Turkish Citizenship by USD 400,000 Real Estate (Aegean) 2026
A Turkish passport for the whole family via USD 400,000 real estate — non-inflated, genuinely-valued homes in special Aegean locations, with rental management. We run it end to end.
In the simplest terms: you buy real estate worth at least USD 400,000 in Turkey, you don't sell it for 3 years, and in return you, your spouse and your children under 18 become Turkish citizens. You do not need to live in Turkey, speak Turkish or pass any exam. The whole process usually takes 3–6 months, and you end up with a lifelong Turkish passport that passes to future generations.
At Resida Global we handle both the property and the citizenship side with our own team — so you come to the firm that actually does the work, not a middleman. From choosing the property to the title deed, from the citizenship application to the passport, and even renting out and managing your property during the 3 years, we take care of everything.
Our difference — why Resida Global?
Most firms push you toward high-rise towers in Istanbul and Antalya. The "citizenship apartments" sold there are often priced well above their real value — the seller adds an artificial "citizenship premium" ("you're buying it for citizenship anyway"). The result: if your USD 400,000 apartment is really worth USD 280,000, you lose that difference when you sell after 3 years.
We don't do that. Our difference is in three points:
- Special Aegean locations, not big cities: we sell in Kuşadası, Didim, Selçuk and Seferihisar — places without Istanbul's crowds or bubble prices, with sea, nature and genuine quality of life.
- Real, non-inflated pricing: what you pay is the property's actual value. If you sell after 3 years, it holds or grows its value — a far sounder investment than an apartment padded with a "citizenship premium."
- Property management: you must hold the property for 3 years — so don't let that time go to waste. We rent it out and manage it for you: find tenants, contracts, rent collection, maintenance and legal follow-up. Your investment earns rental income while you hold it. The Aegean is a tourism region, so summer rental yield is strong.
Our featured locations
All four locations sit on the Aegean coast, just south of İzmir. You can see them on the map:
The Aegean’s tourism capital. Marina, long beaches, developed infrastructure and very strong summer rental yield. The most popular area for foreigners.
The most affordable entry point. Famous Altınkum beach and an established British/European expat community — a budget-friendly option.
Right next to the UNESCO World Heritage site of Ephesus. Authentic, calm, with steady demand from culture tourism.
Turkey’s first "Slow City" (Cittaslow). Close to İzmir, boutique and prestigious — a more upscale lifestyle.
Step by step — what actually happens
- Free consultation: we discuss your budget and wishes and show you suitable properties.
- Property selection: together we pick property totaling at least USD 400,000 in Kuşadası/Didim/Selçuk/Seferihisar (one home, or several combined).
- Appraisal (valuation): a state-licensed expert sets the property's real value in an official report, proving to the state it meets USD 400,000.
- Money transfer: you send the purchase amount from abroad into Turkey as foreign currency through official channels — a citizenship requirement that also unlocks the VAT exemption.
- Title deed + 3-year note: the property is transferred to you; a "cannot be sold for 3 years" note is placed on the title. You can still live in it and rent it out.
- Citizenship application: we prepare and file the file for the whole family (spouse + children under 18) and track it for you.
- Passport + ID: usually within 3–6 months your citizenship comes through and you receive your Turkish passport and ID.
- Rental management (optional): if you wish, we rent and manage the property for the 3 years so your investment earns income.
What does "USD 400,000" actually mean?
The state requires the property's value to be at least USD 400,000, calculated at the Central Bank (CBRT) rate on the purchase day and confirmed by a licensed appraisal. So it's not "showing 400k on paper" — the property's real appraised value must meet it. Good news: you don't have to buy a single property — e.g. two properties of USD 250,000 + 150,000 also meet the threshold together.
What does the "3-year rule" mean? Can I use the property?
The only restriction: you cannot sell it for 3 years. Otherwise the property is fully yours — you can live in it, rent it out (we manage it for you) and use it on holiday. After 3 years you can sell or keep it. Your citizenship is never revoked after 3 years — it's permanent.
Costs — line by line, transparent (2026)
Most of the cost below is a single item: the 4% title deed transfer tax. The rest is small. Our consultancy is free for those who buy property from us.
| Item | Amount | For what |
|---|---|---|
| Real-estate investment | from USD 400,000 | The property itself (becomes your asset) |
| Title deed transfer tax | 4% (~USD 16,000 on 400k) | The largest item, paid to the state on transfer |
| SPK appraisal (valuation) report | ~USD 300–500 | Official value assessment (mandatory) |
| Notary, sworn translation, power of attorney | ~USD 400–600 | Making documents official |
| Citizenship application, passport, ID (family) | ~USD 500–1,000 | Government application and document fees |
| DASK, revolving fund, first property tax | ~USD 250–400 | Mandatory insurance and small official costs |
| VAT | USD 0 (exempt) | For foreigners on a first home, bringing FX and holding 1 year |
| Citizenship consultancy | FREE | No consultancy fee when you buy from us |
| Rental management (optional) | one month’s rent / year | Renting & managing the property for the 3 years |
In short: on a USD 400,000 purchase, the mandatory official costs beyond the property total ≈ USD 17,500–18,500, almost all of it the 4% title tax. Our consultancy is free; our margin is in genuinely-valued property and optional rental management — never a "citizenship premium."
What exactly is property management?
Since you must hold the property for 3 years, don't let that time sit idle. If you wish, we rent it out on your behalf:
- Find tenants (holiday/tourist lets or long-term)
- Handle contracts, rent collection and all legal follow-up
- Manage maintenance, repairs, cleaning and key handover
- Your property earns income even while you're abroad
Our fee is simple: just one month's rent per year (a small share of the rental income). So the property works 11 months for you and 1 month as the management fee. Summer rentals are especially strong in the Aegean.
What is the Turkish passport good for?
- Visa-free/visa-on-arrival to 110+ countries incl. Japan, Singapore, South Korea, Hong Kong and most of Latin America.
- A door to the US E-2 Investor Visa: Turkey is an E-2 treaty country. As a Turkish citizen you can invest in a US business and gain the right to live in the US with your family — a major advantage many passports can't offer.
- Dual citizenship allowed: you don't need to renounce your current nationality; you hold both passports.
- Whole family and future generations: spouse and children become citizens too, and the right passes on.
Why the Aegean, not Istanbul? (the investment logic, simply)
An Istanbul "citizenship apartment" is often sold above its real value; when you try to sell after 3 years you can't recover that padding and you lose money. In the Aegean (Kuşadası, Didim, Selçuk, Seferihisar) prices reflect real supply and demand, and because these are tourism areas rental yield is high. The result: you get citizenship AND a real asset that holds its value and earns you income. Both at once.
Why Resida Global?
Since 2021 we've served 5,000+ clients in overseas real estate and residency/citizenship. In Turkey we work with our own team: property selection, appraisal, title, the citizenship application and rental management — all under one roof. Not a middleman — the firm that does the work. And we serve in Turkish, Arabic, Russian and English.
Are you eligible? Which property fits you? Let’s find the right property and the whole process in Kuşadası, Didim, Selçuk or Seferihisar for your budget and goals in a free consultation. Just message us via the WhatsApp button below.
Estimated Costs
| Real-estate investment | from USD 400,000 |
| Title deed transfer tax | 4% (~USD 16,000) |
| SPK appraisal + notary + translation | ~USD 700–1,100 |
| Application + passport + ID (family) | ~USD 500–1,000 |
| Total extra official costs | ≈ USD 17,500–18,500 |
| Citizenship consultancy (buying from us) | FREE |
| Property management (optional) | 1 month’s rent/yr |
Costs are indicative and may vary with current official fees and exchange rates.
How the Process Works
- 1
Free call + property selection
We pick the right property in Kuşadası/Didim/Selçuk/Seferihisar for your budget and goals.
- 2
Appraisal + FX transfer
Licensed valuation report + official FX transfer of the purchase amount (for VAT exemption).
- 3
Title transfer + 3-year note
The property is transferred to you; a 3-year no-sale note is placed on the title.
- 4
Citizenship application (family included)
The file for the whole family is prepared and filed; we track it.
- 5
Passport + ID
Citizenship, Turkish passport and ID in 3–6 months.
- 6
Rental management (3 years, optional)
We rent and manage your property; the investment earns while you hold it.
Frequently Asked Questions
Really a passport in 3–6 months?
Yes. Once the purchase and appraisal are done, the application is filed; it typically takes 3–6 months. No residence, language or exam requirement.
Why the Aegean, not Istanbul/Antalya?
Istanbul towers are often inflated with a "citizenship premium" you lose on resale after 3 years. In Kuşadası/Didim/Selçuk/Seferihisar prices reflect real value, summer rental yield is strong, and value holds/grows.
How much are the mandatory costs?
On a USD 400,000 purchase the official costs beyond the property total about USD 17,500–18,500, almost all the 4% title tax. Consultancy is free.
What exactly does property management do?
For the 3 years we rent your property: tenants, contracts, rent collection, maintenance and legal follow-up. The fee is one month’s rent per year. So your investment earns while you hold it.
Must I renounce my current citizenship?
No. Turkey allows dual citizenship; you keep your current passport.
One property or several?
Several is fine. For example two properties of USD 250,000 + 150,000 also meet the USD 400,000 threshold together.
Who in the family is included?
Spouse and children under 18 are in the same application; all become Turkish citizens.
Let’s plan your process together
Contact our team for a free, tailored preliminary assessment of your case.
Let us assess your case
Tell us your income and your plan; we will reply with whether you qualify and the total cost in clear figures.