Are you looking to make a smart real estate investment with excellent returns? 

Real estate investment in Turkey may just be the investment vehicle you’re looking for.

Turkey presents an unparalleled fusion of rich history, diverse culture, and spectacular landscapes - from the cosmopolitan buzz of Istanbul with its iconic architecture to the moon-like terrain of Cappadocia and stunning turquoise coasts. 

Coupled with world-renowned cuisine, vibrant bazaars, and the warm hospitality of its people, Turkey promises a sensory journey that's as enchanting as it’s unforgettable.

Our seasoned WorldPassports team clocked the research hours so that you don’t have to.

Sit back and read on to find out everything you’ll need to know about investing in the Turkish real estate market and even using it as a route to obtaining new citizenship.

*Disclaimer: All amounts mentioned in this article were correct at the time of publication and might have shifted since.

What Should You Know About Real Estate Investment?

Understanding real estate investment involves assessing market trends, risks, and long-term growth potential.

What is Real Estate Investment?

Real Estate Investment is the strategic acquisition, ownership, and management of properties with the goal of generating income, achieving capital appreciation, or both.

Investors diversify their portfolios by engaging in Real Estate Investment across various asset classes, including residential, commercial, retail, and industrial properties.

Real Estate Investment strategies can involve renting properties, participating in development projects, or holding properties for long-term value appreciation.

Real estate serves as a tangible and often resilient asset class, providing investors with the potential for stable returns and a hedge against inflation.

Before embarking on Real Estate Investment, investors should conduct thorough research, assess market conditions, and carefully consider the associated risks and rewards.

What is Turkey Real Estate Investment?

Turkey Real Estate Investment involves acquiring properties in Turkey, a country known for its unique blend of Eastern and Western cultures, diverse landscapes, and historical attractions.

Investors may opt for Turkey Real Estate Investment to capitalize on opportunities in residential, commercial, or vacation property sectors.

Turkey's real estate market offers potential for rental income, capital appreciation, and participation in a growing economy.

Prior to engaging in Turkey Real Estate Investment, investors should research local market conditions, adhere to legal regulations, and assess the potential risks and rewards associated with their chosen property.

What Investment Opportunities Are Available in Turkish Real Estate?

Turkish real estate offers diverse investment options ranging from urban apartments to coastal properties.

Why Should I Consider Investing in Real Estate in Turkey?

You should consider investing in the real estate market in Turkey because, among many other reasons, you’ll be investing in accessible property with European access and excellent potential for return on your investment.

Turkey’s geographic landscape is diverse and characterized by a great many cultural and historical attractions, drawing a thriving tourist trade and creating real estate investment opportunities to suit any taste. 

What’s more 

Turkey’s economy is growing and boasts a favorable investment climate with attractive tax rates.

Its strategic location at the crossroads of Europe, Asia, and the Middle East also makes Turkey a prime location for businesses and entrepreneurs.

If all of this hasn’t already convinced you, investing in Turkish real estate also offers an established pathway to citizenship and a Turkish passport. 

Are the Restrictions on Foreign Real Estate Investment in Turkey?

Yes, there are some restrictions on foreign investment in Turkey’s real estate market, but none of them should be viewed as a deterrent. 

Generally speaking, foreigners aren’t allowed to purchase land that may be used for military and strategic purposes or prime agricultural land. 

Additionally, foreigners can’t own more than 10% of the total area of a town or city. 

What Insights Does a Comparative Analysis Offer on the Turkish Real Estate Market?

Comparative analysis reveals how Turkish real estate stands out in terms of affordability and investment potential against European and Asian markets.

How Does the Real Estate Market in Turkey Compare With Other European & Asian Countries?

The real estate market in Turkey compares with other European and Asian countries in ways that are entirely unique, given its unusual geographic location straddling 2 continents. 

In our expert opinion, these are the important ways in which Turkey compares:

• Citizenship by investment: Like some other countries, Turkey offers a citizenship by investment (CBI) program that allows foreign investors to acquire Turkish citizenship by making a real estate investment. This program has made Turkey particularly attractive to foreign investors, especially from the Middle East.
• Currency and inflation: The Turkish Lira has experienced significant volatility and depreciation against major currencies. This has made property in Turkey relatively cheaper for foreign investors, but it also introduces currency risks. Inflation has also been high, which affects purchasing power and cost of living. In many parts of Turkey, the Euro is accepted as the trading currency.
• Geographical diversity: Turkey's unique geographical position, straddling Europe and Asia, offers a diverse range of investment options, from the bustling metropolis of Istanbul to the beautiful coastal areas along the Aegean and Mediterranean seas and the culturally rich regions of Anatolia.
• Market size and growth potential: Turkey has a large population and a relatively young demographic, which drives demand for housing. The market has growth potential, but it's also subject to economic and political fluctuations.
• Regulatory environment: Turkey has been trying to ease the process of buying property for foreigners, but some investors might still find it more bureaucratic compared to Western European standards. It’s still worth navigating the process though!
• Property prices: Real estate prices in Turkey are generally lower compared to Western European countries but may be on par or higher than some Eastern European and Asian countries.
• Tourism: Like many Mediterranean countries, tourism plays a significant role in Turkey’s real estate market, especially in coastal areas and cities like Istanbul. The short-term rental market can be very lucrative during the tourist season.
• Urbanization and infrastructure development: Turkey has seen significant infrastructure development and urbanization, especially in cities like Istanbul, Ankara, and Izmir. Large-scale projects such as the Istanbul New Airport and the Istanbul Canal have been key focal points.
• Political stability: Political stability and geopolitical considerations can be a concern for some investors. Turkey’s political environment can be less predictable compared to some Western European countries.
• Cultural factors: Culturally, Turkey is distinct from both Europe and Asia. It offers a rich cultural heritage, but foreign investors should be aware of local customs and practices.

Remember 

Real estate markets are dynamic, and conditions can change. 

Our advice is to hire reputable real estate professionals and conduct thorough research before making any investment decisions.

Which Regions of Turkey Are Best for Real Estate Investment?  

The regions of Turkey that are best for real estate investment range from bustling cityscapes to charming old-world coastal regions. 

Ultimately, the best region for real estate investment for you will depend on your aspirations and preferences. 

To help guide your decision process, here are the regions we feel are worth considering for real estate investment:

• Istanbul: As Turkey’s largest city and economic hub, Istanbul is often the first choice for many investors. The city offers a mix of historical charm and modern apartment blocks with amenities. Districts like Beyoglu, Sisli, and Kadikoy are popular, and the new developments on the European side, such as Basaksehir, are also gaining attention.
• Antalya: Known for its beautiful Mediterranean coastline, Antalya is a popular tourist destination. The demand for holiday homes and rental properties is high, making it an attractive option for investment in residential properties and vacation rentals.
• Izmir: Izmir, on the sparkling Aegean coast, is Turkey’s third-largest city and is known for its modern lifestyle, astounding historical sites, and beautiful coastline. It's considered a more laid-back alternative to Istanbul and is popular for both residential and rental investments.
• Ankara: As Turkey’s capital city, Ankara has a stable demand for housing due to government institutions and a sizable student population. It may not have the same international appeal as Istanbul, but it can be a solid choice for long-term residential investments.
• Bursa: Bursa is an industrial city close to Istanbul and is known for its historical significance and natural beauty. It’s been growing as an alternative to Istanbul for those looking for a quieter environment.
• Fethiye and Mugla region: Areas like Fethiye, Bodrum, and Marmaris in the Mugla region are known for their beautiful beaches and are popular among foreign tourists, yachting enthusiasts, and retirees. These areas are particularly attractive for vacation rental investments.
• Yalova: Located close to Istanbul, Yalova offers a combination of sea and nature. It has become increasingly popular among both local and foreign investors looking for a peaceful environment without being too far from the amenities of a big city.
• Trabzon: Located on the Black Sea coast, Trabzon is popular among Middle Eastern tourists. The region's natural beauty and cooler climate make it an attractive destination for holiday homes.
• Sakarya: Close to Istanbul, Sakarya is known for its green landscapes and is becoming popular for residential properties, especially among those looking for vacation homes or a quieter residence near Istanbul.

So, what do you think?

The diversity of Turkey’s real estate offering is truly impressive and offers proximity to an idyllic lifestyle at a nexus point between the Mediterranean, Asia, and greater Europe.

Whatever your preference, it's essential that you research and understand local market conditions and trends. 

Consulting with a real estate expert familiar with the Turkish market is also advisable for the most current information and advice tailored to your specific investment goals.

How Can Turkish Real Estate Investment Lead to Citizenship and Residency?

If you’re wondering if buying real estate in Turkey will help you in your citizenship and/or residency journey, look no further.

Here’s what you should know:

Can Investing in Turkish Real Estate Grant You Citizenship?

Yes, you can get Turkish citizenship if you invest in Turkish real estate through its citizenship by investment program. 

It generally takes 3 to 6 months to obtain Turkish citizenship after investing at least US$250,000 into its real estate market and adhering to the other requirements of its CBI program.¹ 

Is Turkish Residency Required to Buy Property in Turkey?

You don’t need to become a resident of Turkey to buy property there. 

Providing that the property is located in a town (as opposed to a village, rural area, or military zone) and falls within the jurisdiction of a municipality, non-residents of Turkey can invest in Turkish real estate.²

What Is the Minimum Holding Period for Real Estate to Qualify for Turkish Citizenship?

Yes, there’s a minimum holding period on the purchased real estate to qualify for Turkish citizenship.

In order to qualify for Turkish citizenship, the property must be listed under your name and held for a minimum of 3 years. 

Can Owning Property in Turkey Lead to Residency?

Yes, owning property in Turkey can facilitate a pathway to residency. 

In effect, as a property owner in Turkey, you can apply for a residency permit (provided you don’t already have citizenship via Turkey’s CBI program).

However, you can also apply for a residency permit for reasons other than owning property in the country. 

What Is the Process for Buying Real Estate in Turkey?

The process to purchase real estate in Turkey has been called overly bureaucratic and tedious, but it needn’t be too difficult if you plan well and understand the requirements to qualify for citizenship. 

Below, we’ll break down the process of purchasing real estate in Turkey into 8 simple steps, allowing you to understand the process and get your documents ready in good time. 

Let’s begin.

Step 1: How Do You Obtain a Turkish Tax Number and Open a Bank Account?

To begin, you’ll be required to obtain your Turkish tax number and open a local bank account.

A valid Turkish tax number is essential for any financial transactions or real estate purchases in Turkey.

You’ll also need a local bank account in order to transfer money from abroad. 

Step 2: How Can You Find a Reputable Real Estate Agent in Turkey?

This step entails identifying and working with a reputable local estate agent in Turkey. 

Working with an experienced and reliable estate agent can help you identify what kind of real estate is best for your investment goals and ensure that your property purchase goes smoothly.

In addition

An estate agent will also make sure that all paperwork is filed correctly and that the property purchase is compliant with Turkish law. 

Step 3: How Do You Find and View Your Ideal Property in Turkey?

Buying real estate in Turkey involves viewing and finding an eligible property for you to invest in. 

By examining properties in person or through a real estate agent, you can make sure that you’re making the correct investment, especially if you wish to qualify for citizenship.  

Step 4: How Do You Sign a Sales Contract and Pay the Deposit in Turkey?

This step involves finalizing the details of the property purchase with the seller or developer and signing a legally binding sales contract. 

At this point, you’ll be expected to pay a deposit, usually around 10% of the total purchase price, which is non-refundable.

Citizenship applicants are required to submit proof of this step as part of the Turkish CBI application. 

Step 5: How Should You Appoint an Attorney for Turkish Property Purchase?

Once your non-refundable deposit has been made, it’s time to assign an attorney. 

Assigning a local attorney is a smart decision, as they’ll be able to provide specialized legal services and guidance throughout the property purchase process. 

Also

The attorney will be able to review the sales contract, conduct necessary due diligence checks on the property, and handle the payment process on your behalf. 

In doing so, your investment will be protected and guided throughout the property acquisition process. 

Step 6: How Is a Full Property Valuation Conducted in Turkey?

A full valuation is a necessary prerequisite to purchasing real estate in Turkey. 

This entails hiring a licensed, independent valuer to appraise the property and provide a valuation report. 

This report will confirm the current market value of the property and is required by the Turkish government as proof of investment if you’re applying for the CBI program. 

Step 7: How Do You Complete the Payment of the Property Price in Turkey?

This refers to making the final payment to complete the purchase of the property. 

The payment process will be handled by your appointed attorney, who’ll ensure that all the necessary taxes and fees are paid. 

It's important to note that the payment must be made through a Turkish bank account, which is why it's necessary to open a bank account in Step 1. 

Step 8: How Do You Register the Title Deed in Turkey?

The final step involves submitting the property title deed, called Tapu, for registration in Turkey. 

This step involves registering your name as the legal owner of the property with the Land Registry Office.

The Tapu serves as the official proof of ownership of the property and is a necessary document for the Turkish CBI application.

Take note

The registration process takes around 2 weeks, and once completed, you’ll receive the Tapu as proof of your ownership of the property.

What Costs Are Involved in Investing in Turkish Real Estate? 

The costs involved in investing in Turkish real estate may include your legal costs, property taxes, and the price of your property, so noting these will assist you in your budgeting.   

For your convenience, our team will walk you through the major costs you’ll be liable to pay when investing in Turkish real estate.

What Are the Agent Fees When Buying Property in Turkey?

A major cost to consider when investing in Turkish real estate will be your real estate agent’s fees. 

Real estate agents in Turkey typically charge a commission of around 3% of the property's sale price. 

This commission can be negotiated, but it's important to note that it's paid by the seller, not the buyer. 

Bear in mind

Some agents may charge extra fees for their services, such as advertising, appraisal reports, property viewings, or legal support.

It's a good idea to research and compare the services and billing structures of different agents to find one that best fits your needs and offers fair pricing.

What Legal Fees Are Incurred During Turkish Property Transactions?

Another major cost to consider when investing in Turkish real estate is legal fees. 

An attorney can provide legal guidance on the purchase process, review sales contracts, and conduct due diligence on the property. 

Notary fees may include the cost of registering the property and obtaining title deeds. 

All in all, you can expect your legal fees to range between 1 to 2% of the property’s final sale price.

What Is the Stamp Duty for Real Estate Transactions in Turkey?

The rate of stamp duty varies depending on the property's sale price and location, but it typically ranges from 3% to 4% of the property's sale price. 

This tax must be paid by the buyer of the property, and it’s usually payable to the tax office within three weeks of signing the sales contract. 

Your appointed attorney will handle the payment process and ensure that all relevant taxes are paid on time.

What Are the Translator Fees in Turkish Real Estate Transactions?

Translator fees are another cost that investors should be aware of when purchasing real estate in Turkey.

These fees are incurred when documents need to be translated into Turkish for your citizenship application process or when purchasing real estate.  

Investors can expect to pay several hundred to a few thousand US dollars for translation services, depending on the number of documents and pages requiring translation, as well as the knowledge and expertise of the translator. 

Top tip

We advise that investors approach several translators for quotes for budgeting purposes. 

What Are the Property Tax Rates in Turkey?

Property tax is a recurring expense that property owners in Turkey must pay to the government. 

The amount of property tax is based on the value of your property and its location. 

Specifically, the property taxes you’ll be required to pay are the annual property tax and the title deed fee.

Additionally

This cost is a requirement to qualify for Turkey's citizenship by real estate investment program, as proof of tax payments is required as part of the application process. 

How Much Does Earthquake Insurance Cost in Turkey?

Earthquake insurance is essential for property owners in Turkey due to the country's susceptibility to earthquakes. 

This insurance will cover damages to your property as a result of earthquakes and other natural disasters. 

In doing so, it’ll provide your property with protection and ensure that the value of your investment is retained in such an event. 

What Are the Tax Implications of Investing in Turkish Real Estate?

The tax implications of investing in Turkish real estate will hinge mainly on the question of tax residency, which we’ll discuss below.

Knowing the potential tax implications of your new investment can help you plan accurately and ensure you’re fully compliant with Turkish laws and regulations. 

In this section, we'll discuss the major taxes you’ll be liable to pay when investing in Turkish real estate. 

How Do You Qualify for Turkish Tax Residency?

You’ll have Turkish tax residency if you spend 183 days or more per year in the country.

In essence, if you qualify as a Turkish tax resident, you’ll be liable to pay taxes under Turkish law. 

As a tax resident, you may be vulnerable to double taxation; that is, you could be taxed on income earned in Turkey and on your worldwide income. 

What’s the rate? 

As of 2025, tax residents are liable to pay 10 to 40% of their total income on a progressive scale.³

As such, investors should factor this into their overall financial plan when budgeting for real estate investments in Turkey. 

What Are the Income Tax Rates for Residents and Non-Residents in Turkey?

Income tax is a major tax that investors should take into account when investing in Turkish real estate. 

The specific income tax rates will vary depending on the income tax bracket you fall into. 

In addition

Residents and non-residents are liable for different amounts, with generally higher rates being imposed on tax residents than non-residents. 

Remaining aware of Turkey’s differing income taxes is important in order to budget accordingly, maximize your tax benefits, and remain compliant with Turkey’s tax laws.

How Does Worldwide Income Tax Affect Turkish Residents?

If you qualify as a tax resident of Turkey, you may be liable to pay tax on your worldwide income. 

Worldwide income tax means that you’ll be responsible for paying taxes on your income earned both in Turkey and abroad. 

Your tax residency status in Turkey is a crucial factor that will determine your tax liability, and it's essential to remain abreast of your ongoing tax requirements to ensure you’re fully compliant with Turkish tax laws. 

How Is Capital Gains Tax Applied in Turkey?

Capital gains tax is a tax imposed on the profit earned by selling an asset that’s increased in value since its purchase. 

Investors in Turkey's real estate market should be aware of capital gains tax since the property they buy and sell will be subject to this tax. 

Take note of this

Understanding your capital gains tax obligations can help you determine your net profit or loss.

In doing so, you can make an informed decision on whether investing in Turkish real estate for citizenship is a financially sound decision. 

What Are the Inheritance Tax Laws in Turkey?

Inheritance tax is the tax imposed on the money or assets you leave to your heirs or beneficiaries after your death. 

Citizenship investors in Turkish real estate should be aware of inheritance tax since the value of any property they have acquired in Turkey may be subject to this tax. 

The inheritance tax rate in Turkey ranges from 1% to 30%, depending on the value of the inherited asset and the relationship between the deceased and the heir. 

Additionally

The tax rate may also vary depending on the type of property or asset involved in the inheritance.

Understanding Turkey’s inheritance tax rules and requirements can help you better plan your investments and estate to ensure that you pass on your assets to your successors in a tax-efficient manner while complying with Turkish law.

What Are the Property Tax Regulations in Turkey?

Property tax, also known as real estate tax, is an annual tax imposed on property by the local government in Turkey. 

The tax calculation is based on the taxable value of your property, its location, and the size of the land.

Specifically, the tax rate ranges from 0.1% to 0.6% of the property's taxable value, which differs from the market value.  

Is There a Wealth Tax in Turkey?

Turkey imposes a wealth tax on net wealth above a certain threshold, which is calculated and collected annually by the tax authorities. 

This tax rate typically ranges from 0.2% to 2%, depending on your net worth.

Common Questions

In Conclusion

Our rigorous due diligence process helps us provide you with accurate and reliable information, and we trust that it’ll help you make informed decisions for your global citizenship goals. 

Turkey is a beautiful country with exciting investment opportunities and an attractive pathway to citizenship through real estate investment.

In terms of borderless living, an investment in Turkish real estate might be one of the smartest financial decisions you make in the next few years.

Perhaps you’d like to compare Tukey with the real estate possibilities in other countries? 

Check out our selection of other articles on this hot topic.