21.10.2026

In 2026, the requirements depend on the purpose of the transaction. A residence permit requires a residential property, while the investment program allows more property types but scrutinizes the value and ownership history more strictly.

A residence permit in Turkey through property purchase is granted on the basis of ownership, not just payment. The property must have a suitable designation, a valid TAPU, and must not be subject to critical restrictions.

The conditions for obtaining a residence permit in Turkey require the property to be used as a residence. For citizenship, the price, the seller, the payments, and the obligation not to sell the asset for three years are also checked.

A single property may qualify for both purposes. To do so, the apartment or villa must be residential, cost at least $400,000 and meet the investment program rules.

A residence permit when buying an apartment in Turkey is possible if the TAPU states a residential designation, the official price reaches the threshold and the address allows foreigners to register. A completed apartment or villa for permanent residence qualifies.

A Turkish residence permit is not granted automatically for buying property. A foreigner submits a separate application and proves compliance with the migration requirements. The same rules apply to Russian citizens.

Turkish citizenship through a property purchase can be obtained through:

Vacant plots and agricultural land do not qualify. The program requires established condominium ownership, a building easement or a plot with a structure on it.

You cannot obtain Turkish citizenship through a property purchase based solely on the advertised or contract price. What counts is the amount in the official deed or the promise-to-sell agreement, the payments and the amount in the TTB, the investment valuation document.

If the TTB confirms less than $400,000, there are no grounds for an application. The value of several purchased properties may be combined. With a promise to sell, they must be included in a single notarized contract.

Turkish citizenship by real estate investment requires buying from a Turkish citizen or a Turkish legal entity that meets the requirements. There is a risk of refusal if the seller is a foreigner, a close relative or a related company, or if the asset was recently transferred by a foreigner to a Turkish owner.

The history of transfers is checked using an extended extract, TAPU data and archival records. Encumbrances, court annotations and any previous use of the property in the program are established separately.

A share does not qualify for citizenship by investment: the applicant must acquire the entire property, even if there are several sellers. Property in Turkey for citizenship cannot be registered jointly to several foreign buyers.

For a residence permit, shared ownership is allowed when the residential property is registered to family members and used as a home. The applicant's grounds are confirmed by the entry in the TAPU.

A new build is attractive for its clean first-owner history but requires checking the permit, the developer, the TAPU, timelines and payments. At an early stage, the contract may not meet the program's requirements.

The resale market offers ready-to-move-in homes but carries the risk of encumbrances and an unsuitable chain of ownership. The choice depends on clean legal title, not the age of the building.

Not eligible:

Before the transaction, the following are checked:

The rules may be updated. Whether a property meets the 2026 criteria should be confirmed before paying a deposit.