How to choose a property for Turkish citizenship: valuation, title and payment checks
Not every property worth USD 400,000 works for a citizenship file. The checks that matter – valuation, title type, payment, the three-year annotation, off-plan versus ready and resale – before you sign.
Choosing a property for Turkish citizenship is different from choosing a home. The property must meet legal conditions on value, title and payment, and you will hold it for at least three years before you can sell. This guide sets out the checks to run before signing. For listings that already meet the basic conditions, see our property for sale in Turkey for citizenship.
In brief
- The licensed valuation, not the agreed price, must reach USD 400,000 at the time of purchase.
- The property must be a condominium unit (or construction-servitude unit) or a plot with a building; bare land does not qualify.
- One property or several can be used, provided each purchase meets the conditions and each deed carries the three-year annotation.
- A property can support only one citizenship application, which narrows the pool of future buyers.
1. Valuation above the threshold
The land registry relies on a valuation report from a firm licensed by the Capital Markets Board. Since 29 September 2026, reports for title deed transactions are valid for 12 months, and the report behind the amount determination certificate can come from GEDAŞ or any other licensed firm. Order the report before you agree the final price, and leave a margin above USD 400,000 rather than buying at the threshold. See valuation reports.
2. Title type and permits
| Title or property type | Eligible? | Notes |
|---|---|---|
| Condominium title (kat mülkiyeti) | Yes | Completed building with occupancy permit |
| Construction servitude (kat irtifakı) | Yes | Building under construction or awaiting final title |
| Plot with a building on it | Yes | Check zoning and permits |
| Bare land or field (arsa, tarla) without a building | No | Excluded since the December 2023 amendment |
| Shares in a property | Check | The share’s value must meet the threshold |
Check the occupancy permit, zoning and any annotations or mortgages with a lawyer. Our due-diligence checklist lists the full set of checks.
3. Payment and proof
The price must be paid through a Turkish bank, with the foreign currency sold to the bank and a foreign-exchange certificate issued. Pay from your own account to the seller’s account and keep every record: the contract price, the valuation and the bank transfers should tell the same story.
4. One property or several
You can reach the threshold through a single property or through several, as long as each purchase meets the conditions and each title deed carries the three-year annotation. Several smaller units can spread risk and rental demand, but they also multiply fees, management and service charges. A single unit is simpler to manage and to sell later.
5. Off-plan or ready
| Off-plan | Ready | |
|---|---|---|
| How it qualifies | Notarised sale promise registered with the annotation, or construction-servitude title | Condominium title with annotation |
| Payment | Full USD 400,000 paid before the application | Full payment at transfer |
| Main risk | Delivery delays, specification changes | Building age and quality |
| Use during the three years | Only after handover | Immediately |
Where a real estate investment trust (GYO) sells to a citizenship applicant, a valuation report published on KAP before the deed date is required, or a new report can be requested through Web Tapu. See new build vs resale.
6. Resale after three years
A property can be used for only one citizenship application. Future buyers seeking citizenship cannot use it again, so your resale market will mainly be local buyers and foreign buyers without citizenship plans. Favour properties that appeal to those groups: good locations, transport, sensible layouts and well-run buildings. Our guide to selling after Turkish citizenship explains the annotation and tax rules.
Questions for the seller or developer
- Has the property ever been used for a citizenship application?
- Is the title a condominium or construction-servitude title, and are permits in place?
- Will you accept payment through a Turkish bank with a foreign-exchange certificate?
- For off-plan units, can the sale promise be registered with the annotation now?
Red flags
- A price set at exactly USD 400,000 with no valuation yet.
- A seller who asks for payment to a third party or in cash.
- A property that has already been used for citizenship.
- Off-plan projects without a building permit or with unclear land ownership.
- Packages that promise a guaranteed rental return.
Next steps
Read the documents and timeline and the full cost breakdown before you shortlist. Our citizenship and residence service checks eligibility for a specific property, the family guide covers spouses and children, and the main citizenship by investment guide explains the programme.
Frequently asked questions
What property qualifies for Turkish citizenship?
A condominium or construction-servitude unit, or a plot with a building, carrying a licensed valuation of at least USD 400,000, paid through a Turkish bank and annotated for three years.
Can I buy several properties for citizenship?
Yes, provided each purchase meets the conditions and each title deed carries the three-year annotation.
Can I use off-plan property for citizenship?
Yes, through a notarised sale promise registered with the annotation or a construction-servitude title, once the full amount is paid.
Does the valuation or the price count?
The licensed valuation must reach USD 400,000. A higher contract price does not help if the valuation is lower.
Can land be used for Turkish citizenship?
Bare land or fields without a building have been excluded since December 2023. A plot with a building can qualify.
Can I buy a property already used for citizenship?
It cannot support a new citizenship application. A property can be used only once.
How long must I keep the property?
At least three years. The annotation is removed only on application after that period.
