Contents (7 sections)
Turkish citizenship by investment is the exceptional route under Article 12 of the Turkish Citizenship Law (No. 5901) through which foreigners who buy real estate worth at least 400,000 USD, or who make one of the other investments listed in the law, acquire citizenship by Presidential decision. At Fast Danışmanlık, we stand by investors throughout the citizenship-by-real-estate process, from checking the property's eligibility to the valuation report, the title deed annotation, the certificate of conformity and the citizenship application.
What is Turkish citizenship by investment?
Turkish citizenship by investment is an exceptional route that lets foreigners make an investment of a set amount in Turkey (officially Türkiye), document it with a certificate of conformity (uygunluk belgesi) issued by the relevant authority, and apply for citizenship without waiting out the general route's requirement of 5 years on an uninterrupted work permit. The most popular option is to buy real estate worth at least 400,000 USD and have a 3-year no-sale annotation entered on the title deed (TAPU).
Turkish citizenship by investment options (2026)
The legislation recognizes six different investment options. Which one suits you depends on your budget, how long you can keep the investment tied up and your plans for living in Turkey.
| Investment type | Minimum amount / requirement | Holding requirement | Point to note |
|---|---|---|---|
| Real estate purchase | At least 400,000 USD | 3-year no-sale annotation on the title deed | Must be a property under condominium ownership or land with a building on it |
| Fixed capital investment | At least 500,000 USD | - | The investment must be verified by the competent authority |
| Bank deposit | At least 500,000 USD | Held for 3 years | Must be held at a bank operating in Turkey |
| Government debt instruments | At least 500,000 USD | Held for 3 years | A commitment is made to hold the instruments for 3 years |
| Real estate or venture capital investment fund shares | At least 500,000 USD | Held for 3 years | The fund shares must be held for 3 years |
| Job creation | Employment of at least 50 people | - | The employment must be verified by the competent ministry |
Whichever option you choose, the investment must be verified by the relevant authority and a certificate of conformity must be issued; for real estate investments, this certificate is issued by the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü). Without a certificate of conformity, you cannot apply for citizenship through the exceptional route.
Amounts are valid for 2026 and are updated when the legislation changes.
Real estate or bank deposit?
Real estate lets you apply with a lower threshold (400,000 USD) and offers the advantage of using the property yourself or earning rental income; on the other hand, it comes with purchase costs, valuation and title deed procedures and a 3-year sale restriction. Bank deposits and government debt instruments require a higher amount (500,000 USD) but spare you the work of choosing a property and handling title deed procedures. The fixed capital investment and job creation options make sense for investors who plan to set up a company in Turkey or grow an existing business.
Citizenship through real estate step by step
Citizenship by buying a 400,000-dollar home is the route investors choose most often, because the investment can be used as a home or business premises, or rented out. The process generally consists of the following steps:
- Pre-assessment and planning
We clarify your family structure, your budget, your preferred region and whether you are buying the property to live in or for rental income, and we assess in advance whether anything might stand in your way in terms of the citizenship requirements.
- Property selection and title deed review
The title deed record is checked for encumbrances such as mortgages, attachments and annotations, together with the zoning and occupancy permit (iskân) status and whether the property has previously been used in a citizenship application.
- Valuation (appraisal) report
A report prepared by a licensed valuation company determines the property's market value. If the value in the report falls below the 400,000 USD threshold, a certificate of conformity cannot be obtained.
- Payment and foreign currency sale certificate
The price is paid through the banking system; the foreign currency is converted into Turkish lira at a bank in Turkey and a foreign currency sale certificate is obtained from the bank. The receipts must clearly show that the payment was transferred from the buyer to the seller.
- Title deed transfer and 3-year no-sale annotation
The sale takes place at the land registry office; additional checks apply to foreigners, such as military restricted zone and security zone inquiries. An annotation stating that the property will not be sold for 3 years is entered in the title deed record.
- Certificate of conformity
Once the conditions are met, the General Directorate of Land Registry and Cadastre issues the certificate of conformity.
- Residence permit and citizenship application
Residence permits are obtained for the investor and family members, and the citizenship application is then made to the Provincial Directorate of Civil Registration and Citizenship. After archive and security checks, citizenship is granted by Presidential decision.
The assessment time for a citizenship application varies by person and by file, so we do not promise an exact timeframe. For a comparison of the general route, the marriage route and the investment route, see our Turkish citizenship guide; for a preliminary check, try our citizenship eligibility test.
Documents required for Turkish citizenship by investment
The document list may vary depending on the applicant's nationality and family structure. The following documents are generally prepared:
- Passport and its notarized Turkish translation, biometric photos
- Apostilled birth certificates with a sworn translation for the applicant and the children
- An apostilled marriage certificate with a sworn translation if the spouse is to be included in the application
- Title deed, valuation report and the title deed record showing the 3-year no-sale annotation
- Bank payment receipts and the foreign currency sale certificate
- The certificate of conformity from the General Directorate of Land Registry and Cadastre
- Valid residence permits for the applicant and family members
What to watch for when buying a 400,000-dollar home for citizenship
Undeveloped land and farmland are not accepted
A property bought for citizenship must be an independent unit under condominium ownership (an apartment or commercial unit) or a plot with a building on it. Land without a building, fields, or properties classified as orchards or vineyards do not qualify. Off-plan homes are subject to special conditions; before such purchases, the current practice must always be checked.
Market value and the valuation report
Properties whose sale price is shown far above their market value can cause problems in the conformity assessment and can also leave the investor with a loss when selling after 3 years. The valuation report and comparable sales in the area are the most reliable indicators of the right price.
Multiple properties and joint purchases
The 400,000 USD threshold can be met with a single property or with the combined value of several properties; in the latter case, each property must meet the conditions on its own. In shared or joint purchases, the value attributable to each investor's share is assessed separately, so it is important to clarify these structures before buying.
Family members
The applicant's spouse and children under 18 can generally be included in an investment-based application. Marriage and birth certificates proving the family relationship must be apostilled and accompanied by a sworn translation.
Traceable payment
Cash payments or transfers made through third parties can cause problems in the conformity process. Every step, from the money arriving in Turkey from abroad to its payment to the seller, must be traceable through bank records.
Add the purchase costs to your budget
In addition to the property price, items such as the title deed fee, the revolving fund fee, the valuation report fee, sworn translation and notary costs, and the annual property tax must be taken into account. The rates of these items are set by legislation and may change, so we work out the total cost together before the purchase.
Such promises are not a legal assurance. Citizenship is granted following the administration's assessment and by Presidential decision; public order and security checks are carried out separately for every application.
Real estate investment areas in the Marmara Region
For citizenship through real estate, the province where the property is located is not a requirement; you can buy anywhere in Turkey. Even so, many investors prefer the Marmara Region for its transport links, rental demand and quality of life. A general overview of the areas:
| Area | Key features | Who is it suitable for? |
|---|---|---|
| Istanbul | The widest choice of housing, strong rental demand and international connections; prices vary greatly from district to district | Investors seeking city life and rental income |
| Bursa | An industrial and university city with natural beauty and generally more affordable prices than Istanbul | Those planning to settle with their family |
| Kocaeli | Strong industry around Gebze and İzmit, proximity to Istanbul, and rental demand from the working population | Investors with business ties who are looking for rental income |
| Yalova | Close to Istanbul by sea, a calm lifestyle, thermal and nature tourism | Those looking for a quiet life or a second home |
When choosing an area, look not only at today's price but also at transport projects, how easily the property can be rented, the age of the building and its occupancy permit status. Also bear in mind that some provinces and neighborhoods may be closed to short-term residence permit applications, which can affect your family members' residence plans.
The information in this section is for general information only and is not personal investment advice; you should make your investment decision based on your own circumstances.
Short-term residence permit through home ownership
Home purchases below the citizenship threshold also open the door for foreigners who want to live in Turkey. Foreigners who own a home in Turkey can apply for a short-term residence permit under the Law on Foreigners and International Protection (No. 6458). This permit requires the home to be worth more than the minimum value set by the legislation, along with conditions such as address registration and health insurance; because the minimum value changes over time, we check the current threshold together with you before the purchase.
| Comparison | Citizenship through real estate | Short-term residence permit through a home |
|---|---|---|
| Minimum value | 400,000 USD | The current threshold set by legislation |
| Result | Turkish citizenship (Presidential decision) | A renewable residence permit of up to 2 years at a time |
| Sale restriction | 3-year no-sale annotation on the title deed | No annotation; but if the home is sold, the permit loses its basis |
| Right to work | Full right to work as a citizen | A residence permit does not grant the right to work; a work permit is required |
Time on a residence permit obtained as a homeowner does not count toward the 5 years of the general route; citizenship through the general route requires 5 years on an uninterrupted work permit, counted back from the application date. We describe the road from residence permit to citizenship in our guide from residence permit to Turkish citizenship. You can find out the residence permit fee for your nationality with our residence permit fee calculator, and if your application is refused, our article on reasons for rejection and appeal options can help.
Why Fast Danışmanlık?
- Checking the property's eligibility for citizenship before you buy
- Follow-up on the valuation report, the payment and the foreign currency sale certificate
- Coordination of the title deed, annotation and certificate of conformity stages
- Preparation of residence permit and citizenship files for the investor and family members
- Immigration legal support through our partner attorneys on contracts and disputes
With 16 years of experience in foreigners' residence and citizenship processes since 2010, we help you see the citizenship-related risks before you make your investment decision. No consultant can promise a citizenship decision; with a complete and consistent file, we maximize the chance of a positive outcome. For a pre-assessment, contact us by phone or WhatsApp at +90 542 392 90 92.
Citizenship by Investment: frequently asked questions
You buy a property under condominium ownership, or a plot with a building on it, whose value in the valuation report is at least 400,000 USD, paying through the banking system, and a 3-year no-sale annotation is entered on the title deed. Once the certificate of conformity has been obtained from the General Directorate of Land Registry and Cadastre, the residence permit and citizenship applications are made.
The title deed and certificate of conformity stage moves relatively quickly if the documents are ready; the assessment time for the citizenship application, however, varies by person and by file. That is why it would not be right to promise an exact timeframe.
Yes, the threshold can also be met by the combined value of several properties. In that case, each property must meet the citizenship requirements on its own, and a 3-year no-sale annotation must be entered on each one.
Citizenship applications cannot be made with land that has no building on it, fields, or properties classified as orchards or vineyards. Only independent units under condominium ownership and plots with a building on them are accepted.
Generally, the applicant's spouse and children under 18 can be included in the same application. The documents proving the family relationship must be apostilled and accompanied by a sworn translation.
Because of the no-sale annotation on the title deed, the property cannot be sold within 3 years in breach of the citizenship commitment. Once the commitment period is over, you can sell the property freely or keep it.
On the exceptional route, the general route's requirement of 5 years on an uninterrupted work permit does not apply; however, a residence permit must be obtained at the application stage. You can compare all the conditions on our citizenship requirements page.
Yes, foreigners who own a home in Turkey can obtain a short-term residence permit if the home meets the minimum value requirement in the legislation. For the application steps, see our how to get a residence permit in Turkey page.
