Turkish Residency by Investment: What It Actually Costs

The Core Investment Thresholds (Capital Required)

When people discuss Turkish Residency (or Citizenship) by Investment, they usually focus on the headline investment figures. However, the actual total cost involves mandatory closing taxes, legal fees, valuation reports, currency exchange spreads, and ongoing property maintenance. Türkiye offers two primary investment routes tied to real estate and financial assets.

Property Residence Permit (Taşınmaz İkameti)

$200,000 USD minimum property purchase price. Must be a residential dwelling ("Mesken") purchased on or after October 16, 2023. The $200,000 figure must be reflected on the Title Deed (TAPU), the official valuation report, and the Central Bank Foreign Exchange Certificate (Döviz Alım Belgesi).

Turkish Citizenship by Investment (Vatandaşlık)

$400,000 USD minimum real estate purchase (with a 3-year no-sale annotation on the Title Deed) OR a $500,000 USD bank deposit / government bond purchase held for 3 years.

Mandatory Taxes & Transaction Closing Costs (6% – 8% Additional)

Buying real estate in Türkiye requires settling government taxes and transaction fees at the time of title transfer:

Title Deed Transfer Tax (TAPU Harcı)

Statutory Rate / Cost: 4% of declared value (statutorily split 2%/2%, but foreign buyers often pay full 4%)
On a $200,000 Purchase: ~$8,000 USD
On a $400,000 Purchase: ~$16,000 USD

Real Estate Agent Fee (Emlakçı Ücreti)

Statutory Rate / Cost: 2% + VAT (or up to 4% statutory cap)
On a $200,000 Purchase: ~$4,000–$4,800 USD
On a $400,000 Purchase: ~$8,000–$9,600 USD

Official Valuation Report (Ekspertiz)

Statutory Rate / Cost: Fixed government-regulated fee
On a $200,000 Purchase: ~$300–$600 USD
On a $400,000 Purchase: ~$300–$600 USD

Foreign Exchange Certificate (DAB) Spread

Statutory Rate / Cost: Central Bank FX conversion spread & bank fees
On a $200,000 Purchase: ~$500–$1,500 USD
On a $400,000 Purchase: ~$1,000–$3,000 USD

Revolving Fund Fee (Döner Sermaye)

Statutory Rate / Cost: Municipal title processing fee
On a $200,000 Purchase: ~$150–$300 USD
On a $400,000 Purchase: ~$150–$300 USD

Sworn Translation & Notary Fees

Statutory Rate / Cost: Passport translations, Power of Attorney (Vekalet)
On a $200,000 Purchase: ~$300–$600 USD
On a $400,000 Purchase: ~$400–$800 USD

Closing Fee / Tax	Statutory Rate / Cost	On a $200,000 Purchase	On a $400,000 Purchase
Title Deed Transfer Tax (TAPU Harcı)	4% of declared value (statutorily split 2%/2%, but foreign buyers often pay full 4%)	~$8,000 USD	~$16,000 USD
Real Estate Agent Fee (Emlakçı Ücreti)	2% + VAT (or up to 4% statutory cap)	~$4,000–$4,800 USD	~$8,000–$9,600 USD
Official Valuation Report (Ekspertiz)	Fixed government-regulated fee	~$300–$600 USD	~$300–$600 USD
Foreign Exchange Certificate (DAB) Spread	Central Bank FX conversion spread & bank fees	~$500–$1,500 USD	~$1,000–$3,000 USD
Revolving Fund Fee (Döner Sermaye)	Municipal title processing fee	~$150–$300 USD	~$150–$300 USD
Sworn Translation & Notary Fees	Passport translations, Power of Attorney (Vekalet)	~$300–$600 USD	~$400–$800 USD

VAT Exemption Note (KDV İstisnası)

Foreign buyers purchasing first-hand new developments directly from construction companies using foreign currency may apply for a VAT exemption (saving 1% to 20% in Value Added Tax), provided they commit to holding the unit for at least 1 year.

Ask About VAT-Exempt New Developments

Legal & Immigration Filing Expenses

Real estate and immigration lawyer fees vary by route:

Residence Permit Filing ($200k Route)

About $1,500–$3,500 USD, covering title deed audits, contract reviews, and migration office representation.

Citizenship Application ($400k Route)

About $5,000–$10,000 USD, covering background checks, investor eligibility certificates, and family citizenship filings for spouse and children under 18.

Mandatory Health Insurance (e-İkamet Sigortası)

About $75–$180 USD per year, per adult applicant (aged 18–65).

Government Residency Taxes & Card Fees

About $100–$250 USD per person.

Ongoing Annual Ownership Costs

Once you own property in Türkiye, expect the following recurring maintenance and holding expenses:

Annual Property Tax (Emlak Vergisi)

0.1% to 0.2% of the municipality's assessed value per year (about $200–$500 USD/year).

Compulsory Earthquake Insurance (DASK)

A mandatory government policy (about $30–$100 USD/year).

Building Maintenance Fee (Aidat)

Paid monthly to complex management (Site Yönetimi) for security, gym, pool, and common upkeep (about $50–$250+ USD/month depending on luxury level).

All-In "Real Cost" Summary

To budget accurately, add 6% to 8% in closing and legal costs on top of the base property purchase price: