1. A Comprehensive Legal Guide for Foreign Investors (2026 Update)

Foreign nationals increasingly view Türkiye as a strategic destination for real estate investment, long-term residence, and second citizenship planning. With its unique position bridging Europe, Asia, and the Middle East – combined with a dynamic property market led by cities such as Istanbul and Antalya – Türkiye offers both lifestyle advantages and meaningful investment opportunities. However, purchasing property in Türkiye does not automatically grant immigration status or citizenship. Each pathway is governed by distinct legal regimes, detailed compliance requirements, and evolving administrative practice. This guide explains how foreign buyers may obtain residence permits or Turkish citizenship through property investment, while highlighting the legal steps, risks, and safeguards that matter most. Bıçak Law Firm provides integrated legal support covering real estate acquisition, immigration applications, and citizenship procedures, ensuring that every stage is handled in full compliance with Turkish law.

2. Can Foreigners Buy Property in Türkiye?

Yes. Foreign individuals from most countries may acquire real estate in Türkiye, subject to statutory limitations. These include:

• Geographic restrictions in military or security zones
• Regional caps on foreign ownership within districts
• Aggregate land limits per foreign individual nationwide
• Compliance with zoning and land-use regulations

Importantly, owning property alone does not create any automatic right to reside or acquire citizenship. Immigration status must always be obtained through a separate legal application. For this reason, professional legal due diligence before any payment or reservation is essential. Title records, zoning status, construction permits, liens, and eligibility for residence or citizenship must be verified in advance.

3. Buying Property for Residence in Türkiye

Foreign nationals who purchase residential property may apply for a short-term residence permit based on ownership. This permit allows legal stay in Türkiye and is typically issued for up to one or two years, subject to renewal. In current administrative practice, property-based residence applications generally require the real estate to meet a minimum value threshold (commonly applied around USD 200,000, though this is policy-driven and may change). The property must also be suitable for residential use and genuinely intended as accommodation. Eligible family members – namely a spouse and minor children – may apply together with the principal applicant.

Important Limitations;

• A residence permit does not lead automatically to permanent residence or citizenship.
• Permits are discretionary and subject to migration policy and regional restrictions.
• Certain neighborhoods may be closed to new foreign residence applications.
• Renewals are not guaranteed and depend on continued compliance.

Residence by property ownership is therefore best viewed as a renewable stay mechanism, not a direct path to citizenship.

4. Buying Property for Turkish Citizenship (Investment Route)

Foreign investors seeking Turkish nationality through real estate must apply under the exceptional citizenship by investment framework. To qualify through property investment:

• The total purchase value must be at least USD 400,000 (or equivalent foreign currency / Turkish lira).
• A three-year no-sale annotation must be placed on the title deed, legally preventing resale during that period.
• The investment must be supported by a licensed valuation report confirming the minimum value.
• The full purchase price must be transferred through Turkish banks and documented via foreign exchange records.

Multiple properties may be combined to reach the USD 400,000 threshold, provided all comply with the regulations.

Following regulatory changes in recent years, not all real estate qualifies. In particular:

• Residential units with condominium title or construction servitude are acceptable.
• Properties must be completed or legally recognized as buildings.
• Agricultural land, raw plots without approved construction, and certain categories of real estate are excluded.
• Shared or fractional ownership acquisitions made after regulatory cut-off dates are generally not accepted for citizenship purposes.

These distinctions make legal screening of the asset indispensable before purchase.

The main applicant may include:

• A spouse
• Children under 18 years of age
• Dependent children of any age with disabilities

Family members receive citizenship together with the principal investor.

While marketing materials often promise extremely short timelines, citizenship by investment is a multi-stage legal process:

• Property acquisition and valuation
• Title deed registration with three-year restriction
• Certificate of Conformity
• Residence permit filing
• Citizenship application
• Issuance of Turkish ID cards and passports

In practice, this process commonly takes several months from purchase to passport issuance, depending on documentation quality and administrative workload.

5. Step-by-Step Legal Process

A compliant property-based citizenship or residence case typically follows these steps:

• Legal due diligence on the selected property
• Verification of zoning, title status, and eligibility
• Licensed valuation report
• Bank transfers and foreign exchange documentation
• Title deed transfer and three-year sale restriction (for citizenship cases)
• Application for Certificate of Conformity
• Residence permit submission
• Citizenship application (if applicable)
• Issuance of identity cards and passports

Each step involves specific legal and administrative requirements that must align precisely.

6. Taxes, Fees, and Financial Planning

Foreign buyers should also plan for:

• Title deed transfer tax
• Potential VAT (with possible exemptions in qualifying cases)
• Annual property tax
• Government application fees
• Legal and professional service costs

Proper structuring at the outset can significantly affect overall investment efficiency and compliance.

7. Legal Risks and Common Mistakes

Foreign buyers frequently encounter problems due to:

• Purchasing properties that are ineligible for citizenship
• Shared ownership structures that invalidate applications
• Valuation reports falling below USD 400,000 despite higher contract prices
• Developer promises unsupported by law
• Paying deposits before legal clearance
• Assuming citizenship is “guaranteed”

These risks highlight why property investment for immigration purposes must be handled as a legal project -not merely a real estate transaction.

8. How Bıçak Law Firm Supports Foreign Investors

Bıçak Law Firm provides end-to-end legal services, including:

• Property eligibility analysis for residence or citizenship
• Full title deed and zoning review
• Verification of appraisal reports
• Citizenship compliance audits
• Residence and citizenship filings
• Power of attorney representation for overseas clients
• Continuous monitoring until final approval

Our role is to ensure that every legal, financial, and administrative element aligns with Turkish regulations, protecting clients from costly mistakes.

9. Frequently Asked Questions

• Can I obtain residence simply by buying any property? No. The property must meet value and residential criteria, and approval remains discretionary.
• Is USD 400,000 mandatory for citizenship? Yes. This is the statutory minimum for real estate-based citizenship.
• Can I combine multiple properties? Yes, provided their total value reaches USD 400,000 and all comply with eligibility rules.
• What happens if I sell before three years? Early sale violates the undertaking and leads to cancellation of citizenship proceedings.
• Must I stay in Türkiye during the process? Physical presence is limited; most procedures can be handled through legal representation.
• Can my family apply together? Yes, spouses and qualifying children are included in the same application.

10. Conclusion

Buying property in Türkiye can provide access to residence rights or Turkish citizenship – but only when structured in strict accordance with the law. The distinction between residence and citizenship, evolving regulatory requirements, and technical compliance rules make professional legal guidance essential. Bıçak Law Firm assists international clients at every stage of property acquisition, immigration planning, and citizenship applications, combining real estate expertise with immigration law to deliver secure, compliant, and efficient outcomes. For personalized legal assessment or detailed cost planning for your family, you are welcome to contact Bıçak Law Firm for professional guidance.