Property in Türkiye

What this list actually is

It is worth being straight about the scope before anything else. This page is headed “Türkiye”, but every one of the eleven projects below is an apartment in Istanbul. There is no Antalya, no Bodrum, no Fethiye, no Alanya. There are no villas, no townhouses, no land. If you came here looking for a coastal holiday home on the Mediterranean, this is not that list — and no amount of page styling should pretend otherwise.

What it is instead is a fairly tight, fairly serious set of city apartments in a single market, spread across eleven identifiable districts on both sides of the Bosphorus, at prices from $260,000 to $684,000. That narrowness is not a weakness if Istanbul is what you want. It just needs saying out loud.

Türkiye at a glance

The eleven, by price

Sorted by asking price, with the district each one actually sits in rather than the marketing label.

One note on that table. Hayat Vision sits at the bottom not because it is the most expensive but because it is not priced in dollars at all — see below.

The $400,000 line, project by project

This is the single most consequential number on the page. Turkish citizenship by investment requires a property purchase of $400,000 or more, valued by a licensed appraiser and held for three years. Roughly half this list clears it and half does not — and the entry price is what decides, so a larger unit in a cheaper project can still qualify.

Maslak Vision is the one to look at twice. Its entry price is $394,000 — six thousand dollars under the threshold. A buyer who wants the passport cannot take the cheapest unit in that building; they need a larger one, and the difference between “qualifies” and “does not” is about 1.5% of the price. That is exactly the kind of detail that gets discovered at the appraisal stage rather than the shortlist stage.

Note also that the figure that counts is the appraised value in the official valuation report, not the price on a brochure. If the appraisal comes in below $400,000 on a unit you bought for slightly more, the application fails. Build a margin in.

Hayat Vision and the lira problem

Ten of these eleven projects are priced in US dollars. Hayat Vision in Pendik is priced in Turkish lira — ₺5,920,000 — and that single difference changes how you have to read it.

A lira price is not a fixed price in your currency. Its dollar equivalent moves every day, and the lira has been on a long depreciating trend, so the same listing can look materially cheaper or dearer depending on when you convert. It also means the number cannot be compared like-for-like against the other ten in the table above, and it cannot be assessed against the $400,000 citizenship threshold without pinning an exchange rate to a date.

If you are considering it, ask for a dollar quotation valid to a stated date, and confirm which currency the contract itself is written in. That is the number that governs what you actually pay.

European side, Asian side

Istanbul is split by the Bosphorus, and which side a project sits on affects commute, tenant profile and resale audience more than most price tables admit. Of the eleven:

European side — seven. Marina Residences (Beylikdüzü, far west, coastal), Beneglow (Bahçelievler, dense inner suburb), JW Marriott Residences Tarabya (Sarıyer, Bosphorus north), Maslak Vision (Maslak, the business district), Referans Göktürk (Göktürk, low-density and green, near the forest) and Referans Beşiktaş (Beşiktaş, central and expensive) and City Residences (Bomonti, in the Şişli district).

Asian side — four. Hayat Vision (Pendik, far east, near Sabiha Gökçen airport), Benlexa (Acıbadem, well-connected inner Asian side) and Modasehir (Ataşehir, the Asian financial centre) and Evler Residences (Ümraniye, on the M5 metro line).

Both of these were listed without a usable district until we checked the map coordinates against the developers’ own descriptions. Evler Residences was filed under Maslak while being sold as “Asian Istanbul”; its coordinates and its own reference to the Yamanevler and Çakmak metro stations put it in Ümraniye, on the Asian side, so the title was right and the address was wrong. City Residences recorded only “Istanbul”; it sits in Bomonti, in the Şişli district on the European side. Both records have been corrected.

As a rough rule, the European side carries the premium and the deeper international resale market; the Asian side gives more space for the money and is where a lot of domestic demand actually lives. Beşiktaş at $600,000 and Beylikdüzü at $260,000 are both “Istanbul” and are not remotely the same purchase.

What it costs to buy

Turkey’s purchase costs are moderate but not negligible, and a few of them surprise people.

The two worth pinning down early are the 4% transfer fee — because who pays it is negotiable and the default assumption often is not in your favour — and the VAT exemption, which is genuinely valuable when it applies but has conditions attached about payment in foreign currency and holding period.

Residence, and citizenship

These are two different thresholds and they get conflated constantly.

$200,000 buys eligibility to apply for a short-term residence permit, renewable. Every project on this page clears that at entry price, including the lira-priced one on any plausible rate.

$400,000 is the citizenship route: buy at or above that appraised value, commit not to sell for three years, and the application covers spouse and children under 18. It is one of the faster investment-migration routes anywhere, and it is the reason a large share of foreign buying in Istanbul happens at all.

Note that Turkey has also restricted residence permits in certain saturated neighbourhoods, so a permit is not automatic in every address. Confirm the specific district’s status at the time of purchase rather than assuming. Our Turkish citizenship guide and the rules for staying in Türkiye go into the mechanics.

Risks specific to this market

Currency. You will likely pay in dollars, earn rent in lira and pay costs in lira. That mismatch is the defining financial feature of Turkish property and it has not been kind to landlords converting back out.

Valuation risk on the citizenship route. The appraisal, not the contract, decides eligibility. Buying at exactly $400,000 leaves no margin.

The three-year lock. Citizenship buyers cannot sell for three years. That is a real constraint on an exit, and it removes your ability to react to the market.

Earthquake exposure. Istanbul sits near the North Anatolian fault. Post-2018 construction is built to a stricter code and DASK cover is compulsory, but building age and structural compliance are worth asking about directly rather than assuming — particularly for anything older than the projects listed here.

Supply. Istanbul builds at scale. New stock competes with yours, and branded residences in particular are no longer scarce.

Frequently asked questions

What is the cheapest property you have in Türkiye?

Marina Residences in Beylikdüzü, from $260,000. Hayat Vision may be cheaper or dearer depending on the lira rate, since it is priced at ₺5,920,000.

Do you have anything outside Istanbul?

Not at present. All eleven listed projects are Istanbul apartments. If you want Antalya, Bodrum or the Aegean coast, ask us — but do not assume it is on this page.

Can a foreigner own property outright in Türkiye?

Yes. Freehold ownership in your own name, recorded on the TAPU, with no residence requirement. A few restrictions apply near military zones and there are per-nationality rules, which a lawyer confirms during checks.

Which of these qualify for citizenship?

At entry price, five of eleven: Benlexa, Referans Göktürk, Modasehir, Referans Beşiktaş and City Residences. Maslak Vision misses by $6,000 at its lowest unit but qualifies on a larger one.

Why is one project priced in lira?

Hayat Vision is quoted at ₺5,920,000 rather than in dollars. Ask for a dated dollar quotation and check which currency the contract uses — the lira figure is not comparable to the others as it stands.

Can I buy without travelling to Türkiye?

Yes, through a properly drafted power of attorney; the TAPU can be issued remotely. See getting your TAPU remotely.

What return should I expect?

Istanbul rental yields are respectable in lira terms and much less so once converted, which is the honest way to look at it. Model the currency, not just the yield. Our note on returns from Turkish real estate covers the arithmetic.

The verdict on Türkiye

For a buyer whose actual goal is a second passport, this is one of the most efficient routes in existence: a defined threshold, a three-year hold, family included, and a real city with a real economy underneath the asset. Five of the eleven projects here clear the bar as listed.

For a buyer whose goal is yield in hard currency, be more careful. The lira is the dominant variable, it works against a foreign landlord more often than for one, and no amount of gross-yield quoting changes that. Buy Istanbul because you want Istanbul — the apartment, the city, or the passport — and treat the rental income as a contribution rather than the case.

Tell us which of the three you are actually after and we will point you at the two or three that fit, instead of all eleven.

Related searches

By city: property in Istanbul. By topic: Turkish citizenship for investors, property tax in Türkiye, TAPU remotely, staying in Türkiye as a foreigner. Other markets: Oman, UAE, Georgia, Northern Cyprus.