Turkish citizenship by investment cost in 2026: full breakdown
What Turkish citizenship through real estate really costs: the USD 400,000 minimum and every item that comes on top of it, with verified figures where they are fixed and an honest note where fees vary.
The headline figure for Turkish citizenship through real estate is USD 400,000, but that is the minimum value of the property, not the total cost of the process. Buyers also pay a title deed fee, a licensed valuation, translations and notarisation, legal fees, official fees for permits and documents, and insurance. This guide lists each item, gives the figure where the law fixes it and says plainly where a fee varies. The rules of the programme are covered in our main guide to citizenship through real estate.
In brief
- Minimum investment: property worth at least USD 400,000 by licensed valuation, paid through a Turkish bank and held for three years.
- Title deed fee: 4% of the value declared at the land registry; by default the two parties split it, though contracts often say otherwise.
- Valuation, translation, notary, legal and residence-permit costs vary by provider, nationality and family size; no fixed figure applies.
- Family members included in the application need no additional investment, but each needs documents and official fees.
The investment itself
The property, or several properties together, needs a value of at least USD 400,000 in a report from a valuation firm licensed by the Capital Markets Board. The price must be paid through a Turkish bank, the foreign currency sold to the bank and documented with a foreign-exchange certificate, and the title deed annotated with a commitment not to sell for three years. The property must be a condominium unit or a plot with a building on it; land without a structure does not qualify. See how to choose property for Turkish citizenship.
Costs on top of the investment
| Item | Amount | Notes |
|---|---|---|
| Title deed fee (tapu harcı) | 4% of declared value | Split between buyer and seller by law; contracts often assign it to the buyer |
| Land registry service fee (döner sermaye) | Fixed amount, updated yearly | Charged per transaction by the land registry |
| Valuation report | Varies | Set by the licensed firm; reports are valid 12 months from 29 September 2026 |
| Sworn translation and notary | Varies | Passport, birth and marriage certificates, power of attorney |
| Legal fees | Varies | Agree scope and fee in writing |
| DASK earthquake insurance | Annual premium | Required for the transfer of a residential unit |
| Residence permit and card fees | Varies by nationality | Paid for each family member |
| Health insurance | Varies | Needed for the residence permit stage |
| Passport and ID card fees | Set by the state each year | Paid after citizenship is granted |
| VAT on new builds | Possible | Non-resident foreign buyers may be exempt on the first sale under conditions |
Items that vary and why
Valuation and legal work
Valuation firms set their own fees, which depend on the property type and location. Legal fees depend on whether your lawyer handles only the purchase or the whole citizenship file, including family documents and the application. Ask for a written scope before you start.
Documents and translations
Each applicant needs a passport, birth certificate and, where relevant, a marriage certificate, apostilled or legalised and translated into Turkish by a sworn translator. Citizens of countries outside the Apostille Convention, including Iran, need consular legalisation, which adds time and cost. The number of documents grows with the family.
Official fees
Fees for residence permits, permit cards, passports and identity cards are set by the authorities and updated periodically, and residence permit fees differ by nationality. Check the current tariff on the official portals of the Presidency of Migration Management and the General Directorate of Civil Registration before budgeting.
A worked framework
| Step | What to include |
|---|---|
| Property price | At least USD 400,000 by valuation; the price agreed with the seller may be higher |
| Purchase costs | Title deed fee share, land registry service fee, valuation, DASK |
| File costs | Translations, legalisation, notary, legal fees |
| Family costs | Documents and official fees for each family member |
| Ongoing costs | Service charges, property tax and insurance for at least three years |
Holding costs matter because the property must be kept for three years. Budget for service charges, property tax and insurance over that period, and treat any rental income as uncertain until a tenant is in place.
Common budgeting mistakes
- Agreeing a price at exactly USD 400,000 before the valuation is known: if the valuation comes in lower, the property may not qualify.
- Forgetting that currency movements between contract and payment can change the dollar equivalent.
- Assuming family members cost nothing: each needs documents, translations and official fees.
- Paying from a third party’s account, which can cause problems with the payment proof.
Next steps
For the documents and stages, read citizenship by investment documents and timeline; for spouses and children, see citizenship for family members. Browse citizenship-eligible properties or ask our citizenship and residence service for a written cost estimate for your family.
Frequently asked questions
How much does Turkish citizenship by investment cost?
A licensed valuation of USD 400,000 or more is the starting point. On top come the 4% title deed fee, valuation, translations, notary, legal fees, official fees and insurance.
Who pays the 4% title deed fee?
By law it is shared between buyer and seller, but many contracts assign it to the buyer. Agree this in writing.
Do family members need to invest more?
No. Your spouse and children under 18 join the same application with no extra investment, but each needs documents and pays official fees.
Is VAT payable on property bought for citizenship?
VAT can apply to new-build units. Non-resident foreign buyers may be exempt on the first sale under conditions.
How much is the valuation report?
The licensed firm sets the fee, which varies by property. Since 29 September 2026 reports remain valid for 12 months.
Can I pay part of the price later?
For citizenship, the full USD 400,000 has to reach the seller through a Turkish bank, with records, before you apply. Instalments still outstanding are ignored.
Are there ongoing costs after buying?
Yes. Service charges, property tax and insurance continue, and the property must be held for at least three years.
