Real Estate in Turkey for Foreigners in 2026: Residence Permit, Citizenship and Best Areas

In 2026, real estate in Turkey remains one of the most popular tools for obtaining a residence permit, Turkish citizenship, and making long-term investments for foreigners.

According to official Land Registry data, foreign nationals purchased 1,193,544 m² of real estate in Turkey in 2025, which is 16% less than in 2024 (1,423,411 m²). Despite a slight decline in volume, Turkey continues to attract international buyers due to flexible residency options, strong rental demand, and citizenship programs.

By total purchased area, the top buyers were citizens of Saudi Arabia, followed by Germany, Iraq, Russia, Azerbaijan, Iran, Afghanistan, Ukraine, Kazakhstan, and China.
By number of transactions, Russia remained the leader, followed by Iran, Ukraine, Germany, and Iraq.

Which Cities in Turkey Do Foreign Investors Choose?

Foreign buyers most frequently purchase property in the following cities:

Istanbul — the undisputed leader in transaction volume
Muğla
Antalya
Sakarya
Yalova
Ankara
Aydın
Mersin
Izmir
Bursa

In 2025, foreigners bought 9,682 apartments in Istanbul, which is 6% more than in 2024, confirming Istanbul’s status as the main investment hub.

Popular Districts of Istanbul for Foreign Buyers

Foreign investors most often choose the following Istanbul districts:

Esenyurt
Beylikdüzü
Başakşehir
Bağcılar
Küçükçekmece
Zeytinburnu
Şişli
Kağıthane

These areas are attractive due to relatively affordable prices, new residential projects, developed infrastructure, and eligibility for residence permits.

Tourist Residence Permit, Investment Residence Permit and Turkish Citizenship in 2026

In 2026, Turkey offers three different legal pathways related to property ownership for foreigners. Understanding the differences is crucial when choosing a property.

Tourist Residence Permit Through Property Purchase

Purchasing real estate of any value gives foreigners the right to apply for a tourist residence permit.

No minimum purchase price
Residence permit is usually issued for 1 year
Renewable
Does not grant the right to apply for citizenship
Suitable for living, winter stays, holidays, or remote work

This option is chosen by buyers who want to live legally in Turkey without the goal of obtaining a passport.

Investment Residence Permit with the Right to Apply for Citizenship After 5 Years

When purchasing real estate from USD 200,000, foreigners can apply for an investment residence permit.

Minimum property value: USD 200,000
Allows long-term legal residence
After 5 years of continuous legal residence, the investor may apply for Turkish citizenship by naturalization, provided physical residence requirements are met
Citizenship is not automatic and is granted at the discretion of the authorities
The property can be sold, but selling it cancels the right to apply for citizenship

This option is suitable for investors planning a future relocation to Turkey while maintaining flexibility.

Turkish Citizenship by Investment in Real Estate

The fastest way to obtain a Turkish passport is the citizenship by investment program.

Minimum investment amount: USD 400,000
Citizenship processing time: 6–8 months
Mandatory condition: the property cannot be sold for 3 years
A residence permit is issued automatically during the review process
Turkish passports are granted to the entire family

This option is ideal for investors who want Turkish citizenship without waiting five years.

How to Choose the Right Option

In 2026, investors can choose a flexible strategy depending on their goals:

Tourist residence permit — for living and leisure
Investment residence permit from USD 200,000 — for residence with a future citizenship option
Citizenship from USD 400,000 — for fast acquisition of a Turkish passport

The choice depends on whether the goal is residence, investment, or citizenship.

Antalya: A Profitable Alternative to Istanbul

Antalya is especially popular among families and investors planning long-term residence in Turkey.

By purchasing property in Antalya, investors benefit from:
More affordable prices compared to Istanbul
Strong rental income potential

Popular districts such as Lara, Konyaaltı, and Altıntaş, offering proximity to the sea, modern infrastructure, and a safe family-friendly environment

🔹 MyAntalya Expert Tip:
Choose property based on your residency goals. Any property is suitable for a tourist residence permit, while properties from USD 200,000 are required for citizenship eligibility after five years.

How to Choose Property for a Residence Permit or Citizenship

Define your goal: short-term residence permit or citizenship after 5 years
Set your budget: properties from USD 200,000 are suitable for citizenship by naturalization
Choose districts with developed infrastructure and a secure living environment
Work with a trusted agency: MyAntalya will help select the right property, prepare documents, and safely complete the transaction

Conclusion

In 2026, Turkey continues to strengthen its position as a top destination for foreign real estate investors:

Istanbul and Antalya remain the most popular cities
Suburban districts such as Esenyurt and Beylikdüzü are in high demand due to affordable prices and residence permit opportunities
New tourist residence permit rules without a minimum purchase amount provide maximum flexibility

If you are planning to buy property in Turkey for a residence permit or citizenship, MyAntalya will help you choose the optimal option and complete the transaction safely in full compliance with Turkish migration and property laws.
Contact MyAntalya today for a free consultation and personalized property selection for residence or citizenship in Turkey.