Getting Turkish Citizenship by Investment

Turkish citizenship by investment lets foreign nationals and their families become Turkish citizens by purchasing real estate with an official appraised value of at least USD 400,000. The property must be held for a minimum of three years, with a no-resale commitment recorded directly on the title deed (TAPU). As of 2026, this is the most popular route to a Turkish passport, and property is the most accessible of the qualifying options.

As a real estate agency operating in Turkey since 2005, with offices in Istanbul and Antalya, Maximos Real Estate has guided more than 500 international families through this process. What follows is not a summary of the law — it is a practical, current guide built on real transactions, including the structuring details and appraisal requirements that determine whether an application succeeds or is rejected.

Turkish Citizenship by Investment in 2026: The Essentials

The core rule is simple to state and easy to get wrong in practice. To qualify through real estate, you must acquire property whose official, SPK-licensed appraised value is USD 400,000 or more — not the advertised sale price, but the government-approved valuation. The property is registered with a three-year resale restriction annotated on the title deed, the funds must arrive by documented bank transfer, and the property must be free of any mortgage or lien. Your spouse and children under 18 are included in the same application.

The figure has changed over the years — it was USD 1,000,000 before 2018, USD 250,000 from 2018, and was raised to its current USD 400,000 in 2022. Any source still citing $250,000 or $300,000 is out of date; the only current real-estate threshold is $400,000.

Requirement	Detail
Minimum investment	USD 400,000 official appraised value (real estate route)
Valuation basis	Government SPK-licensed appraisal, not sale price
Holding period	3 years (no-resale restriction recorded on the TAPU)
Payment	Documented bank transfer; property free of mortgage/lien
Family included	Spouse + children under 18, in one application
Multiple properties	Allowed — values can combine to reach $400,000
Typical timeline	Approximately 3–6 months, subject to processing
Final approval	Granted by presidential decree — not automatic
Bank-deposit alternative	USD 500,000 held 3 years in a BDDK-regulated bank

Turkish citizenship grants a passport with visa-free or visa-on-arrival access to a large number of countries, the right to live and work in Turkey, and dual citizenship (where your home country permits it). Final approval is granted by presidential decree, so while the process is well-established, no agency or lawyer can guarantee an outcome — which is exactly why correct structuring from the start matters so much.

How to Get Turkish Citizenship by Investment: Step by Step

The process is well-established, but each step has details that determine whether your application moves smoothly or stalls. Here is how it works in practice.

Step 1 — Confirm the property qualifies (before you buy)

This is the step most buyers skip and most rejections trace back to. Before committing, the property’s official appraised value must be confirmed by an SPK-licensed appraiser at USD 400,000 or more, the title must be clean (no mortgage, lien, or ownership dispute), and the property must be of a type and registration status eligible for the citizenship program. At Maximos, we pre-screen every citizenship-intended property for appraisal readiness and title eligibility before a client commits — because a property that appraises below $400,000, or carries a registration issue, cannot be fixed after purchase.

Step 2 — Obtain a Turkish tax number

A foreign tax registration number is required to transact. It is straightforward and can be obtained from a local tax office, often within a day, in person or by power of attorney.

Step 3 — Open a Turkish bank account and transfer funds

The qualifying funds must be paid by documented bank transfer through the Turkish banking system — cash payment does not qualify, and the transfer must be traceable. A Foreign Exchange Purchase Certificate (DAB) documenting that the funds entered Turkey as foreign currency is part of the file.

Step 4 — Complete the purchase and register the title

The property is purchased and the title deed (TAPU) transferred into the applicant’s name, with the three-year no-resale commitment annotated on the deed. Where multiple properties are combined to reach $400,000, all are registered together as part of the application.

Step 5 — Obtain the certificate of conformity

The Ministry issues a certificate confirming the investment meets the citizenship requirements. This is where the appraisal, the clean title, and the correct payment trail are verified — which is why getting Steps 1–4 right is what makes this step a formality rather than a failure point.

Step 6 — Apply for residence, then citizenship

The investor obtains a short-term residence permit tied to the investment, then submits the citizenship application. The spouse and children under 18 are included in the same application.

Step 7 — Presidential approval

The completed file is reviewed and, if approved, citizenship is granted by presidential decree. This is the step no one can guarantee — but a correctly structured, properly documented application is what gives it the strongest footing.

Turkish Citizenship by Investment Requirements

To qualify through the real estate route, all of the following must be met:

• USD 400,000 minimum official appraised value — the SPK-licensed government valuation, not the advertised or contract price. If the appraisal comes in below $400,000, the property does not qualify, regardless of what you paid.
• Three-year holding period — a no-resale restriction is recorded on the title deed; the property cannot be sold for three years.
• Documented bank transfer — funds must move through the banking system traceably; mortgage- or loan-financed amounts do not count toward the threshold.
• Clean title — the property must be free of liens, mortgages, and disputes, and be of an eligible type and registration status.
• One application covers the family — spouse and children under 18 are included.
• Combining properties is permitted — you can reach $400,000 with more than one property (for example, $250,000 + $150,000), all registered in the applicant’s name.

Citizenship through this route also grants a Turkish passport, the right to live and work in Turkey, and dual nationality where your home country allows it. Final approval rests with a presidential decree, so the process is well-established but never automatic.

Why Some Turkish Citizenship Applications Are Rejected — and How to Avoid It

After helping more than 500 international families, and working alongside legal partners involved in over 1,000 citizenship applications, we have seen clearly where applications succeed and where avoidable mistakes cause delays or outright rejection. Most rejections are not bad luck — they are structuring errors that were preventable before purchase. The most common:

• The appraisal comes in below $400,000. Buyers fixate on the sale price and forget the appraised value governs eligibility. A property bought for $400,000 that appraises at $380,000 does not qualify. We confirm the appraisal before our clients commit.
• Paying in cash or with an untraceable transfer. The funds must arrive by documented bank transfer. Cash payments and undocumented money movements break the eligibility chain.
• Mortgage- or loan-financed property. Borrowed funds do not count toward the $400,000. The qualifying amount must be the applicant’s own, transferred cleanly.
• Buying an ineligible or improperly registered property. Not every property qualifies — certain types, registration statuses, or prior ownership histories disqualify it. This cannot be corrected after purchase.
• Selling or attempting to sell within three years. The no-resale restriction is on the title deed; breaching it jeopardises the citizenship.
• Incomplete or inconsistent documentation. Missing the DAB certificate, mismatched names, or gaps in the payment trail cause delays and queries.

None of these are exotic — they are routine, and every one is avoidable with the right checks before you buy. This is the difference between a real estate partner who has navigated the process hundreds of times and a listing site that simply advertises properties. It is also why we pre-screen every citizenship-intended property for appraisal readiness, title eligibility, and valuation compliance before a client commits.

Frequently Asked Questions About Turkish Citizenship by Investment

Direct answers to the questions international buyers ask most often about the $400,000 property route, timelines, family inclusion, and common mistakes.

How much investment is required for Turkish citizenship in 2026?

USD 400,000 is the minimum official appraised value for the real estate route in 2026. The SPK-licensed government appraisal — not the contract price — determines eligibility.

Can I buy multiple properties to reach $400,000?

Yes. You can combine two or more properties registered in your name, provided their combined official appraised values total at least USD 400,000.

Does the official appraisal value matter more than the purchase price?

Yes. Eligibility is based on the SPK-licensed appraisal. A property purchased for $400,000 that appraises at $380,000 does not qualify, regardless of the sale price.

Can my spouse and children obtain citizenship too?

Yes. Your spouse and children under 18 are included in the same application at no additional investment threshold.

How long does the process take?

Most completed files move through in approximately 3–6 months from property purchase to citizenship decision, depending on document readiness and processing volumes.

Can I sell the property before three years?

No. A three-year no-resale restriction is recorded on the title deed. Selling before the holding period ends can jeopardise the citizenship.

Is the $400,000 requirement likely to increase?

The threshold has changed before ($1M, then $250k, then $400k in 2022). No further increase is currently confirmed, but policy can change. Buyers acting now lock in today’s published requirement.

Can I obtain Turkish citizenship through a bank deposit instead?

Yes. An alternative route requires USD 500,000 deposited in a BDDK-regulated Turkish bank for three years. Property remains the most common qualifying option for international buyers.

Do I need to live in Turkey permanently?

No permanent residency in Turkey is required to maintain citizenship obtained through investment. You obtain a residence permit as part of the application process, but there is no ongoing minimum-stay condition tied to the citizenship itself.

Can I keep my existing nationality?

Turkey permits dual citizenship. Whether you can retain your original nationality depends on the laws of your home country — many applicants hold both passports.

Which mistakes commonly delay applications?

The most frequent delays come from appraisal shortfalls, untraceable payment trails, missing DAB certificates, incomplete translations, and title issues that should have been identified before purchase.

Can I rent out the property during the holding period?

Yes. You may generate rental income during the three-year holding period, provided you do not sell the property before the restriction expires.

Is citizenship guaranteed after purchasing property?

No. Final approval is granted by presidential decree. A correctly structured application with clean documentation gives the strongest footing, but no agency or lawyer can guarantee an outcome.

What costs should I expect besides the investment amount?

Budget for the SPK appraisal, title transfer tax and registry fees, legal and translation costs, residence and citizenship application fees, and banking or currency-transfer charges. We provide a case-specific outline once your property shortlist is confirmed.

Why do some applications get rejected?

Most rejections trace to preventable structuring errors: appraisal below $400,000, cash or untraceable payments, mortgage-financed purchases, ineligible property types, or incomplete documentation — all avoidable with pre-purchase checks.

Can I obtain Turkish citizenship through an under-construction property?

Yes. Under-construction and off-plan properties can qualify for Turkish citizenship when the legal structure is set up correctly and the case is reviewed before you pay. The investment must meet the current program threshold on the basis of official valuation and qualifying documentation — not marketing price alone. Where title deed transfer is not yet possible, a notarized promise-to-sell agreement or another legally accepted commitment may be used in appropriate cases, with the three-year holding requirement reflected in the contract. Files are often rejected when contracts are incomplete, documentation is weak, or valuation does not support eligibility. Confirm qualification during the pre-purchase checks described in the process steps above before committing funds.

Costs Beyond the $400,000 Investment

The qualifying property purchase is the main cost, but a complete citizenship file involves additional expenses that buyers should budget for from the start. These typically include:

• SPK-licensed property appraisal — required to confirm the official valuation meets the $400,000 threshold.
• Title deed transfer tax and registry fees — paid at the land registry when the TAPU is transferred.
• Legal and translation fees — for contract review, power of attorney if needed, and certified translations of foreign documents.
• Residence permit and citizenship application fees — government charges associated with filing.
• Banking and currency-transfer costs — including documentation for the Foreign Exchange Purchase Certificate (DAB).

Exact figures change with exchange rates and fee schedules, so we provide a case-specific cost outline once a property shortlist is confirmed. For a broader overview of purchase-related taxes and fees, see our guide to property purchase costs in Turkey.

Documents Required for Turkish Citizenship by Investment

Every file differs by nationality and family structure, but most applications include:

• Valid passport (for all applicants)
• Birth certificates for the main applicant and dependent children
• Marriage certificate, or divorce/death certificate where applicable
• Passport-sized photographs for each applicant
• Proof of address in the home country
• Bank transfer receipts and the Foreign Exchange Purchase Certificate (DAB)
• SPK-licensed appraisal report and title deed (TAPU)
• Certificate of conformity from the relevant ministry

For the complete document checklist — including validity windows, apostille and sworn-translation order, family papers, investor residence permit documents and remote-purchase cases — see our detailed guide to the documents required for Turkish citizenship.

Documents from abroad generally require apostille or consular certification and certified Turkish translation. Our legal partners review the full checklist before submission so gaps are resolved early rather than after a query from the authorities.

Related Guides for Property Buyers in Turkey

Turkish citizenship by investment sits within a wider property and residency framework. These guides cover the surrounding steps in more detail:

• How to buy property in Turkey — the full purchase process for foreign buyers
• Property buying process in Turkey — step-by-step from reservation to title deed
• Property purchase costs in Turkey — taxes, fees, and ongoing ownership costs
• Turkey permanent residency by investment — residency routes and how they relate to citizenship
• Lawyer services in Turkey — legal support for property and citizenship files
• Best areas to buy property in Istanbul — location guide for citizenship-eligible investments
• Property in Antalya — coastal and lifestyle investment options

Why Work With Maximos Real Estate

Maximos Real Estate has operated in Turkey since 2005, with offices in Istanbul and Antalya. We have guided more than 500 international families through citizenship-intended property purchases, working alongside legal partners involved in over 1,000 citizenship applications. That means we see the full picture — from property selection and appraisal readiness through to the documentation that determines whether a file succeeds.

We pre-screen citizenship-intended properties for valuation compliance, title eligibility, and registration status before our clients commit. We coordinate with vetted legal partners for the application file, and we stay involved through residence permit and citizenship submission. We do not guarantee outcomes — no one can — but we structure every case to give it the strongest possible footing.

Ready to explore citizenship-eligible property? Contact Maximos Real Estate to discuss your requirements, or browse our pre-approved citizenship listings in Istanbul and Antalya.

Buyer Knowledge Hub

Use these core guides to understand Maximos, the buying process, citizenship options, and purchase costs before choosing a property in Turkey.

• About Maximos Real Estate

  Learn how Maximos supports international buyers with independent advisory, due diligence, and long-term property guidance.

• How to Buy Property in Turkey

  Follow the key steps foreign buyers should understand before reserving, checking, and completing a property purchase.

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  Turkish Citizenship by Investment

  Review how citizenship-focused property purchases are evaluated, structured, and coordinated with legal professionals.

• Property Purchase Costs in Turkey

  Understand the main buyer costs, fees, taxes, and recurring ownership expenses before making a decision.