Turkey’s citizenship by investment program allows applicants to qualify through real estate purchases of at least $400,000. In 2026, investors considering this route also need to account for property-selection rules, the three-year holding period, family eligibility, processing time, and Turkey’s new 20-year foreign-income tax exemption for qualifying new residents.
Turkish citizenship through real estate
The Turkish real estate route requires a minimum property investment of $400,000.
Unlike some Caribbean citizenship programs, Turkey does not require investors to choose from a government-approved list of resort properties. Unlike Greece’s property-based residence route, there is no requirement to select a property for renovation.
The source recommends choosing new buildings to reduce concerns about property history.
The investment is returnable in the sense that the property can be sold after three years while maintaining citizenship.
Multiple properties and reuse limits
Investors do not have to buy one large property. Multiple properties may be purchased, such as apartments or commercial premises, as long as the combined value reaches at least $400,000.
However, the source states that these properties must be in the same building.
A property can be used for Turkish citizenship only once. If an owner obtained citizenship through a qualifying property purchase and later sells it after the three-year holding period, the next buyer cannot use that same property to apply for citizenship.
Family inclusion and timeline
The main applicant must be over 18 and have no criminal record.
The applicant’s spouse and children under 18 receive citizenship automatically with the main applicant, without an additional investment for each family member.
The process is described as lengthy, taking 12 months or more.
During the first stage, the applicant and spouse receive a residence permit. This allows them to relocate to Turkey and potentially use tax benefits. Relocation is not required, and applicants may also wait outside Turkey for the citizenship decision.
Turkey’s 20-year tax regime for new residents
Since 2026, Turkey has introduced a special tax regime for newly arrived residents.
The benefits apply to people who have not resided in Turkey or been officially registered there during the previous three years.
For 20 years, qualifying residents’ foreign income is exempt from Turkish tax and does not require declaration. The source lists foreign income from business, investments, and dividends as examples.
For new residents using the 20-year tax holiday, inheritance and gift taxes are reduced to a preferential rate of 1%, instead of the standard 30%.
Only foreign-source income is exempt. Income earned inside Turkey remains taxable at the standard progressive rate of 15% to 40%.
The source identifies Law No. 7582 as the law enacting the special tax policy and states that officials, including President Recep Tayyip Erdoğan, have described the goal as attracting foreign experts, investors, and multinational corporations.
Example project: Zeytinburnu, Istanbul
One listed project is in Zeytinburnu, a central Istanbul district with infrastructure and transport access.
Nearby features include:
- metro;
- tram;
- metrobus;
- E5 highway;
- cafes and restaurants;
- proximity to the historic Fatih district.
The project has two buildings:
- one residential building;
- one office building.
Completion is scheduled for December 2027.
Available units include:
- 1+1 apartments;
- 2+1 apartments;
- home offices.
Example unit:
- 2+1 apartment;
- 10th floor;
- 62.39 sq m;
- 1.21 sq m balcony;
- price: $430,000.
Example project: Şişli, Istanbul
Another listed project is in Şişli, on the European side of Istanbul. The district is described as a business and commercial center with offices, banks, clinics, and shopping centers.
Nearby features include:
- metro;
- Metrobus;
- Trump Towers shopping malls;
- universities;
- business districts;
- tourist areas of Taksim and Nişantaşı;
- coffee shops, cafes, and restaurants;
- the Bosphorus, about 10 minutes away by car.
The project consists of six buildings with:
- 321 apartments, each with a balcony;
- 17 commercial spaces;
- parking space for each apartment;
- indoor swimming pool.
Completion is scheduled for July 2027.
Example unit:
- one-bedroom apartment;
- second floor;
- 45.44 sq m;
- 6.05 sq m balcony;
- price: $475,000.
Practical considerations
Investors considering Turkish citizenship through real estate should check:
- whether the property value meets the $400,000 minimum;
- whether multiple units, if used, are in the same building;
- whether the property has already been used for a citizenship application;
- whether the three-year holding period fits their exit plan;
- whether the spouse and children under 18 are included correctly;
- whether the expected timeline of 12 months or more is acceptable;
- whether the applicant qualifies for the 20-year tax regime based on the prior three-year non-residence and non-registration condition;
- whether any Turkey-source income will be taxed at 15% to 40% despite the foreign-income exemption.
The core decision is not only whether a property qualifies for citizenship, but whether it fits the investor’s holding period, family plan, tax position, and real estate risk.
Source article: apexcapital.one
