Turkey offers two property routes: a residence permit from $200,000 and citizenship from $400,000 with a three-year no-sale annotation. How each works, and the risks nobody puts in the brochure.
Turkey is the one market in this region that offers a passport for a property purchase, alongside a lower-priced residence permit. It is also a market where the marketing runs well ahead of the legal detail. Our general golden-visa overview explains how to read any programme; this guide separates the two Turkish routes and lists what to verify. Figures reflect the rules reported in autumn 2026 and can change, so confirm them with a Turkish lawyer before you pay anything.
Two routes, two different outcomes
The first route is a residence permit; the second is citizenship. They have different price floors, different documents and a very different weight of commitment. Mixing them up is the most common mistake buyers make.
Residence permit from $200,000
A foreign buyer of residential property can apply for a short-term residence permit under the Law on Foreigners and International Protection (Law No. 6458). The reported conditions are:
- the property is registered as residential, and commercial units such as shops and offices do not qualify
- the price stated in the title deed is at least $200,000 or the equivalent, paid through official banking channels
- you register your address at the purchased property
- you hold valid health insurance
The permit is typically issued for two years and renewed while you keep ownership. Applications go to the Directorate General of Migration Management. It is a permit to live in Turkey; it is not a path to a passport by itself.
Citizenship from $400,000
The citizenship route requires real estate worth at least $400,000. The reported conditions are:
- the contract price, the appraisal report and the registered value must each be at least $400,000
- the valuation must be produced by an appraiser licensed by Turkey's Capital Markets Board (SPK)
- payment goes through a Turkish bank with the dollar amount fixed at the transaction date
- the property must be free of encumbrances and not previously used for a citizenship application
- a three-year non-sale annotation is placed on the title deed at the Land Registry
The spouse and children under 18 can be included; parents and adult children cannot. Citizenship is granted by presidential decree, and the programme does not require residence, a language test or an interview. Advisers quote six to twelve months from investment to passport. Dual citizenship is permitted. The passport does not give visa-free entry to Schengen, the United States or the United Kingdom.
What changes the economics
The three-year annotation means you cannot sell for that period, so the $400,000 is locked in a single asset in a single market, in lira terms. The secure payment system for property sales, which holds the buyer's money in a blocked account until the title deed is registered, was due to become mandatory on 1 October 2026 after several postponements; confirm whether it is now in force for your transaction. Sources also report that units marketed as citizenship-eligible can carry a price premium, which is why an independent valuation matters.
Risks to price in
- seismic risk in Istanbul and the western regions, which affects building choice and insurance
- a possible premium on units sold specifically for citizenship
- military service obligations, reported for men from age 22 who become citizens
- non-refundable closing and application fees if the application is refused, although the property remains yours
What to check before you buy
- the title deed, encumbrances and zoning of the exact unit
- an SPK-licensed valuation at or above the threshold
- the payment route and whether the secure payment system applies
- the building's seismic resistance and the developer's record
- the resale and rental market, since the property is locked for three years
FAQ
Does the $200,000 residence permit lead to citizenship? Not by itself; the citizenship route is the separate $400,000 one. Can I sell after getting citizenship? Only after the three-year annotation period. Are parents included? Reportedly no; only the spouse and children under 18. Is the passport visa-free for Europe? Not for Schengen, the US or the UK.
How we help
We help you test a property against the valuation, zoning and price conditions before you commit and coordinate the purchase with a Turkish lawyer who handles the application. This article is general information, not investment, legal, tax or immigration advice, and the rules change.