Turkish citizenship by investment through real estate: requirements and process
The requirements and step-by-step process for Turkish citizenship through a real estate purchase: the USD 400,000 threshold, valuation report, three-year annotation, payment rules, family members and timelines.
Turkish citizenship by investment is open to foreign investors who buy real estate above a set value and keep it for at least three years. The route is popular because the investment is a property you own, can use and can eventually sell. It is also detailed: most problems arise from small points in the valuation, payment or title deed, not from the headline rules. This guide explains the requirements and the process as they apply in 2026, in practical terms.
Turkish citizenship by investment: the core requirements
- Minimum value of USD 400,000, confirmed by an official valuation report from a licensed appraiser. The valuation, not only the contract price, must reach the threshold.
- Three-year no-sale commitment, recorded as an annotation on the title deed.
- Payment through a Turkish bank, with the foreign currency converted and documented by a currency purchase certificate (DAB).
- Full payment before the application, documented by bank records that match the title deed.
Several properties can be combined to reach the threshold, provided each meets the conditions. Residential and commercial property can both qualify. A property that has already been used for another citizenship application cannot be used again, so its history must be checked.
Who can be included
The main applicant’s spouse and children under 18 can be included in the same application. Adult children apply separately through their own route. Documents such as marriage and birth certificates must be apostilled or legalised and translated into Turkish.
Step by step
1. Choose a qualifying property
Start with properties where a qualifying purchase is realistic. Our citizenship-eligible properties show projects where a unit or a combination of units can reach USD 400,000. Before you reserve, compare the price with recent sales and expected valuation: if the valuation report comes in below the threshold, the purchase does not qualify, whatever the contract says.
2. Valuation report
A licensed appraiser inspects the property and issues the valuation report. For citizenship purchases this happens before the title deed transfer, so any shortfall is known early.
3. Payment and currency certificate
The purchase price is transferred through a Turkish bank. The bank converts the foreign currency and issues the DAB certificate. Payments must be traceable from your account to the seller and must match the declared price.
4. Title deed with annotation
At the land registry, the title deed is transferred to your name and the three-year no-sale annotation is added. Always declare the true price at this stage.
5. Certificate of eligibility
The land registry issues a certificate confirming that the purchase meets the citizenship conditions. This document opens the next stage.
6. Residence permit and citizenship application
A residence permit is issued on the basis of the investment, and the citizenship application is then filed with the relevant authorities, together with identity, family and investment documents. Security and background checks follow before a decision is made.
How long it takes
Choosing the property and completing the purchase can take a few weeks for a completed home. The citizenship stage that follows usually takes several months, and published estimates commonly mention around a year overall, depending on the file and the authorities’ workload. No adviser can guarantee a timeline or an approval: the decision rests with the Turkish authorities.
Costs
On top of the purchase price, budget for the title deed fee, the valuation report, translations and apostilles, notary fees, application fees and legal support if you use a lawyer. VAT applies to many first sales by developers unless an exemption is available. Our advisory service is free for buyers; official fees, taxes and third-party costs are paid separately. See our guide to costs and taxes when buying property in Turkey.
Common pitfalls
- Paying a price above market value, then receiving a valuation below USD 400,000
- Payments that cannot be traced through the bank, or that do not match the declared price
- Buying a unit with an earlier citizenship history
- Off-plan purchases where a title deed cannot yet be issued in your name
- Selling or mortgaging before the three-year period ends
After citizenship
You must keep the property for at least three years from the annotation. After that, you can sell, let or keep it like any other owner. Turkey permits dual citizenship, but your home country may not, so check your own position. For a detailed walkthrough of the citizenship application from a buyer’s perspective, see Bigist Invest’s step-by-step citizenship guide.
How we help
We shortlist qualifying properties, check valuation risk and title history, coordinate the bank and land registry steps, and work with licensed lawyers on the application. Our citizenship and residence support covers the full process, and our general guide to buying property in Turkey as a foreigner explains the purchase steps in more detail.
Frequently asked questions
Can I get Turkish citizenship by buying a house?
Yes. Buying one or more properties with a combined value of at least USD 400,000, confirmed by a licensed valuation, paid through a Turkish bank with the foreign exchange certificate and kept for three years under a title deed annotation, makes you eligible to apply. The decision rests with the Turkish authorities. See our property for sale in Turkey for citizenship.
What are the core requirements for citizenship through real estate?
USD 400,000, confirmed by an official valuation report, with a three-year no-sale annotation on the title deed and payment through a Turkish bank.
Can my family get citizenship with me?
Your spouse and children under 18 can be included in the same application. Adult children need their own route.
How long does Turkish citizenship by investment take?
The purchase can be completed in weeks; the citizenship stage usually takes several months, often around a year overall. Timelines depend on the file and the authorities.
Can I sell the property after receiving citizenship?
Yes, once the three-year period recorded on the title deed has ended.
Is approval guaranteed?
No. The decision rests with the Turkish authorities, and each application is subject to checks.
What is the foreign exchange conversion certificate (DAB)?
For citizenship purchases, the price paid in foreign currency must be sold to a Turkish bank, which issues a foreign exchange purchase certificate (Döviz Alım Belgesi). The certificate proves that the investment came from abroad and is one of the documents checked before the application. We coordinate it with the bank on the transfer day.
What documents does Turkish citizenship by investment through real estate require?
Typically your passport, birth certificate and, where relevant, marriage certificate and children’s birth certificates, with apostille and sworn translation, photographs, the title deed and the certificate of conformity issued after the land registry checks. Applications are decided by the General Directorate of Population and Citizenship Affairs.
Do I need a residence permit before applying for citizenship?
In current practice, investors first obtain a short-term residence permit on the basis of the qualifying investment, and the citizenship application follows. This step is part of the standard process, not an extra requirement to live in Turkey. We plan both applications together.
