In recent years, Turkey has emerged as an increasingly popular destination for expats seeking new investment opportunities and a vibrant lifestyle. A favorable residency and citizenship program, which allows foreign nationals to obtain residency or citizenship through real estate investment, has contributed to this growing demand. However, recent legal changes have set a new minimum real estate investment value of $200,000 for those seeking Turkish residency. In this article, we will explore the implications of this change and provide expert insights for expats interested in pursuing this investment pathway. With Ikamet as your trusted source of information, you can navigate Turkey's dynamic real estate market, confident in your understanding of the latest developments and regulations affecting residency via investment. 

Learn how the new legal changes may impact your property investment plans and discover expert tips for success in the Turkish real estate market.

Previous Real Estate Investment Requirements for Residency and Citizenship

Before delving into the new regulations, understanding the past requirements for obtaining residency and citizenship through real estate investment is important. For a residence permit, a minimum property value of $50,000 was required, rising to $75,000 in metropolitan cities such as Istanbul, Antalya, and Ankara. Property purchases had to occur between April 26, 2022, and October 15, 2023. For Turkish citizenship by investment, a separate minimum property value of $400,000 was required, which remains in effect. In both cases, specific valuation requirements had to be fulfilled.

The New $200,000 Real Estate Investment Threshold

Effective October 16, 2023, the minimum real estate valuation requirement for residency is set at $200,000 across all cities in Turkey. This updated regulation streamlines the process for investors, as there is no longer a need for a separate valuation report. To meet the criteria, the TAPU (title deed) listing price must exceed $200,000, and the Central Bank payment slip should also show a value of more than $200,000. It is important to note that the citizenship valuation remains at $400,000 but follows the same principles regarding the TAPU and Central Bank valuation requirements.

Implications of the New Real Estate Investment Requirement for Expats

These changes in real estate investment regulations have several consequences for expats seeking residency through property investment. Understanding these potential implications can help inform investment decisions and adapt to the new landscape.

  1. Barrier to entry: The increased valuation requirement may deter some expats from pursuing Turkish residency via property investment, as the higher threshold may prove financially challenging for those with limited budgets.
  2. Market adjustment: The uniform $200,000 requirement across all cities could lead to adjustments in property prices, as sellers may increase their prices to cater to expats seeking residency via property investment.
  3. Faster application processing: The removal of the need for a separate valuation report may simplify and expedite the application process for residency by investment.

Top Cities for Real Estate Investment in Turkey

With the updated investment requirements, it is beneficial for expats to identify the top cities offering considerable real estate investment potential in Turkey.

  1. Istanbul: As Turkey's largest city, Istanbul is a highly sought-after location for property investment. Offering an ideal blend of modernity and tradition, the city has several thriving neighborhoods with lucrative real estate opportunities.
  2. Izmir: Situated along the western coast, Izmir is a rapidly growing and cosmopolitan city. Its diverse neighborhoods, burgeoning economy and inviting climate make it an ideal location for property investments.
  3. Mugla: Encompassing popular coastal destinations like Bodrum, Marmaris, and Fethiye, Mugla offers plenty of waterfront properties and holiday homes for investors looking to capitalize on tourism.
  4. Ankara: As the country's capital, Ankara presents stable real estate investment options backed by a strong local economy, ongoing development projects and favorable growth prospects.
  5. Antalya: Known for its picturesque coastline, Antalya has a thriving property market, offering everything from budget-friendly apartments to luxury villas.

Choosing the Right Property in the New Regulatory Landscape

To navigate the updated regulations successfully, expats need to consider various factors when selecting the ideal Turkish property for investment.

  1. Location: Given the uniform valuation requirement, consider properties in areas with strong potential for growth and high returns, such as Istanbul or coastal cities like Mugla, Antalya and Izmir.
  2. Property type: Carefully assess the property type that aligns with your investment goals, whether it is a long-term residence, holiday home, or a buy-to-let property.
  3. Legal compliance: Ensure the property meets the new valuation requirements, with the TAPU listing price and Central Bank payment slip showing a value of more than $200,000.
  4. Expert guidance: Seek support from professionals specialized in Turkish real estate and residency regulations, like Ikamet, to help you navigate the process and make informed decisions.

Make Informed Turkish Real Estate Investments with Ikamet

Understanding the recent changes in Turkish real estate laws is crucial for expats considering a property investment in Turkey for securing residency. Ikamet, the largest online resource for expats in Turkey, offers valuable insights and expert guidance to help you navigate these updates effectively, arming you with the knowledge necessary to make well-informed decisions in the evolving Turkish property landscape. Explore Ikamet and discover a wealth of resources tailored specifically for expats, giving you the confidence to successfully invest in real estate in top Turkish locations. Don't miss your chance to secure your dream property while achieving your residency goals in this vibrant country.

If you are looking for a residency advisor in Turkey before investing in Turkish real estate, visit Ikamet for expert advice and comprehensive resources. We will guide you seamlessly through the new property valuation requirements and help you succeed in your investment journey.

What is the new minimum property value required for Turkish residency via investment?

The new minimum real estate investment value required for obtaining Turkish residency is $200,000. Both the TAPU title deed price and payment amount shown on the Central Bank slip must exceed this threshold.

How long does the residency application process take now?

With the removal of the need for a separate valuation report, the residency application process through real estate investment is expected to be simplified and expedited. However, the actual processing time depends on the President of Migration Management for conducting due diligence, which typically ranges from a few days to 90 days.

Which cities offer the best opportunities for real estate investment?

The type of property selected should align with the investor's goals, whether long-term residence, a holiday home, or buy-to-let investment. Location, legal compliance, and expert guidance are also important considerations.

How can I get help navigating the process?

Ikamet provides valuable assistance and resources tailored for foreigners, including specialized advisors to guide expats seamlessly through property selection, application compliance, and investment success in Turkey's dynamic real estate environment.

What is the minimum investment required if I sell my existing property and buy a new one for residency?

The minimum investment required for both residency and the 5-year citizenship route is now $200,000. Qualification is based on the property's TAPU date; currently, there are 3 calculations; if unsure, call us.

Does my previous residency permit still apply if I sell my qualifying property?

No, your previous permit will no longer be valid for residency (real estate) qualification purposes if you sell the property that granted it. You must purchase a new property valued at $200,000 or more as determined by the new property's TAPU registration date.

Can I buy a temporary property to maintain my residency status while searching for a new qualifying investment?

No, temporary ownership would not satisfy the real estate investment residency requirement. You must purchase and hold a property valued at $200,000 or more according to its TAPU registration to maintain ongoing residency qualifications.

What is the best strategy if I want to change my investment property?

Carefully consider the implications on your residency and citizenship timeline before selling an existing qualifying property. It may be most strategic to only change properties once you have obtained your targeted status. Seek legal expertise for your specific circumstances.

Example: Maintain the property and purchase a second home or office to generate additional income and satisfy the minimum income requirement for residency. Buying an additional property or office contributes to the $400,000 combined investment for citizenship.

If I currently have a residency permit obtained through real estate investment before the new rules, can I still maintain my permit and pursue citizenship?

Residency permits from real estate investments before October 16, 2023, remain valid and renewable. Turkish citizenship can still be attained via the 5-year residency route with prior permits, provided other criteria like continuous 5-year residency are met.