Türkiye in 2026: who it suits and how the process works

Turkish citizenship by investment is the fastest of the big programs: a passport for the whole family in return for buying real estate from $400,000, with a realistic 6–12 months from investment to passport. You do not have to live in the country, learn the language or pass exams. The passport does not give visa-free entry to the Schengen area, the United States or the United Kingdom; people take it for a quick plan B for the family and for an investment they can get back.

How the program works

Citizenship is granted by presidential decree in return for an investment in the country's economy. There are no residence, language or education requirements, and there is no interview. There are seven investment routes.

Almost every applicant picks real estate: it is the only route that leaves the money in an asset. The rules are checked strictly. The price in the contract, the appraisal report and the value recorded when ownership is registered may not be below $400,000; the seller must be a Turkish citizen or a Turkish company; the property must not have been used for citizenship before and must be free of encumbrances. Payment goes by transfer through a Turkish bank, and the dollar equivalent is fixed on the date of the deal. From autumn 2026, the buyer's money will be held in a state protected-payment system until ownership is registered.

What it costs

$400,000 is the investment itself. On top of it come mandatory payments for closing the deal, processing the application and issuing documents; the amount depends on the property and on who is in the family. If you are refused, the service fees are not returned, but the asset stays yours.

Who can be included in the application

The main applicant must be 18 or older, with no criminal record and with a confirmed legal source of funds. A spouse and children under 18 receive citizenship at the same time. Parents and adult children cannot be included.

Türkiye allows dual citizenship, so you do not have to give up your first passport. For citizens of some countries the ability to apply is limited — check this at the consultation, and we will suggest alternatives if needed.

What the passport gives you

Mobility. Visa-free entry or a visa on arrival in about 110 countries (Henley index, 2026): Japan, South Korea, Singapore, Hong Kong, almost all of Latin America. The Schengen area, the United States and the United Kingdom still require visas.

Status. Citizenship has no expiry date and passes to children by birth. The passport gives the right to live, work and run a business in Türkiye.

Taxes. The passport by itself does not make you a Turkish taxpayer and does not release you from tax obligations in the country where you actually live. You become a tax resident if you live in the country at least 183 days a year. Tax residents pay income tax of 15–40% on worldwide income; non-residents pay only on Turkish sources, for example rent from an apartment. A new relief applies from 2026: someone who has not been a Turkish tax resident for the last 3 years pays no Turkish tax on foreign income for 20 years after moving, and inheritance for such residents is taxed at 1%.

The United States: what matters

Türkiye is one of the treaty countries for the American E-2 investor visa: an investment in a US business gives the family a long-term visa with unlimited renewals and schooling for children up to 21. One important caveat: under current US rules, an applicant who received citizenship by investment must live in Türkiye for 3 years before applying.

If you do move

You do not have to live in Türkiye for the passport, but many families use Istanbul or Antalya as a base. Inflation stays high (around 30% a year) and the lira is volatile; for people living on dollars and euros, life costs less than in Europe. A one- or two-bedroom apartment in Istanbul rents for $900 to $1,700 a month depending on the district; a rough budget for a family of four including rent is about $3,000 a month, not counting an international school. Private healthcare is seen as one of the country's strengths and is noticeably cheaper than in Europe.

Local private schools cost less than the international ones (British International School Istanbul, MEF International School), which run $18,000–50,000 a year depending on the child's age.

Downsides and risks

1. A markup on properties sold "for citizenship". Foreigners are often sold such properties above market price, and if the appraiser comes in below $400,000, the application is refused. That is why the appraisal is done before the contract is signed, and the property is chosen together with a lawyer who works for the buyer.
2. It does not settle the European question. The Schengen area still requires visas, and the program does not lead to EU citizenship.
3. The American investor visa is not immediate. That route needs 3 years of living in Türkiye.
4. Seismic risk. Istanbul and the west of the country sit in a seismically active zone, so checking the property against building codes is part of the mandatory legal review.
5. Military service. A man who receives citizenship at 22 or older counts as having served automatically, while sons included in the application as children fall under the general rules when they reach conscription age (a paid shortened service is available).

Who it suits and who it does not

It suits: families who need a quick plan B without moving or exams; investors who prefer an investment they can get back; those building a route to the United States through the investor visa and ready to live 3 years in Türkiye; entrepreneurs with foreign income who are ready to move for the 20-year tax relief.

It does not suit: those who expect the passport to give visa-free entry to the Schengen area and the United States or to lead to EU citizenship, and those counting on guaranteed growth of the $400,000 they invest: currency and market risks are real.

What next

If you want to see how the Turkish program fits your family, book a free Migronis consultation: migronis.com/consultation. We will go through your case and tell you whether Türkiye is right for you or whether other programs are a better fit.