automatic rejections- Background check delays for applicants from certain countries can extend processing to 4-6 months beyond standard timelines**Financial and Legal Complications:**- Currency fluctuation impacts on meeting minimum thresholds require careful timing and professional advice- Tax implications and ongoing compliance requirements catch many investors unprepared for annual obligations- Property maintenance and insurance requirements for permit renewals create ongoing costs many investors don't anticipate

Professional guidance is consistently cited by successful applicants as the critical factor in avoiding costly mistakes and ensuring smooth processing throughout the residency journey.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. ikamet.com - Turkish Residence Permits
2. ikamet.com - Turkish Residency Investment Requirements
3. Istanbul Lawyer Firm - Turkish Citizenship 2025
4. Global Residence Index - Turkey Citizenship Investment
5. The Golden Portugal - Turkey Golden Visa
6. Istanbul Lawyer Firm - 2025 Investment Program
7. PILC Law - Residency by Property Purchase
8. Decor Homes - Property Residence Permit
9. ARSA - Turkish Citizenship Real Estate Investment
10. Nomad Capitalist - Turkish Citizenship Guide