How to obtain Turkish citizenship through real estate investment
Foreign nationals who purchase real estate worth at least $400,000 (or the equivalent in foreign currency) and register a three-year non-sale restriction on the title deed may apply for Turkish citizenship. A spouse and children under the age of 18 are automatically included in the application.
Citizenship by investment is one of the exceptional citizenship routes Turkey has offered since 2017. The threshold amount has been revised several times over the years; as of 2026, the applicable figure is $400,000 or the equivalent in foreign currency. The crux of the process lies in how this amount is paid and which restriction is recorded on the title deed — if either is not completed in full, the application is rejected.
Minimum amount and core requirements
| Requirement | Detail |
|---|---|
| Minimum amount | $400,000 USD or the equivalent in foreign currency |
| Method of payment | Paid in full; purchases made with a bank loan are not accepted |
| Title deed restriction | A restriction preventing sale for a period of 3 years |
| Number of properties | Multiple properties may together exceed the threshold, provided all are included in the same application |
| Family coverage | A spouse and children under 18 are automatically included in the application |
The application process, step by step
- Selecting the eligible property or properties: a single property, or multiple properties whose combined value exceeds $400,000, may be chosen; all must be included in the same application file.
- CMB-licensed appraisal report: an official report is obtained showing that the property's fair market value meets the minimum amount.
- Currency exchange and bank receipt: the payment is converted into Turkish lira through a Turkish bank, and a foreign exchange purchase document is issued.
- Recording the three-year restriction on the title deed: during the title transfer, a restriction preventing sale of the property for three years is recorded directly on the land registry.
- Certificate of Eligibility for Citizenship: an application is made to the Ministry of Environment, Urbanization and Climate Change to obtain a certificate confirming the property meets the requirements.
- Application to the Directorate of Migration Management and review: the application, submitted to the Presidency of Migration Management under the Ministry of Interior, is typically concluded within four to six months when the file is complete.
Purchases made with a loan or in installments are not valid for a citizenship-by-investment application; the full amount must be paid from the applicant's own funds, through a bank, and documented with a foreign exchange purchase document.
Why purchases that fall below $400,000 risk rejection
The fair market value stated in the appraisal report can drop below the threshold by the time of application due to currency fluctuations. To reduce this risk, many investors choose a property somewhat above the target amount, or add a second, smaller property to the same application to secure the total.
Frequently asked questions
Can I buy several smaller properties and combine their value to reach the threshold?
Yes, this is accepted as long as the combined value of multiple properties exceeds $400,000; the only requirement is that all of them are included in the same application file and each one carries the three-year restriction.
What happens if I sell the property before the three years are up?
The restriction on the title deed already prevents the sale by law during this period; the transfer cannot go through before the term expires. Should the restriction period not be completed, cancellation of the citizenship may become an issue.
Can payment for citizenship be made in cryptocurrency or by carrying cash?
No. Payment must be made through a bank, converted into Turkish lira, and documented with a foreign exchange purchase document.
Is the investment lost if the application is rejected?
No, ownership of the property remains with the buyer independently of the application; only the citizenship application is rejected, and ownership of the property is not affected.
You can browse our portfolio for a property that fits your budget and comfortably meets the threshold, or get in touch with us to plan the application process together.
