If you purchase qualifying real estate in Turkey worth at least $400,000 USD, you can apply for Turkish Citizenship by Investment and obtain a Turkish passport. Your spouse and children under the age of 18 can be included within the same family application.
The real estate route is the lowest-value investment option within Turkey's Citizenship by Investment Programme. Qualifying property must meet the programme's legal, valuation, banking, Title Deed requirements, and must be held for at least three years.
Last Reviewed: August 2026
Turkish Citizenship by Investment: Key Facts
- Minimum Real Estate Investment: $400,000 USD.
- Minimum Holding Period: 3 years.
- Family Application: Spouse and children under 18 can be included.
- Residency Requirement: No requirement to live permanently in Turkey.
- Property Choice: One or multiple qualifying properties can be used under the purchase route.
What is the Turkish Citizenship by Investment Programme?
Originally launched in 2017, the Turkish Citizenship by Investment Programme allows qualifying foreign investors to apply for citizenship through exceptional acquisition under Turkish Citizenship Law No. 5901 and related regulations.
Real estate has become the best-known route because the minimum qualifying property investment is $400,000 USD, compared with $500,000 USD for most of the programme's other investment options. The official rules require a restriction preventing the qualifying real estate from being sold for at least three years.
Successful applicants receive Turkish citizenship rather than temporary or permanent residency. This is why the programme is different from many schemes commonly described as Golden Visa programmes, although searches for "Turkey Golden Visa" often refer to the Turkish Citizenship by Investment route.
Since the programme was introduced, thousands of international investors and their families have obtained citizenship through investment. Property Turkey has worked with over 2,000 citizenship applications since 2018, combining property selection with legal and application support.
Different Ways to Obtain Turkish Citizenship by Investment
1.Real Estate Investment: Purchase qualifying property worth at least $400,000 USD and retain it for at least three years. The cheapest option.
2. Fixed Capital Investment: Invest at least $500,000 USD, as verified by the Ministry of Industry and Technology.
3. Bank Deposit: Deposit at least $500,000 USD in a bank operating in Turkey and retain the funds for at least three years.
4. Government Bonds: Purchase at least $500,000 USD of qualifying government bonds and retain them for at least three years.
5. Job Creation: Create employment for at least 50 people, subject to verification by the Ministry of Labour and Social Security.
6. Private Pension Investment: Contribute at least $500,000 USD to qualifying funds within the private pension system and retain the investment for at least three years.
7. Investment Funds: Invest at least $500,000 USD in qualifying real estate investment fund or venture capital investment fund shares and retain them for at least three years.
Requirements for Turkish Citizenship Through Real Estate
Applicants using the property investment route need to purchase qualifying real estate with a value of at least $400,000 USD or the equivalent amount recognised under the official process. The main requirements include:
- The investment can consist of more than one home under the purchase route, provided current programme requirements are satisfied.
- The required three-year restriction must be registered against the qualifying property at the Land Registry.
- The property must satisfy the current valuation and eligibility rules.
- Payments must be made through the recognised banking process and supported by appropriate bank receipts.
- The required foreign currency conversion and Döviz Alım Belgesi must be completed correctly.
- The declared sale value, payment evidence, and qualifying valuation documentation must support the required investment value.
- The property and seller must pass citizenship eligibility checks.
- After the Land Registry requirements are completed, a Certificate of Eligibility is issued before the investor proceeds through the Residence Permit and citizenship stages.
What Type of Property Qualifies for Turkish Citizenship?
Not every property priced above $400,000 USD automatically qualifies for Turkish citizenship. The property must meet the programme's legal and valuation requirements, while its ownership history and the identity or corporate structure of the seller can also affect eligibility.
For a completed purchase, the Turkish Land Registry requires the property to have the appropriate legal status, such as condominium ownership, construction servitude, or qualifying land on which a building exists. Different requirements can apply when the transaction is completed through a notarised promise-of-sale agreement.
Investors can use multiple properties to reach the required investment value. There is no general limit on the number of qualifying properties, although different rules apply to promise-of-sale transactions. Fractional or jointly owned property acquired after 1 February 2023 cannot be used for exceptional acquisition of citizenship through this route.
The $400,000 USD threshold is also based on the official values recorded within the transaction, rather than simply the advertised or agreed purchase price. The declared sale value, official valuation or Tutar Tespit documentation, and other qualifying transaction values must support the required investment amount.
Döviz Alım Belgesi, Bank Transfers, and Payment Evidence
Foreign buyers can fund their property purchase using currencies such as USD, EUR, or GBP, but the transaction must follow Turkey's official foreign currency and banking procedure.
A key document is the Döviz Alım Belgesi, commonly abbreviated to DAB, or Foreign Currency Exchange Certificate. This records the relevant foreign currency conversion through the Turkish banking system.
For a citizenship transaction, the DAB value and documented property payments must support the required investment amount. The Land Registry also requires appropriate bank-approved payment receipts as evidence of the transaction.
Payments should be coordinated carefully between the investor, bank, seller, lawyer, and Land Registry process. Incorrect payment descriptions, missing receipts, or inconsistencies between the funds transferred and the official transaction documents can create problems with the citizenship file.
Banks may also conduct standard identity, compliance, and source-of-funds checks when processing an international property transaction. Investors should keep clear records showing the origin and transfer of their investment funds.
How to Obtain Turkish Citizenship by Buying Property
Step 1: Get a Turkish Tax Number:
Foreign investors can apply online for a Potential Tax Identification Number through Turkey's Revenue Administration Digital Tax Office. The application requests personal and passport information. This means investors do not necessarily need to visit a tax office in person simply to obtain the initial tax number required for the property purchase process.
Step 2: Open a Turkish Bank Account:
Banking documentation is important throughout the purchase. Your passport, tax number, and supporting identification or address documentation may be required by the bank. The bank account is also used to coordinate the property payment, foreign currency process, and supporting transaction records.
Step 3: Find a Qualifying Property:
The property investment needs to meet the minimum $400,000 USD requirement and satisfy the current rules for citizenship eligibility. This can be a single unit or multiple units. Title Deed, ownership history, seller, valuation suitability, and transaction structure should be checked.
Step 4: Complete Due Diligence and Valuation:
Before completing the purchase, the property's legal records should be checked and the required valuation process completed. This stage helps confirm that the property can be used within the citizenship application and that the investment is being documented correctly.
Step 5: Complete the Banking and Property Purchase:
The investment funds must follow the official banking and currency exchange process. The Döviz Alım Belgesi and bank-approved payment evidence form part of the supporting property file. The Title Deed transaction or qualifying notarised sales agreement must then include the required restriction preventing the property from being sold for three years.
Step 6: Obtain the Certificate of Eligibility and Residence Permit:
Once the qualifying Land Registry procedure and three-year restriction have been completed, the transaction information is sent to the competent authority for the Certificate of Eligibility. After the Certificate of Eligibility is issued, the investor proceeds with the relevant investor Residence Permit application.
Step 7: Apply for Turkish Citizenship:
The final citizenship file is submitted, typically via the Provincial Directorate of Population and Citizenship Affairs, after the required investment and residence stages have been completed. Applicants and family members need to provide the relevant supporting documents. Security and government checks are then completed before a decision is made.
NOTE: Property Turkey's in-house legal team guides clients throughout the property purchase, Certificate of Eligibility, Residence Permit, and citizenship application stages.
Required Documents for Turkish Citizenship by Investment
The exact document file depends on the applicant, nationality, family structure, and current government requirements. Documents issued overseas may also need to be apostilled or otherwise legalised before being translated and notarised in Turkey. A typical application can include:
- Passport copies.
- Birth certificates.
- Marriage certificate, where applicable.
- Divorce or death certificates, where relevant.
- Documents relating to children included in the application.
- Proof of address or residence documentation.
- Criminal record documentation.
- Biometric photographs.
- Residence Permit documentation.
- Health insurance documentation.
- Notarised Turkish translations of foreign documents.
- Power of Attorney where representatives are acting for the applicant.
- Citizenship application forms.
- Certificate of Eligibility and supporting investment documentation.
The property side of the application also requires its own evidence, including relevant Title Deed information, valuation documentation, Döviz Alım Belgesi, and bank-approved payment records.
Beyond the Property: Total Costs for Turkish Citizenship
The $400,000 USD figure is the minimum qualifying real estate investment. It should not be treated as the total cost of completing the property purchase and citizenship application. Investors should budget separately for costs that can include:
- Property purchase taxes and Land Registry charges.
- Official valuation or Tutar Tespit documentation.
- Mandatory earthquake insurance for applicable buildings.
- Notary expenses.
- Translation and document legalisation.
- Power of Attorney costs.
- Legal representation.
- Residence Permit and citizenship application fees.
- Health insurance where required.
- Banking and foreign currency transfer costs.
The exact total depends on the property, family application, and documents required. Property Turkey provides clients with a transaction-specific cost breakdown before proceeding.
What Happens After the Three-Year Holding Period?
The qualifying property must remain subject to the three-year restriction required under the citizenship programme. Once the three-year period expires, the investor can request removal of the restriction and is free to sell the property.
The Land Registry confirms that the restriction can be removed directly after the required three-year period has expired. Requesting its removal before the period ends can be reported to the citizenship and migration authorities and may put the citizenship process or status at risk.
For investors, the eventual resale should form part of the strategy from the beginning. Location, build quality, rental demand, developer reputation, and market resale appeal are important, even when citizenship is the initial reason for buying.
Professional Assistance for Turkish Citizenship
With over 20 years of experience in the Turkish real estate market, Property Turkey offers a wide selection of investment and lifestyle properties for sale. Our team identifies properties suitable for citizenship and helps clients assess the property itself as well as the application requirements. This includes the property's legal status, qualifying value, investment potential, and transaction structure.
Since 2018, Property Turkey has worked with over 2,000 Turkish Citizenship by Investment applications. Our experience covers investors and families from a wide range of countries, giving our team direct knowledge of the practical issues that can arise during international property transactions and citizenship files.
Our professional investment consultants are on hand to answer questions about the programme and identify properties meeting each client's requirements. Property Turkey's in-house lawyers assist with the legal process, due diligence, banking documentation, Certificate of Eligibility, Residence Permit, and citizenship application.
The aim is not simply to find a home worth more than $400,000 USD. It is to identify the right property, structure the purchase correctly, and take the application from initial property search through to citizenship. Contact us today for a free consultation with our professional advisors in Turkey.
Turkish Citizenship by Investment FAQs
Q: How much do I need to invest in property for Turkish citizenship?
A: The minimum qualifying real estate investment is $400,000 USD. The transaction must also satisfy the current valuation, payment, Land Registry, and three-year holding requirements.
Q: How long does it take to obtain Turkish citizenship?
A: For Property Turkey clients using the real estate route, the complete process commonly takes around 6 to 8 months. Timelines can vary depending on the applicant, documentation, government checks, and processing conditions.
Q: Can my spouse and children obtain citizenship in Turkey?
A: Yes. A qualifying investor's spouse and minor or dependent children can be included subject to the programme rules and individual family circumstances.
Q: Can children over 18 be included?
A: Adult children are not normally treated in the same way as minor children. Dependent-child circumstances can require individual assessment. Where an adult child does not qualify as a dependant, a separate qualifying investment may be necessary.
Q: Do I need to live in Turkey after obtaining citizenship?
A: No. The investment route does not require applicants to move permanently to Turkey after citizenship has been granted.
Q: Do I have to give up my existing citizenship?
A: No. Turkey allows dual nationality. Whether you can retain another citizenship also depends on the laws of the other country or countries involved.
Q: Do I need to speak Turkish?
A: No, you don’t. However, if you choose to live in Turkey permanently, it is highly recommended to learn the basics of the language to integrate more easily into life there.
Q: How strong is a Turkish passport?
A: Turkish nationals have access to 110+ destinations when visa-free, visa-on-arrival, and eTA destinations are combined. That gives Turkish passport holders travel access across parts of Asia, Latin America, the Balkans, Africa, and other markets.
Q: Can I sell my property after three years?
A: Yes. Once the required three-year holding period has expired, the restriction can be removed, and the property can be sold.
Q: Can I pay for the property in USD, EUR or GBP?
A: Foreign currency can be used to fund the transaction, but the payment must follow Turkey's official banking and foreign currency procedure. The Currency Exchange Certificate (Döviz Alım Belgesi) and appropriate payment evidence form part of the citizenship property process.
Q: How does the Secure Payment System affect property purchases?
A: Turkey's Secure Payment System is intended to coordinate the payment of the purchase price with the transfer of property ownership. Mandatory implementation for real estate transactions has been postponed to 1 October 2026.
Q: Can citizenship in Turkey help with a future move to the USA?
A: Turkey is an E-2 treaty country. Turkish nationals can potentially apply for the U.S. E-2 Treaty Investor visa if they meet the U.S. investment, business, and immigration requirements. Turkish citizenship does not automatically provide an E-2 visa or the right to live in the United States.
Q: Can I work in Turkey after obtaining citizenship?
A: Turkey has established inheritance laws covering property and assets owned by Turkish citizens and foreign nationals. Rules can vary depending on family circumstances, nationality, and the assets involved.
Q: Is every $400,000 USD property suitable for Turkish citizenship?
A: No. A property must satisfy the current legal, ownership, valuation, payment, and Land Registry requirements. Its advertised price alone does not determine citizenship eligibility.
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