Frequently Asked Questions

Not on the qualifying amount itself. The published real-estate criterion is USD 400,000 or its foreign-currency equivalent, and it has to be satisfied and evidenced before a citizenship application proceeds. Where the property you choose costs more, the portion above the qualifying figure can often be structured over time with the developer. The criteria table on our requirements page sets out every route and its minimum.

Current minimum, valuation treatment and any payment structuring are confirmed for your transaction before you commit.

Our published portfolio is Istanbul-led, with a smaller number of projects elsewhere in Türkiye. We would rather tell you that plainly than list cities we cannot currently show you stock in. If the city you have in mind is not in the published selection, that is what our private sourcing is for — tell us the location, budget and purpose and we look for it off-market rather than redirecting you to whatever we happen to be listing. Start from the current portfolio.

Waterfront Bosphorus property is among the most expensive in the country, so at that level the realistic answer is a home in a well-connected district with Bosphorus access rather than a frontage view. That is not a disappointing answer so much as a useful one: it moves the conversation to which district actually fits your budget and purpose. Figures for any specific project are shared on application.

Active, and uneven between cities and districts — which is why a market-wide statement is not much use for a purchase decision. We do not publish forecasts or projected appreciation, because nobody can honestly promise either. What we can give you is district-level context for the specific projects you are considering, and the reasoning behind it.

We do not promise a letting period, and you should be wary of anyone who does. How quickly a home lets depends on the district, the unit type and layout, the season, the condition of the building and — above all — the asking rent. We help you set an achievable rent and coordinate the letting, without guaranteeing a timeframe.

It varies far too much by district, building age, floor, view and specification for an average to be meaningful — an average across a district can be double or half the figure for the specific unit you are looking at. We give you comparable figures for the actual project and unit type on application rather than a headline number.

Partly, and the distinction matters. The amount that establishes the qualifying criterion must be settled and evidenced before the application proceeds; a payment plan does not satisfy it on its own. Only the portion above the qualifying figure is normally financed. So “citizenship in installments” is a misleading description — treat an offer that promises citizenship while the qualifying amount is still being paid off as a reason to ask for the criterion and the responsible authority in writing before transferring anything.

Whether a specific payment structure satisfies the criterion is confirmed with the responsible authority for your transaction.

It is set per building and tracks the facilities: a project with pools, a gym, landscaped grounds, reception and security costs materially more to run than a plain apartment block. It is normally a running cost for whoever occupies the home, so for a let property it is usually treated as the tenant’s charge. We give you the current figure for the specific project rather than a per-square-metre rule of thumb.

The current charge is confirmed with the building management for the project and unit you choose.

A title-deed transfer tax applies once at acquisition, calculated on the assessed value — indicatively around 4% — and an annual property tax applies each year you own the home. It cannot be “avoided”; what varies is who pays the transfer fee and whether a quoted price includes it, which is exactly the kind of thing to settle in writing before you sign. Some urban-transformation projects are treated differently. Our citizenship page sets out the full cost and tax picture.

Current rates, exemptions and who pays are confirmed with a qualified tax advisor for your purchase.

Property in Türkiye is governed by Turkish law, and Turkish succession rules determine how a title passes to a surviving spouse and heirs. The practical point is that this is a cross-border matter: your home country’s succession law and any will you have made interact with the Turkish position, and the two do not always align.

Succession planning across two jurisdictions requires qualified legal advice in both.

Not necessarily. The appraisal is an independent valuation prepared to the regulator’s standard, and it can come out above or below the price you agreed. That matters for a citizenship file, because the qualifying amount is assessed against the valuation rather than the invoice. A large gap between the two is worth understanding before you commit, not after.

How the valuation is treated for your specific transaction is confirmed before purchase.

A title can be registered in shares. For a citizenship application, though, the qualifying amount has to be held by the person applying — so splitting a title between family members can put the file below the criterion even when the total purchase is above it. Transferring a share after the purchase is a fresh transaction with its own costs and consequences. Decide the ownership structure before the transfer, not afterwards.

The ownership structure that satisfies the criterion for your family is confirmed by qualified counsel before the transfer.

For the purchase itself the core items are a Turkish tax identification number and a translation of your passport, alongside the transaction paperwork prepared for the title transfer. A citizenship application is a separate and much longer file — personal, family and investment records, with authentication and translation requirements. That list is on our requirements page.

The honest version: a large domestic market, a location between Europe, Asia and the Gulf, and a property route to citizenship that leaves you holding an asset rather than making a non-returnable contribution. Against that sit currency volatility and ordinary market risk, which we will not talk you out of considering. If Türkiye is the wrong fit for your objective, we would rather say so early than sell you a residence.

It depends entirely on what you want the property to do. Istanbul offers the deepest and most liquid market and the widest tenant base; coastal cities can suit a holiday-let or lifestyle objective better. “Better” without a stated objective is a sales answer, not an advisory one — tell us whether you are optimising for resale liquidity, rental demand, family use or a citizenship file and the comparison becomes answerable.

Only a limited number of projects offer a rental guarantee at all, and where one exists it is usually denominated in Turkish lira. A guarantee is a contractual promise from a developer or operator, not a market outcome, so its value depends on who is standing behind it — read that clause carefully before treating it as income.

The currency, term and counterparty of any rental guarantee are confirmed in the contract for that project.

We do not publish yield or payback figures, and we do not use amortisation rules of thumb to imply an income. Rental income depends on the district, the unit, the finish, the season and the rent you can actually achieve, and it is reduced by maintenance charges, tax, agency costs and vacant periods. What we will do is show you achievable comparable rents for the specific project so you can run your own numbers.

For a completed property with a clean registry position, the transfer is a matter of days to a couple of weeks once the paperwork, tax payment and appointment are in place. A project still under construction is different: the individual title follows completion and the registry process for the building, which is a longer horizon and should be understood before you sign.

The registry position and expected timing are checked for the specific project before purchase.

No — there is no additional tax triggered simply because a purchase is your second or third. Each acquisition carries its own transfer tax and annual property tax. What can change with a larger portfolio is your income-tax and tax-residency position, which is a personal matter worth planning rather than discovering.

Your personal tax position is confirmed with a qualified tax advisor.

Ownership is not time-limited — a title deed is held for as long as you own the property and passes to your heirs under Turkish succession rules. One thing worth separating from this: a property bought to qualify for citizenship carries a resale restriction recorded on the deed for a minimum holding period. The restriction limits when you can sell; it does not limit how long you may own.

The application is part of the sequence we coordinate, but the timing is not ours to promise: it depends on appointment availability, the completeness of your documents and the processing of the responsible authority. We will tell you the current realistic expectation at the point you apply rather than quoting a figure now that may not hold.

Current processing expectations are confirmed with your advisor at the time of application.

A short-term permit granted on touristic grounds is issued for a limited purpose, and renewal is not something you should count on. A permit held on the basis of property ownership rests on a continuing, verifiable ground — you still own the home — which puts renewal on a more durable footing for as long as that ownership and the conditions in force continue.

Permit categories, durations and renewal conditions change and are confirmed for your case before you rely on them.

A residence permit is not a work permit. Employment requires a separate work permit, and the application is normally made by the employing company rather than by you. Running your own business raises different questions again — company formation, the permit position of a foreign shareholder or director, and tax — which are worth resolving before you commit to a plan.

Work-permit and company-formation requirements are confirmed with qualified counsel for your situation.

We have no idea, and neither does anyone who tells you otherwise — accession is a political process with no published timetable. It is worth being direct about the investment implication: do not price EU membership into a decision, and do not treat a Turkish passport as future Schengen access. What the passport does and does not offer today is set out on our passport page.

There is a large state system alongside a substantial private and international sector, and in the cities international families most often use English-medium or bilingual private schools. Universities host a significant international student population, with a mix of Turkish-medium and English-medium programmes. Fees, admission routes and language of instruction vary widely by institution, so the useful question is which school or programme, not which country.

It is regular and consistently spelled, which helps, but its grammar works differently from English and the Romance languages, which is the part most learners find slow. Day-to-day life in the main city districts is manageable in English, and we advise in English, Russian and Arabic — so language is not a barrier to buying or to a citizenship file.

No — and this is one of the most common misunderstandings we correct. Buying property does not by itself give you cover under the state health scheme. Access is generally tied to employment, contributions or voluntary registration, and residence-permit applicants are usually expected to hold health cover of their own. In practice most international owners carry private insurance, alongside the state scheme where they qualify for it.

Your eligibility for the state scheme and the cover required for a permit are confirmed for your circumstances.

Some programmes at some institutions are taught in Arabic, and there are schools serving Arabic-speaking families in Istanbul — but the language of instruction is set programme by programme, not university by university. Check the specific department and intake year directly with the institution rather than relying on a general statement.

Language of instruction and admission requirements are confirmed with the institution for the intake year.

The two questions have different answers, which is why we ask which one you mean. Living well is about commute, schools, green space and the character of a neighbourhood; investing well is about tenant demand, resale liquidity and supply coming to market. The city ranges from high-rise districts with full facilities to low-density family neighbourhoods and waterfront settings. See the district breakdown in apartments for sale in Istanbul.

A broad list of destinations visa-free or with a visa on arrival, plus more through e-visa arrangements — and the list changes as bilateral agreements change. We deliberately do not publish a country count, because those numbers date quickly and get repeated back to us as a promise. One point to be clear about: Turkish citizens generally require a visa for short stays in the Schengen Area, and rules differ by destination. Details on our passport page.

Current entry requirements must be checked with the destination authority before travel.