Turkish citizenship by Investment

Turkey grants citizenship to foreign investors who buy real estate worth at least USD 400,000 and commit not to sell it for three years. The investor's spouse and children under 18 receive citizenship in the same application. There is no requirement to live in Turkey, no language test, and Turkey allows dual citizenship.

This page explains exactly how the programme works today: which properties qualify, how payment must be made, the step-by-step process, the documents you need, how long it takes, and the mistakes that cause applications to be rejected.

The requirements at a glance

Which properties qualify, and which do not

Most mistakes happen here, before any money is paid. Since February 2023 the Land Registry applies stricter rules:

• A title deed in your name is essential. Citizenship is granted on registered ownership. If the property is off-plan and no individual title deed can be issued to you yet, it does not qualify.
• One purchase must cover the full amount. You cannot add several small contracts together on the same project to reach USD 400,000.
• No joint ownership between foreigners. Two foreign buyers sharing one property do not qualify, even if each share is above USD 400,000.
• Properties previously owned by foreigners are excluded in most cases. A property that a foreign person sold to a Turkish citizen or company in the last three years, or one that belonged to the buyer's own first-degree relatives, cannot be used.
• The property must be free of debts and mortgages and registered in the investor's own name.

Before you reserve any property, our team checks the title deed history, the developer's permits and the valuation, so you know in advance whether it qualifies.

Step-by-step process

1. Choose the property. We shortlist properties that meet the citizenship rules and match your budget, location and goals (family living, rental income or resale).
2. Get a Turkish tax number and open a bank account. Both can usually be done in one day, in person or through a lawyer with power of attorney.
3. Valuation report. An SPK-licensed appraiser values the property. The citizenship value is based on this report, not on the price in the contract.
4. Payment. You transfer the funds to your Turkish account, the foreign currency is sold to the bank, and the bank issues the foreign currency purchase certificate. Payment then goes to the seller through the bank.
5. Title deed transfer. Ownership is registered at the Land Registry Office with the 3-year no-sale annotation.
6. Certificate of eligibility. The Land Registry issues a certificate confirming the investment meets the citizenship conditions.
7. Residence permit. The investor and family apply for a short-term residence permit based on the investment.
8. Citizenship application. The file is submitted to the Provincial Directorate of Civil Registration and Nationality.
9. Security checks and decision. The Ministry of Interior carries out background checks and the final decision is issued.
10. ID cards and passports. After approval, each family member receives a Turkish ID card and can apply for a passport.

How long does it take?

Buying the property, the valuation and the title deed transfer usually take a few weeks. The government review after the application is the longest part. Timelines vary with workload and with how complete your file is: some files are approved within a few months, but in 2025–2026 many applications took longer, often between six and twelve months. A complete, correct file from day one is the best way to avoid delays.

Documents you will need

• Valid passports for the investor and each family member
• Birth certificates and marriage certificate, apostilled and translated into Turkish
• Biometric photographs
• Title deed, valuation report and the foreign currency purchase certificate
• Bank receipts proving payment
• Proof of the source of funds (requested by the bank)
• Power of attorney, if a lawyer handles the process for you

Costs beyond the property price

The USD 400,000 must be the value of the property itself. Budget separately for:

• Title deed transfer fee: generally 4% of the declared value, usually shared between buyer and seller.
• Valuation report fee
• Translation, notary and legal fees
• Annual property tax and building maintenance fees after purchase

We give you a written breakdown of all costs for your chosen property before you sign anything.

Can Turkish citizenship be revoked?

Yes. Citizenship obtained through investment can be cancelled if it was based on false documents, an inflated valuation, or if the investment conditions were not really met. Turkey has revoked thousands of investment citizenships for reasons like these. This is why it matters to buy a property with a genuine valuation and clean history, through a licensed and transparent process. Read: Turkey Revokes 6,134 Citizenships: What Happened and How to Stay Safe

Common mistakes that delay or block applications

• Paying in cash or from a third party's account
• Buying off-plan before an individual title deed can be issued in your name
• Splitting the purchase across several small contracts
• Buying a property with a hidden history of foreign ownership
• A valuation report below USD 400,000 because the agreed price was inflated
• Missing apostilles or translations on family documents

Frequently asked questions

Do I have to live in Turkey?
No. There is no minimum stay requirement before or after receiving citizenship.

Can I sell the property after three years?
Yes. After three years the restriction is lifted and you can sell. Your citizenship is not affected by a sale after the three-year period.

Can I rent the property out during the three years?
Yes. Renting is allowed. Only selling is restricted.

Can my parents get citizenship with me?
No. Only your spouse and children under 18 (or children with a disability). Parents can apply for a residence permit.

Can I buy an off-plan property?
Only if the project already has an individual title deed (tapu, usually a "kat irtifakı" deed) that can be registered in your name. Without a title deed in your name, the citizenship application cannot go ahead. We check this before you reserve.

Can I combine two or three properties?
Yes. Several properties can be combined, as long as the total valuation is at least USD 400,000 and the other conditions are met.

Do I need to speak Turkish?
No. There is no language or citizenship test.

Will I lose my current nationality?
Turkey allows dual citizenship. Whether you can keep your current nationality depends on the law of your own country.

This page is general information, not legal advice. Rules can change; we confirm the current requirements for your case before you buy.