Turkish Citizenship by Property Investment (2026 Guide)
Turkish citizenship can be obtained by buying one or more properties worth at least USD 400,000, keeping them for three years under a no-sale annotation on the title deed, and then applying through the residence and citizenship offices. The route is set out in Turkish Citizenship Law No. 5901, Article 12 and its implementing regulation. The investor’s spouse and children under 18 are included in the same file, dual citizenship is allowed, and no residence period or language test is required. Since 2022–2024 the rules have tightened: the value is confirmed by a licensed valuation report, the money must be converted through a Turkish bank, and shared or agricultural land no longer qualifies. This guide explains each rule, the real costs, the process, and the mistakes that most often delay applications.
Last updated: 21 October 2026 · Prepared by Property Time Istanbul with our legal partner Egemen Global Law Office
Which investment routes lead to Turkish citizenship?
There are six routes, and real estate is the only one with a USD 400,000 threshold; every other financial route requires USD 500,000. Each route ends with a “certificate of conformity” issued by the authority that checks the investment, which then opens the residence and citizenship stages.
| Route | Minimum | Condition |
|---|---|---|
| Real estate | USD 400,000 | No-sale annotation for 3 years |
| Bank deposit | USD 500,000 | Kept in a Turkish bank for 3 years |
| Government bonds | USD 500,000 | Held for 3 years |
| Real estate or venture capital fund units | USD 500,000 | Held for 3 years |
| Fixed capital investment | USD 500,000 | Approved by the Ministry of Industry and Technology |
| Employment | 50 jobs | Approved by the Ministry of Family, Labour and Social Services |
Most of our clients choose property because it is the lowest threshold and the asset can be rented out during the three years. For a deeper legal reading of each route, see our Turkish citizenship by investment legal guide.
What are the property rules for Turkish citizenship in 2026?
The property must be worth at least USD 400,000 according to a licensed valuation report, paid through the Turkish banking system after converting foreign currency at a bank, and registered with a three-year no-sale annotation. The details below are where most applications succeed or fail.
- Value is proven twice. The deed price and the bank payments must both reach USD 400,000, and the land registry confirms the amount with an official amount-determination document (TTB) based on a licensed valuation report. The report should be no older than six months when the deed is transferred.
- Currency must be sold to a bank. Since January 2022, foreign buyers convert foreign currency through a Turkish bank and receive a foreign exchange purchase certificate (Döviz Alım Belgesi). The payment from buyer to seller must be traceable on bank records.
- Taxes and fees do not count. Title deed fee, valuation fee and agency commission are paid on top of the USD 400,000.
- Several properties are allowed. Two or more homes can be combined, provided each purchase meets the documentation rules.
- Shares no longer qualify. Partial (shared) ownership acquired after 1 February 2023 cannot be used.
- Agricultural land and empty plots are excluded. Since 12 December 2023 land must carry a building; timeshares are also excluded.
- Off-plan is possible, with conditions. A notarised pre-sale contract is accepted for units with condominium or construction servitude registration, if the full amount is paid by the contract date and a single contract covers the whole investment.
- The three years start on the transaction date, not on the citizenship decision. You may rent the property out; selling early can lead to the citizenship being cancelled.
How does the Turkish citizenship process work step by step?
The process has eight steps: preparation, purchase, conformity certificate, residence permit and citizenship application, followed by security checks and the presidential decision. You can complete it without staying in Turkey by giving a power of attorney to a lawyer.
- Free consultation and budgetWe confirm your goals, family members and budget, and shortlist eligible homes.
- Tax number and bank accountObtained in one day in Istanbul or remotely through your lawyer.
- Legal due diligenceTitle, debts, licences and valuation are checked before any deposit.
- Payment and title deedCurrency is converted at the bank, the deed is transferred and the 3-year annotation is added.
- Certificate of conformityThe land registry confirms the investment for citizenship purposes.
- Residence permitA short-term permit is filed through e-İkamet with fingerprints at the migration office.
- Citizenship applicationFiled at the Provincial Directorate of Population and Citizenship (NVİ).
- Checks and decisionSecurity and archive checks, then the presidential decision; ID cards and passports follow.
If you cannot travel, the whole file can run on a notarised power of attorney; see how a power of attorney works for buying property in Turkey.
How long does Turkish citizenship by investment take?
The purchase, conformity certificate and residence permit usually take a few weeks; the citizenship decision itself commonly takes several months and depends on the security checks and the authorities’ workload. We never promise a fixed date, because no adviser can control the official review, and offers of “guaranteed citizenship in 60 days” are a warning sign. What shortens the file is preparation: complete documents, a clean payment trail and a valuation within its validity.
What does Turkish citizenship cost beyond the $400,000 property?
Expect additional costs of roughly 5–7% of the property price, mostly the title deed fee. The table below uses a USD 400,000 purchase as an example.
| Item | How it is calculated | Example on $400,000 |
|---|---|---|
| Title deed fee (tapu harçı) | 4% of the declared price, usually shared 2% buyer / 2% seller unless agreed otherwise | $8,000–$16,000 |
| Land registry service fee | Small fixed fee set every year | Small |
| Licensed valuation report | Required for the amount-determination document | Set by the licensed firm |
| Translation, notary, apostille | Passports, civil status documents, power of attorney | Depends on family size |
| Residence permit and health insurance | Card fee plus a private insurance policy per person | Depends on ages |
| Legal fees | Agreed in writing before you start | Quoted per file |
Property tax and building fees then apply every year. For a line-by-line breakdown, read the cost of buying property in Turkey and our guide to property tax for foreigners.
Who is included in one Turkish citizenship application?
One investment covers the investor, the spouse and their children under 18 in the same file; parents and adult children are not included. Adult children need their own qualifying investment. Turkey accepts dual citizenship under Article 44 of Law No. 5901, but you should check whether your home country allows it.
Which documents are needed for Turkish citizenship?
You need identity and civil status documents for each family member, plus the purchase documents that prove the investment. Foreign documents must be apostilled or legalised and translated into Turkish by a sworn translator.
Personal documents
- Passports and biometric photos (50×60 mm)
- Birth certificates and marriage certificate
- Criminal record certificate
- Health insurance for the residence permit
Investment documents
- Title deed with the 3-year annotation
- Valuation report and amount-determination document (TTB)
- Foreign exchange purchase certificate and bank receipts
- Certificate of conformity
Which Istanbul homes qualify for Turkish citizenship?
Any home that a licensed valuation confirms at USD 400,000 or more can qualify, and the projects below start at or above that level. Lower-priced units can also be combined to reach the threshold.
See every option on our Istanbul property projects page. Kağıthane buyers often consider Seba Central (from $428,000), and families looking for a villa near the Bosphorus look at Acarkent Villa.
Which mistakes delay or block Turkish citizenship applications?
Most rejected or delayed files come from payment and paperwork errors made before the deed is transferred, not from the application itself.
- Paying cash, paying from a third person’s account, or splitting payments outside the bank.
- Buying an off-plan unit that has no condominium or construction servitude registration.
- A valuation report older than six months on the transfer date.
- Buying a share of a property, or land without a building.
- A deed price lower than the real payment, which breaks the value check.
- Selling or transferring the property before the three years end.
Iranian buyers have extra banking questions; our guides on Turkish citizenship for Iranians and transferring money from Iran to Turkey cover them step by step.
Frequently asked questions about Turkish citizenship
What is the minimum investment for Turkish citizenship in 2026?
USD 400,000 for real estate, confirmed by a licensed valuation report. Bank deposits, bonds, fund units and fixed capital require USD 500,000.
Can I rent out the property during the three years?
Yes. The annotation only stops you from selling or transferring the property for three years; renting is allowed and many investors use the rental income.
Can I buy two cheaper properties instead of one?
Yes. Several properties can be combined to reach USD 400,000, as long as each purchase meets the payment and documentation rules.
Do I need to live in Turkey or speak Turkish?
No. There is no residence period, interview or language test for this route, and the file can be run through a lawyer with a power of attorney.
Is an off-plan property eligible?
It can be, through a notarised pre-sale contract, if the unit has condominium or construction servitude registration and the full USD 400,000 is paid by the contract date.
Are my spouse and children included?
Your spouse and your children under 18 are included in the same application at no extra investment. Parents and adult children need their own qualifying route.
What happens if I sell before three years?
Selling or transferring early breaks the commitment and can lead to the authorities being notified and the citizenship being cancelled.
Which nationalities can apply?
Most nationalities can apply, including Iranian, Chinese, Gulf and Russian investors, subject to the security review that every file goes through.
Related articles and pages
Licensed real estate and legal team in Istanbul
Property Time Istanbul is a licensed real estate and citizenship consultancy based at Skyland Istanbul, Sarıyer. Every citizenship file is handled with our legal partner Egemen Global Law Office, led by attorney Egemen Yasin Şahalioğlu, a member of the Istanbul Bar Association. Learn more about our team.