Introduction

Turkey offers a statutory route through which qualifying foreign investors may apply for Turkish citizenship after making certain types of investments. Among the available investment categories, the acquisition of real estate is one of the most widely used routes.

Under the current legal framework, a foreign investor may qualify for the exceptional acquisition of Turkish citizenship by purchasing eligible real estate with a value of at least USD 400,000 or its equivalent in foreign currency, provided that the required three-year restriction is registered at the Land Registry and the other statutory and administrative conditions are satisfied.

The process, however, is considerably more complicated than simply purchasing a property worth USD 400,000.

A successful Turkish citizenship by investment transaction requires coordination between Turkish real estate law, land registry regulations, foreign-exchange rules, property valuation procedures, immigration legislation and citizenship law.

The value declared in the title deed is only one element of the process. The official purchase price, bank transfers, Foreign Exchange Purchase Certificate, valuation documentation and the amount recognized for citizenship purposes must all satisfy the applicable requirements.

The legal history and ownership structure of the property can also determine whether an otherwise valuable property is eligible for a citizenship application.

As a result, a property may have a market value exceeding USD 400,000 and still be unsuitable for the Turkish citizenship program.

For foreign investors, the correct approach is therefore to investigate citizenship eligibility before purchasing the property, rather than attempting to correct legal deficiencies after the title deed transfer has already taken place.

This guide explains the legal framework for Turkish citizenship through property investment, the USD 400,000 requirement, eligible properties, valuation procedures, payment rules, the three-year restriction, residence and citizenship applications, family applications and the major legal risks that international investors should consider.

What Is Turkish Citizenship by Investment?

Turkish citizenship by investment is not a separate citizenship category created exclusively for property investors. Legally, it falls within the framework of the exceptional acquisition of Turkish citizenship.

The principal legislation is Turkish Citizenship Law No. 5901.

Article 12 of the Law allows specified categories of foreigners to acquire Turkish citizenship by decision of the President, provided that they do not have circumstances constituting an obstacle in terms of national security or public order.

The detailed investment conditions are regulated by the Regulation on the Implementation of the Turkish Citizenship Law, particularly Article 20.

This legal distinction is important.

Meeting the financial investment threshold allows the foreign investor to enter the exceptional citizenship procedure, but it does not create an absolute contractual right to Turkish nationality.

Citizenship remains a sovereign decision of the Turkish state. The competent authorities examine the application, including national security and public order considerations, before the final citizenship decision is made. The Directorate General of Population and Citizenship Affairs expressly states that applications are evaluated and qualifying applications are ultimately submitted for presidential decision.

How Much Property Must Be Purchased for Turkish Citizenship in 2026?

As of 2026, the principal real estate threshold is:

At least USD 400,000 or the equivalent in foreign currency.

The investor must acquire eligible property and place the required three-year restriction on the title deed.

However, investors should be careful with the phrase “USD 400,000 property.”

The legal test is not satisfied merely because:

• the seller advertises the property for USD 400,000;
• a real estate agent says the property is worth USD 400,000;
• the investor sends USD 400,000 abroad;
• the investor pays USD 400,000 including taxes and commissions; or
• the purchase agreement informally states a USD 400,000 price.

Under the current Land Registry framework, the qualifying investment amount must be supported by the official transaction documents and the citizenship-specific valuation mechanism.

TKGM’s 2024/4 framework provides that the relevant official sale or preliminary-sale price and the total qualifying payment transfers must independently satisfy the applicable minimum investment amount, with the qualifying value confirmed through the citizenship investment valuation documentation.

This makes proper transaction structuring critical.

The USD 400,000 Threshold Does Not Include Every Expense

Foreign investors frequently assume that all money spent on the acquisition can be counted toward the citizenship threshold.

That assumption can be incorrect.

The amount used for the qualifying real estate investment should be distinguished from additional expenses such as:

• value-added tax where applicable,
• real estate agency commission,
• legal fees,
• title deed fees,
• valuation costs,
• taxes,
• administrative expenses, and
• other transaction charges.

The current TKGM citizenship guide specifically provides that amounts such as VAT, commission, expenses, taxes and fees should not be incorporated into the foreign-exchange amount representing the qualifying property purchase price.

Accordingly, a transaction in which the investor pays USD 410,000 in total may still fail the citizenship test if the qualifying property price itself is only USD 385,000 and the remainder consists of taxes, commission and expenses.

A prudent investor should therefore maintain a financial margin above the statutory minimum rather than structuring the transaction exactly at the threshold.

What Types of Property Qualify for Turkish Citizenship?

Not every category of land or real estate qualifies.

Following the regulatory amendments now reflected in the current citizenship procedures, the property acquired through a completed sale must generally be:

a property with condominium ownership (kat mülkiyeti),

a property with construction servitude (kat irtifakı), or

land classified as a plot on which a structure exists.

The current TKGM guidance reflects the amendment requiring these categories for citizenship-based real estate acquisitions.

This means that investors should exercise particular caution when considering undeveloped land, agricultural land or parcels sold purely as future development opportunities.

A piece of land can be an excellent real estate investment and still be unsuitable for citizenship purposes.

The property must satisfy both the ordinary rules governing acquisition of real estate by foreigners and the additional citizenship-specific rules.

Can Agricultural Land or Vacant Land Be Used for Citizenship?

Not every vacant parcel can be used.

The current TKGM guide specifically indicates that certain undeveloped properties subject to project-development obligations under Article 35 of the Land Registry Law, as well as agricultural land, cannot be acquired for the purpose of obtaining citizenship through the real estate investment route.

This distinction is especially important because foreign investors are sometimes marketed large parcels of land on the basis that the nominal purchase price exceeds USD 400,000.

Citizenship eligibility should therefore be confirmed independently before any deposit is paid.

Can Off-Plan Property Be Used for Turkish Citizenship?

Potentially, yes, but a different legal structure applies.

The Turkish citizenship framework permits qualifying applications based on a notarized preliminary real estate sale contract or promise to sell, provided that the property satisfies the applicable requirements and the relevant commitment is registered with the Land Registry.

For this route, the property must generally have established condominium ownership or construction servitude.

Importantly, the qualifying amount must be paid in advance within the applicable legal framework.

The TKGM guide provides that, in applications based on a promise to sell, the minimum qualifying amount must have been paid no later than the date of the preliminary sale contract. Payments made later cannot simply be used retrospectively to satisfy the upfront payment requirement for that structure.

Off-plan purchases therefore require particularly careful coordination between:

the developer agreement,

notarial documentation,

payment schedule,

Land Registry annotation,

valuation documentation, and

citizenship requirements.

A standard developer instalment plan is not automatically compatible with the citizenship procedure.

Can More Than One Property Be Purchased?

Yes.

There is no general requirement that the USD 400,000 threshold must be satisfied through one property when the investment is completed through direct purchases.

A foreign investor may purchase multiple eligible properties, and their qualifying values may be combined if the applicable requirements are satisfied. TKGM expressly confirms that there is no fixed limit on the number of properties used in a qualifying direct-purchase structure.

For example, an investor may potentially use:

Property A: qualifying value of USD 180,000

Property B: qualifying value of USD 145,000

Property C: qualifying value of USD 95,000

for a combined value exceeding USD 400,000, provided that all of the properties and payments independently comply with the applicable citizenship rules.

However, the structure is different for promises to sell.

Where the application is based upon a preliminary sale agreement, the required amount must be satisfied through one qualifying contract. Multiple properties can be included within that single contract, but separate preliminary-sale contracts cannot simply be aggregated for the same citizenship application.

Furthermore, TKGM states that where completed property acquisitions do not reach the citizenship threshold, the investor cannot simply cover the remaining amount by adding a separate promise-to-sell transaction.

This is a technical but important structuring rule.

Can a Shared Property Interest Be Used?

Under the current practice, acquiring only a fractional share in a property is not generally accepted for new citizenship-by-property applications.

TKGM states that acquisitions creating shared ownership after the relevant 2023 guidance cannot be used for this citizenship route.

By contrast, where a property is owned by several sellers and a single foreign investor purchases the entire property, the property may potentially qualify because the investor is acquiring full ownership rather than merely a fractional share.

Foreign investors should therefore be cautious where advertisements use phrases such as “citizenship eligible share title deed.”

The legal ownership structure must be examined.

Property Valuation and the Tutar Tespit Belgesi

One of the most important recent developments in Turkish citizenship-by-property practice concerns the valuation mechanism.

Citizenship-related real estate transactions are now verified through the Taşınmaz Edinim Sureti ile Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi, generally referred to as the TTB.

The TTB confirms the amount of the real estate investment that can be recognized for citizenship purposes.

Under the TKGM 2024/4 framework, the TTB is generated based upon the property valuation system and transmitted electronically through the relevant official systems rather than being treated simply as a physical appraisal document provided by the investor.

For citizenship-related transactions, the valuation request is processed through the Web Tapu/TADEBİS framework and the associated appraisal system.

A TTB issued under the post-December 2024 system is generally valid for six months for the relevant citizenship transaction.

This development makes it even more important to determine citizenship eligibility before agreeing on a final purchase price.

If a property is commercially marketed as worth USD 450,000 but the qualifying citizenship value determined through the official system does not satisfy the statutory threshold, the buyer may have a serious problem.

What Happens If the Valuation Is Below USD 400,000?

This can be one of the most expensive mistakes in a citizenship transaction.

Current TKGM guidance provides that, under the post-9 December 2024 TTB system, the figure established through the TTB is directly relied upon for the citizenship investment assessment.

Where the document confirms that the minimum investment threshold is satisfied, it can be used for the transaction. Where a specific qualifying USD amount is stated, that figure becomes central to determining whether the required threshold has been met.

The practical consequence is clear:

A foreign investor should not pay the full purchase price merely because the seller promises that the property is “citizenship guaranteed.”

The legal and valuation structure should be checked first.

The Foreign Exchange Purchase Certificate — Döviz Alım Belgesi

A foreign investor purchasing property in Turkey must also comply with the applicable foreign-exchange procedure.

The relevant document is commonly called the Döviz Alım Belgesi, or Foreign Exchange Purchase Certificate (DAB).

Under the applicable procedure, the qualifying foreign currency amount is sold through a Turkish bank for sale to the Central Bank of the Republic of Türkiye, and the bank issues the DAB documentation used in the Land Registry process.

The DAB should contain the required identifying and transaction information, including the relevant foreigner’s identification details, property information, USD equivalent and the purpose of the transaction.

The bank then transmits the certificate through the prescribed system to the relevant Land Registry Directorate.

This step should be coordinated before the final title deed transaction.

Errors involving the name, passport number, property number, currency amount or transaction purpose can create delays and potentially jeopardize the citizenship structure.

Bank Transfers Are Essential

Citizenship property transactions should be conducted through traceable banking channels.

The TKGM citizenship guide requires evidence showing that the qualifying amount has been paid to the seller or another person legitimately connected to the transaction.

The relevant bank receipt should normally correspond with the transaction and property information. The Land Registry may assess whether there is a reasonable connection between the payer, recipient and underlying real estate transaction.

This requirement is one reason that large cash payments are particularly problematic in citizenship transactions.

An investor who pays hundreds of thousands of dollars in cash may later struggle to prove compliance with citizenship-specific payment requirements.

The banking structure should therefore be designed before funds are transferred.

Can Payments Be Made in Instalments?

For completed sales, instalment payments can potentially be considered if they comply with the applicable banking and documentary rules.

TKGM also confirms that separate Foreign Exchange Purchase Certificates may be issued for separate payments.

However, promises to sell are more restrictive because the statutory minimum qualifying amount must be paid by the required date under the preliminary-sale structure.

Investors purchasing from developers should therefore not assume that a long-term instalment contract qualifies simply because the total nominal contract price exceeds USD 400,000.

The Three-Year No-Sale Requirement

The three-year restriction is one of the central conditions of Turkish citizenship through real estate investment.

The investor must undertake not to sell the qualifying property for three years, and the required restriction is registered in the Land Registry.

For qualifying direct purchases, this generally takes the form of a commitment not to sell the property for three years.

For eligible promises to sell, a commitment concerning transfer and cancellation of the preliminary-sale right is registered for the required period.

The restriction does not normally mean that the investor can never use, rent or economically benefit from the property.

It primarily prevents the investor from disposing of the qualifying investment in a manner inconsistent with the three-year citizenship commitment.

The precise effect of mortgages, other rights, restructuring or subsequent transactions should nevertheless be checked in advance.

What Happens If the Property Is Sold Before Three Years?

Selling or seeking removal of the citizenship-related restriction before the three-year period expires can have extremely serious consequences.

TKGM states that if removal of the commitment is requested before completion of the three-year period, the transaction may be processed, but the relevant population/citizenship and migration authorities are informed for purposes including possible cancellation of Turkish citizenship.

This is why the three-year commitment should be treated as a substantive legal obligation rather than an administrative formality.

Investors should not rely on informal promises such as:

“You can sell it after citizenship is approved.”

That advice is incorrect where it conflicts with the registered three-year commitment.

Not Every Seller or Property History Is Eligible

One of the least understood parts of the citizenship program concerns the history of the property and identity of the seller.

A foreign investor cannot simply purchase any property from any person.

The current TKGM citizenship guide contains anti-circumvention rules intended to prevent artificial transfers and circular transactions.

For example, qualifying property generally should not be registered in the name of foreign persons or certain Turkish first-degree relatives of the investor. Special restrictions also apply where second-hand properties have previously been transferred through foreign persons, citizenship investors or relatives in circumstances identified by the official guidance.

The guide also contains restrictions concerning properties registered in the name of persons who acquired Turkish citizenship through the exceptional investment route and properties connected with companies in which the applicant or certain relatives are shareholders or managers.

This means that checking only the current owner may not be enough.

For citizenship purposes, the previous ownership chain may need to be examined.

The Three-Year Historical Transfer Rule

The current TKGM guide contains an especially important rule for certain second-hand properties.

A qualifying second-hand property generally should not have been transferred within the previous three years to a Turkish citizen or Turkish company by a foreign natural person or by certain persons who previously acquired Turkish citizenship through the exceptional investment framework, subject to the specific exceptions stated in the guidance.

This provision can create unexpected problems.

Consider the following scenario:

A foreign national purchases an apartment in Istanbul.

Two years later, the foreign owner sells it to a Turkish citizen.

The Turkish citizen then offers the apartment to another foreign investor as “citizenship eligible.”

The current title deed may show a Turkish seller, but the property’s recent ownership history can still create a citizenship eligibility problem.

Legal due diligence should therefore include citizenship-specific title history analysis.

Can Property Be Purchased From a Foreign-Owned Company?

Potentially, but additional restrictions apply.

TKGM provides that property used for citizenship should not be registered in the name of a company in which the citizenship applicant or the applicant’s specified first-degree relatives are shareholders or managers.

Additional rules apply to companies falling within the foreign or international capital framework under Article 36 of the Land Registry Law.

Corporate ownership structures should therefore be examined before purchasing property from a developer or company connected with the investor.

Citizenship Property Due Diligence

Ordinary real estate due diligence and citizenship eligibility due diligence are not the same thing.

A property can be legally transferable and commercially attractive but still unsuitable for citizenship.

Before acquiring property for Turkish citizenship, legal due diligence should ordinarily consider title ownership, mortgages, attachments, injunctions, usufruct rights, easements, zoning status, construction permits, condominium records, occupancy status, physical-plan compliance, seller eligibility, previous ownership history and citizenship-specific restrictions.

The citizenship analysis should then separately confirm the property type, qualifying investment value, TTB status, payment route, DAB documentation, bank receipts and the three-year annotation structure.

Skipping this stage can turn a citizenship investment into ordinary real estate ownership without citizenship eligibility.

Step-by-Step Turkish Citizenship by Property Investment Process

Although each transaction may require additional procedures, the process can generally be understood through the following stages:

1. Pre-investment eligibility review. The investor’s nationality, immigration position and ability to acquire the proposed property should be examined.
2. Citizenship-specific property due diligence. The title deed, property type, current owner, historical ownership chain, seller structure, mortgages, liens, zoning and citizenship eligibility should be checked.
3. Property valuation and TTB process. The citizenship-related valuation procedure is initiated through the official system and the investment amount recognized for citizenship purposes is determined.
4. Banking and DAB arrangements. The qualifying foreign currency is processed through the prescribed banking channel and the Foreign Exchange Purchase Certificate is obtained.
5. Payment of the purchase price. The purchase price should be transferred through traceable bank payments supported by documentation that clearly relates the payment to the relevant property transaction.
6. Land Registry acquisition. The property is transferred to the investor through the official title deed procedure.
7. Three-year restriction. The required commitment not to sell the property for three years is registered with the Land Registry.
8. Obtaining the conformity/investment eligibility document. Once the Land Registry procedure and three-year undertaking have been completed, the transaction is submitted to the competent authority for issuance of the relevant citizenship investment conformity document. TKGM states that, once issued, the documentation is communicated to the migration and citizenship authorities.
9. Investor residence permit application. The investor generally proceeds with the special residence permit stage under the foreign-investor framework.
10. Citizenship application. The applicant files the exceptional Turkish citizenship application with the required personal, civil-status, family and investment documentation.
11. Security and administrative examination. Turkish authorities evaluate the applicant in relation to national security, public order and other applicable legal considerations.
12. Final citizenship decision. Qualifying applications proceed to the competent authority for the final decision on acquisition of Turkish citizenship.

No serious adviser should guarantee an exact approval date or guarantee citizenship merely because the real estate transaction has been completed.

Residence Permit for Citizenship Investors

The citizenship investment route is also connected to the residence permit framework under Law No. 6458 on Foreigners and International Protection.

Foreign investors falling within the applicable investment category may obtain a short-term residence permit under Article 31/1(j).

The citizenship procedure normally follows the investment eligibility and residence stages established by the authorities.

TKGM’s current procedural guidance explains that after the property investment conformity document is issued, the investor proceeds to the competent migration authority for the citizenship-related residence permit and thereafter to the citizenship authorities.

Unlike ordinary naturalization, this exceptional citizenship route does not require the applicant to have resided continuously in Turkey for five years before filing the citizenship application.

Does the Investor Have to Live in Turkey?

The investment route should not be confused with ordinary naturalization based upon long-term residence.

The exceptional citizenship procedure does not generally impose the ordinary five-year continuous residence requirement applicable to the general acquisition of Turkish citizenship.

The foreign investor must nevertheless complete the required legal and administrative procedures, including the relevant residence permit stage and citizenship application.

Physical presence requirements may arise at particular stages depending upon documentation, biometric or administrative requirements, although many property procedures may be completed through legal representation.

Can the Real Estate Transaction Be Completed Through a Power of Attorney?

Yes, provided that the power of attorney contains the necessary authority.

TKGM expressly confirms that citizenship-related property acquisition procedures can be completed through representation where the power of attorney clearly authorizes the relevant transactions.

For a foreign investor signing a power of attorney abroad, special attention should be paid to:

notarization,

apostille or consular legalization,

sworn Turkish translation,

authority to purchase property,

authority to make Land Registry declarations,

authority concerning the three-year citizenship undertaking, and

authority to handle associated administrative procedures.

A general commercial power of attorney issued abroad should not automatically be assumed to contain all powers required for a Turkish citizenship investment transaction.

Can the Investor’s Spouse and Children Obtain Turkish Citizenship?

One of the principal advantages of the investment route is that qualifying family members may be included in the exceptional citizenship framework.

Turkish Citizenship Law No. 5901 refers to qualifying foreign investors and their foreign spouses as well as qualifying minor or dependent foreign children within the exceptional citizenship framework.

Family documentation can therefore become a major part of the application.

Depending upon the family circumstances, authorities may require documents establishing:

marriage,

birth,

parent-child relationship,

custody,

parental consent,

divorce,

death of a spouse,

and dependency where relevant.

NVI’s VAT-4 documentation expressly identifies civil-status documents, birth and family records and, where a child under parental authority is intended to acquire citizenship with the applicant, parental consent documentation where required.

Foreign civil-status documents must generally satisfy the applicable legalization and Turkish translation requirements.

Is a Separate USD 400,000 Investment Required for the Spouse?

Where qualifying family members are processed together under the investor’s exceptional citizenship application, the spouse does not ordinarily need to make a separate USD 400,000 property investment merely to be included as the investor’s qualifying spouse.

The family relationship, however, must be legally documented.

If spouses invest separately or if complex family circumstances exist, including previous marriages, custody issues or children from different relationships, the citizenship file should be structured carefully before filing.

What Documents Are Commonly Required?

The exact documentation depends upon the applicant’s nationality, marital status and family structure.

For exceptional citizenship applications, NVI identifies documentation such as the VAT-4 application form, passport or equivalent nationality documentation, civil-status documents, birth or population records, documents proving family relationships and parental consent where required for children.

In investment applications, these personal documents are combined with the investment-related documentation generated during the property and residence procedures.

Foreign documents may require apostille certification or other legalization depending upon the issuing country and the applicable international framework.

They may also require notarized Turkish translations.

A spelling difference between a passport, marriage certificate and birth certificate can become a significant administrative problem if the applicant’s identity is not consistently established across documents.

Is a Clean Criminal Record Required?

Citizenship by investment is not merely a financial assessment.

National security and public order remain statutory considerations under Article 12 of Turkish Citizenship Law No. 5901.

Current NVI citizenship guidance also refers to criminal record documentation among the materials used in citizenship applications.

A previous criminal investigation or conviction does not necessarily produce the same result in every case.

The nature of the offence, jurisdiction, finality of the proceedings, sentence and public-order implications may all require assessment.

Applicants with potentially relevant criminal histories should obtain legal advice before investing on the assumption that meeting the financial threshold will automatically overcome the issue.

Does a USD 400,000 Investment Guarantee Turkish Citizenship?

No.

This point is fundamental.

The investment threshold creates eligibility to apply through the exceptional citizenship mechanism.

It does not convert citizenship into a private commercial product that the investor purchases from the state.

Turkish Citizenship Law expressly retains national security and public order requirements, and the final acquisition of citizenship occurs through the competent state decision-making process.

Therefore, phrases such as:

“Guaranteed Turkish passport,”

“100% citizenship approval,” or

“Citizenship automatically issued after title deed”

should be approached with considerable caution.

No private developer, real estate agent or lawyer controls the final sovereign citizenship decision.

Common Legal Mistakes in Turkish Citizenship Investments

One of the most common mistakes is purchasing the property before obtaining independent legal advice.

The investor later discovers that the property value is insufficient, the property type is unsuitable, the seller’s ownership history creates an eligibility issue or the required banking procedures were not followed correctly.

Another common mistake is using the full USD 400,000 budget as the advertised property price without leaving a safety margin for valuation differences.

Investors also frequently confuse the total amount paid to the developer with the qualifying investment amount.

A USD 420,000 invoice that includes furniture, VAT, commission and additional services does not necessarily represent a USD 420,000 qualifying real estate investment.

Other recurring problems include paying in cash, transferring money to unrelated accounts, purchasing a fractional title, buying from an ineligible seller, relying on an incorrect power of attorney, failing to investigate mortgages, and assuming that citizenship approval allows immediate resale.

Why Independent Legal Representation Matters

Real estate agents, developers, banks, valuation professionals and lawyers perform different functions.

A developer’s objective is to sell the property.

A real estate agent’s function is generally to facilitate the commercial transaction.

A valuation professional determines value according to the applicable valuation framework.

The Land Registry conducts the official registration process.

A lawyer representing the foreign investor should independently examine whether the transaction legally protects the client’s money and citizenship objective.

The same property can therefore be:

a valid property,

a valid sale,

a commercially reasonable investment,

and yet still be unsuitable for citizenship.

Independent legal due diligence should bridge the gap between real estate acquisition and citizenship eligibility.

Property Investment Versus Other Turkish Citizenship Investment Routes

Real estate is not the only investment route.

Current Turkish citizenship rules also recognize other qualifying investment categories, including certain fixed capital investments, bank deposits, employment creation and specified investment fund or similar structures, subject to the applicable thresholds and holding requirements.

NVI’s current guidance states, for example, that qualifying categories include a minimum USD 500,000 fixed capital investment, a qualifying USD 500,000 bank deposit maintained for three years, creation of at least fifty jobs, and the USD 400,000 real estate route.

The best investment route depends upon the investor’s objectives.

An individual who already intends to own and use Turkish real estate may prefer property acquisition.

An investor who wants a more liquid financial structure may examine other alternatives.

Legal, tax, financial and investment advice should be considered separately.

Can the Property Be Rented During the Three-Year Period?

The three-year citizenship annotation primarily concerns disposal of the qualifying investment.

Ordinary rental of the property is generally conceptually different from selling the real estate and can potentially allow the investor to generate rental income during the holding period.

However, the lease structure should not effectively transfer ownership or create arrangements inconsistent with the citizenship commitment.

Commercial properties, long-term leases and transactions involving unusual rights should be reviewed individually.

What Happens After Three Years?

Once the three-year commitment period has been completed, the citizenship-related restriction can generally be removed from the Land Registry upon request.

TKGM confirms that once the three-year period has expired, the relevant undertaking can be cancelled directly through the Land Registry procedure.

The investor may then normally consider selling the property without violating the original citizenship holding requirement.

The expiry of the three-year period should nevertheless be confirmed from the Land Registry records before entering into a resale contract.

Can Turkish Citizenship Be Cancelled Later?

Acquisition of citizenship through a lawful investment should be distinguished from situations involving false statements, fraudulent documentation or failure to comply with investment conditions.

The most obvious property-specific risk arises where the investor attempts to remove the three-year restriction prematurely. TKGM expressly provides for notification to citizenship and migration authorities in such circumstances for consideration of citizenship cancellation.

More generally, investors should ensure that all information supplied to Turkish public authorities is accurate.

Artificial transactions, circular money transfers, fictitious sales, sham ownership structures and forged documentation can create consequences extending far beyond an unsuccessful citizenship application.

Frequently Asked Questions About Turkish Citizenship by Investment

How much do I need to invest in Turkish property for citizenship in 2026?

The current minimum property investment threshold is USD 400,000 or the equivalent in qualifying foreign currency, subject to all applicable valuation, payment, title deed and three-year holding requirements.

Can I buy two or three apartments instead of one?

Yes. Multiple properties may potentially be combined in a direct-purchase citizenship structure if the qualifying values and other requirements are satisfied.

Can I buy an empty plot for citizenship?

Not every type of vacant land qualifies. Current citizenship rules focus on condominium property, construction-servitude property or qualifying land with an existing structure, and TKGM guidance excludes certain undeveloped and agricultural properties.

Can I buy an off-plan apartment?

Potentially. A notarized promise-to-sell structure may qualify where the property and contract satisfy the citizenship rules, including the applicable upfront-payment and Land Registry annotation requirements.

Can I purchase only 50% of a property?

Fractional/shared acquisitions are generally not accepted for new citizenship-property applications under the current framework.

Do I need to keep the property for three years?

Yes. The required three-year undertaking must be registered.

Can I sell after receiving my passport but before three years?

Doing so can jeopardize the citizenship obtained through the investment route. Citizenship approval does not cancel the three-year holding obligation.

Can my spouse obtain citizenship with me?

A qualifying foreign spouse may generally be included within the investor’s exceptional citizenship application, subject to the applicable documentation and legal requirements.

Can my children be included?

Qualifying minor or dependent foreign children may be included under the statutory framework, subject to family relationship, custody, consent and dependency documentation where applicable.

Do I have to stay in Turkey for five years before applying?

The property investment route is an exceptional citizenship procedure and is distinct from ordinary citizenship requiring five years of qualifying residence.

Is a property valuation required?

Yes. Citizenship-based property transactions are subject to the citizenship-specific valuation and TTB framework.

Can I transfer the purchase price in cash?

Citizenship property transactions rely heavily upon banking documentation and qualifying payment evidence. Large cash payments can therefore jeopardize the investor’s ability to demonstrate compliance.

Is Turkish citizenship guaranteed after buying USD 400,000 of property?

No. The investment enables an exceptional citizenship application, but the final decision remains subject to statutory conditions, including national security and public order review.

Conclusion

Turkish citizenship by investment through real estate remains an important option for foreign investors seeking both property ownership and a long-term legal connection with Turkey.

However, the modern Turkish citizenship-by-property system is no longer a simple process in which a foreigner selects an apartment, pays USD 400,000 and automatically receives citizenship.

The transaction must satisfy multiple layers of law and administrative practice.

The investor must purchase an eligible property.

The qualifying investment value must meet the statutory threshold.

The property must satisfy the applicable valuation and TTB requirements.

Payments must be structured through compliant banking channels.

The Foreign Exchange Purchase Certificate must be correctly issued.

The seller and previous ownership history must satisfy citizenship-specific rules.

The three-year restriction must be registered.

The investment conformity procedure must be completed.

The appropriate residence permit must be obtained.

The citizenship application must then proceed through administrative and security review before the final decision is made.

For this reason, the most important stage in the process occurs before the property is purchased.

A foreign investor considering a USD 400,000 or larger real estate acquisition should determine not only whether the property is commercially attractive, but whether it is legally suitable for Turkish citizenship.

The Land Registry record, seller, ownership history, valuation, payment mechanism, property type and citizenship documentation should all be reviewed before substantial funds are transferred.

A properly structured transaction can allow an investor to combine a real estate investment with an exceptional citizenship application.

An incorrectly structured transaction can leave the investor with an expensive property but no valid basis for citizenship.

For international investors, independent legal due diligence is therefore not merely an additional service.

It is one of the central safeguards of the entire Turkish citizenship by property investment process.

Legal Disclaimer

This article provides general legal information concerning Turkish citizenship by investment and real estate investment in Turkey as of 2026. It does not constitute legal advice for a particular investor, citizenship application or property transaction.

Turkish citizenship regulations, Land Registry circulars, property valuation procedures, banking requirements, foreign-exchange rules and administrative practices may change. Citizenship eligibility also depends upon the applicant’s individual circumstances, nationality, family status, security assessment and the legal characteristics of the proposed investment.

Foreign investors should obtain transaction-specific legal advice and citizenship eligibility review before signing a reservation agreement, paying a deposit, transferring the purchase price or completing a title deed transaction.