Author: Luxury Estate Turkey
Viewed 209 times
23 August 2025
Investing in short-term rental properties in Turkey is becoming the first step toward obtaining citizenship. Many foreign investors note that purchasing an apartment for rental through Airbnb or similar platforms not only generates steady income but also helps build up capital, making it easier to reach the investment threshold required for citizenship. This creates the so-called “path to the Turkish passport”: real estate first works as an income-producing asset, and later becomes an investment instrument that opens the way to citizenship.
Turkey has developed one of the most dynamic tourist property markets in the region. Apartments in Turkey are most often purchased specifically for short-term rental: a high flow of tourists combined with relatively affordable property prices makes this model especially profitable. Popular options include apartments and small houses near the sea in major resorts, as well as mid- to high-end apartments in large cities.
For a foreigner, the process is quite straightforward: property purchase does not require a residence permit, and once the deal is completed, a tourist rental license can be obtained to start letting immediately. In practice, income from real estate can begin from day one.
Large resorts and metropolitan areas naturally become the top choices for such investments. Antalya, together with Alanya, welcomed a record 17.3 million tourists in 2024, while Istanbul, thanks to its cultural landmarks and business travel, demonstrates strong year-round demand.
According to analytics, the average occupancy of Airbnb listings in Alanya is 36–40%, generating around $4,164 per year (approximately $489 per month). In Istanbul, the figures are higher: average occupancy is 43% and the annual income is about $5,800. These returns noticeably exceed those of traditional long-term rentals, confirming that short-term letting, when properly managed, delivers significantly higher yields.
For many, the Turkish passport itself reinforces the appeal of this strategy: short-term rentals provide immediate income, while portfolio expansion brings investors closer to the $400,000 threshold required for citizenship.
When it comes to yield and demand, Alanya and Istanbul hold leading positions in Turkey’s short-term rental market.
Alanya is a Mediterranean resort where the peak tourist season is summer. The average daily Airbnb rate is around $73, and occupancy in high season reaches 40–46%. This means that in just the three summer months (July–September), a landlord can earn over $1,100 per month from a single apartment. The income is seasonal, but with proper management and flexible pricing, profitability remains high.
Istanbul, on the other hand, operates year-round. The country’s largest city attracts not only leisure travelers but also business visitors. In autumn and winter, international exhibitions and conferences maintain demand. A typical Airbnb listing in Istanbul earns around $5,800 annually, with 43% occupancy and an average nightly rate of $82. Strong infrastructure — metro, airports, and high-quality services — ensures a continuous flow of guests.
In Alanya, rental demand is more seasonal, driven by beach tourism, but landlords still benefit: at the height of summer, apartments priced competitively are usually booked for 40–50% of the time, generating income that already surpasses most bank deposits.
Young remote professionals increasingly choose Turkey. Many purchase an apartment and rent it out through Airbnb while traveling freely within or outside the country. This ensures steady passive income without being tied to one location. Turkish citizenship further expands mobility: it allows visa-free access to 120+ countries, simplifies travel to Europe, and provides eligibility for the U.S. E-2 investor visa.
Those aged 50–60+ are drawn to Turkey’s mild climate, affordable cost of living, and advanced healthcare system. By purchasing several apartments, they effectively create their own “private pension”: rental income often surpasses pension payments back home. Citizenship allows them to bring spouses and minor children, securing access to healthcare and social benefits. Dual citizenship is possible, eliminating the need to give up their original passport.
Parents invest in housing to give their children access to quality education and broader opportunities. Rental income can partly cover tuition expenses, while real estate itself becomes a tool for preserving family wealth. For many, this is also a form of “future insurance”: if difficulties arise in their home country, the family already has property and citizenship in another jurisdiction.
Business owners view Turkish real estate as a way to diversify assets and protect capital. Investments in a market with relatively low property prices and strong short-term rental yields act as a hedge against currency devaluation and economic risks. They also value liquidity: real estate remains a tradable asset, while citizenship by investment is considered one of the most accessible and transparent second-passport programs globally.
The main threshold is $400,000. This is the minimum amount an investor must spend on real estate (one or multiple properties) to qualify for Turkish citizenship. All assets must be registered in the applicant’s name, with official documentation stating that the purchase is for the purpose of obtaining citizenship.
A restriction is placed on the title deed (Tapu), prohibiting the resale of the property for three years. Only after this period can the property be sold or transferred.
The $400,000 requirement applies per main applicant, not per family. This means one investor purchases real estate, and the spouse and children under 18 can be included in the same citizenship application. Adult children over 18 must submit a separate application with their own qualifying investment.
Turkish citizenship offers investors and their families significant advantages. A Turkish passport allows visa-free entry to over 120 countries, including Japan, South Korea, and most of Latin America. It also provides eligibility for the U.S. E-2 visa, which is available only to citizens of treaty countries.
The process is relatively quick, taking 6–8 months from the date of property purchase. Investors are not required to live in Turkey full-time. The passport remains valid regardless of actual residence: it is enough to visit on a tourist visa or spend a few months a year for personal purposes.
The path to citizenship can begin with just one apartment, with the portfolio gradually expanded over time. For example, an investor may purchase a one-bedroom apartment for $100,000–150,000, rent it out through Airbnb, and earn $4,000–5,000 net annually. This income becomes a “down payment” or financial buffer for the next purchase. Within 3–4 years, the investor accumulates $12,000–20,000, adds another $80,000 of personal funds, and acquires a second property. Each new unit begins generating income immediately, boosting overall turnover and portfolio yield.
The foundation of a successful rental strategy lies in selecting the right property. This determines both profitability and legal compliance.
Location and Infrastructure
Tourist districts are the most attractive. In Alanya, these include beachfront neighborhoods such as Mahmutlar, the city center, and Kestel. In Istanbul, districts near the historical center and major attractions like Sultanahmet, Beyoğlu, and Kadıköy are in demand. Accessibility to metro, buses, shops, cafés, and landmarks is crucial. A compact apartment near the sea usually performs better than a larger unit in a residential district with no infrastructure.
Property Quality
New developments and recently renovated apartments are easier to rent at premium rates. Before buying, investors must verify the property’s “clean title,” ensuring all documentation is in order, free of encumbrances, and that the building has been approved for occupancy.
Rental Legality
Since 2024, new regulations require owners to obtain a tourist rental license for operating on Airbnb and similar platforms. When selecting property, investors should check whether a license is already in place or plan for the processing time after purchase. Agencies or property managers usually handle this procedure.
It is strongly recommended to consult a professional real estate agency in Turkey: specialists help avoid risks and provide a realistic assessment of a property’s rental potential.
After purchase, the next priority is maximizing rental returns.
Renovation and Interior
Modern design, new furniture, quality plumbing, and fast internet immediately raise tenant appeal. Even cosmetic upgrades and professional photography can increase nightly rates by 10–20%.
Professional Management
Experienced managers handle bookings, cleaning, marketing, and pricing strategy — raising rates in high season and offering flexible discounts during off-peak months.
Reinvestment
Once the first unit generates stable income, profits can be reinvested into new purchases. Step-by-step portfolio growth accelerates reaching the $400,000 threshold required for citizenship.
Marketing and Service
The higher the property’s rating, the greater its occupancy and nightly rate. Offering extras (such as cribs and sports gear) and responding quickly to guest feedback helps secure positive reviews and stronger return rates.
As a licensed real estate agency, Luxury Estate Turkey supports clients at every stage — from purchasing the first apartment to receiving a Turkish passport. We work with investors as long-term partners, managing not only property rentals but also coordinating the entire citizenship process.
Our involvement continues after purchase: we provide tax advice, connect clients with reliable accountants and lawyers, and offer strategies for boosting rental yields or planning resale once the three-year holding period expires. Our priority is to ensure that investments remain profitable while the process stays safe, transparent, and predictable.
Turkish Citizenship 
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