Citizenship by investment
Turkish citizenship by buying property in 2026
A foreigner can apply for Turkish citizenship by real estate investment if they buy property worth at least $400,000. The rule has applied since 13 June 2022. The property cannot be sold for 3 years, the money goes through a Turkish bank with a DAB certificate (Döviz Alım Belgesi), and processing usually takes 6–12 months. The spouse and children under 18 are included in the application. Both residential and commercial property qualify. We handle citizenship on a turnkey basis, from choosing the property to filing the application. As of 23 October 2026.
Conditions for citizenship by property
As of
- Minimum amount
- $400,000 in propertyThe threshold has applied since 13 June 2022; before that it was $250,000
- What qualifies
- An apartment, house or commercial unit with full title, a unit in a project with kat irtifakı, a plot with a buildingEmpty plots, agricultural land and timeshares do not qualify
- No-sale period
- 3 years, entered on the title deedRenting out is allowed
- Payment
- Through a Turkish bank, with currency conversion and a DAB certificateInstalments and mortgages do not count towards the threshold
- Valuation
- Any SPK-licensed appraiserSince 29 September 2026; the report is valid for 12 months
- Included in the application
- Spouse and children under 18Parents and adult children are not included
- Processing time
- Usually 6–12 monthsDepends on the Presidency of Migration Management
- Main costs
- Title deed fee 4% (split by agreement), valuation, translation, notary
How the process works: 6 steps
This is the order for a completed property. For an off-plan purchase, a notarised promise-to-sell agreement is added; more on that below.
Choosing a property and checking its history
We select a property from $400,000 and, before the purchase, check that it qualifies: it does not belong to a foreigner, did not pass to the seller from a foreigner in the last 3 years and has not been used for citizenship.
Valuation
An SPK-licensed appraiser prepares the valuation report. Since 29 September 2026 any appraiser registered in TADEBİS qualifies, and the report is valid for 12 months.
Payment through a Turkish bank
You sell foreign currency to a Turkish bank and receive a DAB certificate. The seller receives lira against that certificate.
Title deed, DASK and the no-sale annotation
Title deed registration takes 1–3 days once the documents are ready. When the title deed is re-registered, the compulsory DASK insurance is taken out and a 3-year no-sale annotation is entered on the title deed.
Citizenship application
The spouse and children under 18 are included in the application. Processing usually takes 6–12 months.
After the decision
Dual citizenship rules depend on your home country. For example, citizens of Russia must notify the Russian Ministry of Internal Affairs (MVD) of a second citizenship within 60 days.
The current threshold: $400,000 in 2026
The threshold for citizenship through property is $400,000. It was raised from $250,000 by an amendment dated 13 May 2022 (Resmî Gazete No. 31834), and for property the new amount has applied since 13 June 2022.
Some websites still show the old figure of $250,000. It has not applied since 13 June 2022, so go by $400,000.
We follow the changes and update the page together with the law. The date of the last check is shown in the “As of” block.
Which properties qualify for citizenship and which do not
Since 12 December 2023, only three kinds of property qualify for citizenship:
- a completed unit with full title ownership (kat mülkiyeti): an apartment, a house or a commercial unit such as an office or a shop;
- a unit in a project under construction that already has kat irtifakı, the right to a future unit;
- a plot with a building.
Empty plots, agricultural land and timeshares do not qualify.
Even an apartment priced above the threshold may not qualify. A property will not be counted if it currently belongs to a foreigner, or if in the last 3 years it passed to the seller from a foreigner or from a person who received citizenship by investment.
Purchases from first-degree relatives or from your own company, properties already used for citizenship, apartments registered in the name of a spouse or children, and shares in jointly owned property do not qualify either.
That is why we check the property’s history before the purchase, not after. If an apartment does not qualify, it is better to find out before the money is transferred.
Can I buy off-plan, while the building is under construction?
Yes, but there are more conditions than for a completed home. You need a notarised promise-to-sell agreement (satış vaadi sözleşmesi) for an apartment with kat irtifakı. The whole amount of $400,000 or more is paid at once, and the agreement includes an undertaking not to assign it to anyone else for 3 years.
A developer’s instalment plan does not work for citizenship: instalments and mortgages do not count towards the threshold.
Can I combine several apartments to reach $400,000?
You can. The amount for citizenship may be made up of several properties, for example 2–3 apartments.
People choose this when they prefer several smaller apartments to one large one: they can be rented out separately.
If the apartments are under construction, there is a condition: within one project they are covered by a single promise-to-sell agreement.
Ready-made combinations of apartments from developers, with the price list date, are in the section apartment packages for citizenship.
How to pay: a Turkish bank and the DAB certificate
The money goes through a Turkish bank. You sell foreign currency to the bank, and the bank issues a certificate of the currency purchase: the DAB (Döviz Alım Belgesi). The seller receives lira against that certificate. Loans from Turkish banks and amounts under a mortgage do not count towards the threshold.
A practical tip: keep a margin above the amount. The exchange rate can move between choosing an apartment and paying, and the threshold is counted in dollars. That is why, in our catalogue, the “For citizenship” label is given only to properties priced at least 10% above the threshold at the Central Bank of Turkey rate on the price list date.
Valuation report: what changed on 29 September 2026
A valuation report (ekspertiz) is required for citizenship. From 4 March 2024 it was prepared by a single state company, GEDAŞ. Since 29 September 2026 any appraiser licensed by SPK who is a member of TDUB and registered in the TADEBİS system can prepare it. The report is valid for 12 months.
This speeds up the purchase: you can now choose the appraiser.
For an ordinary purchase without citizenship, the mandatory valuation was abolished back in 2024. For citizenship it is still required.
What the process costs
The price of the apartment is not the only cost. The main items:
| Cost | Amount |
|---|---|
| Title deed fee (tapu harcı) | 4% of the declared price: by law the buyer pays 2% and the seller 2%, in practice split by agreement |
| Registration fee | in 2026, 2,227 TL × regional coefficient |
| Valuation (ekspertiz) | by the tariff of the SPK-licensed appraiser |
| DASK earthquake insurance | compulsory when the title deed is re-registered |
| Translation and notary | by the tariffs of the translator and the notary |
The title deed (tapu) is the document that proves ownership. Registration itself takes 1–3 days once the documents are ready. If the property is in a security zone, the check may take longer.
Who in the family is included
The spouse, children under 18 and dependent children apply together with the investor. Parents and adult children are not included in this application.
If the family includes adult children, they need a separate route. We will go through the options at a consultation: it depends on age and plans.
How long to wait for a decision
Usually 6–12 months after filing. In 2026 some cases are taking longer.
The decision is made by the Turkish authorities, and the time depends on the Presidency of Migration Management (Göç İdaresi). That is why we do not give exact dates.
What you can do with the property after the purchase
The property cannot be sold for 3 years: the restriction is entered on the title deed (şerh). Renting out is allowed.
For a package of several apartments this is convenient: each one can be rented out separately, and once the restriction ends they can be sold one by one.
Turkey and dual citizenship
Turkey does not require you to give up your previous citizenship, but you need to check the law of your own country. For example, citizens of Russia must notify the Russian Ministry of Internal Affairs (MVD) within 60 days of receiving a Turkish passport, as required by Federal Law No. 138-FZ, Article 11. Failing to do so can lead to a fine or criminal liability.
Another route: citizenship by residence
Citizenship by investment is not the only option. There is a route through residence in Turkey, known as naturalisation. Its conditions are different, and it does not suit everyone. A partner lawyer explains it in a separate video on the ALANYA GO channel (in Russian).
How we help
We select apartments and apartment packages from $400,000 in Alanya; in Istanbul we work through partners, in Antalya on request. Every selection comes with the developer’s price list date and a note on whether the property fits the price threshold.
Before the purchase we check the property, the address and the documents with a licensed lawyer. Tell us your budget and who is in your family, and we will send options.
Videos: lawyer explainers and property tours
What the video covers
- Ramil and a partner lawyer begin with the question of why anyone needs a second passport. Their answer: as a back-up document, not a “golden ticket”. They do not promise visa-free entry around the world.
- The lawyer explains how a purchase for citizenship works: the threshold is $400,000, there can be several properties, including in different cities, if their total is above the threshold. The property valuation, the bank’s currency exchange certificate (DAB) and the payment to the owner: each of the three amounts must be above the threshold, though they need not match.
- The order of steps in the lawyer’s account: transfer of the title deed (tapu), the certificate of conformity (uygunluk belgesi), the investor’s residence permit, then the citizenship application. The family’s documents (passports, birth and marriage certificates, a certificate of no criminal record) are apostilled, translated into Turkish and notarised.
- The application includes the spouse and children under 18. Parents and adult children are not included; for adult children with a disability who are under guardianship, the lawyer names an exception.
- What to check in the property: it must not belong to a foreigner, and it must not have passed from a foreigner to the seller less than 3 years ago. An empty plot does not qualify: there has to be a building on it. An apartment in a building under construction also qualifies; the lawyer explains how the valuation is done for it.
- The 3-year ban on selling the property: the lawyer explains from which date it is counted and says that officials interpret this differently. He gives processing times with the caveat that the rules and practice change every year.
What the video covers
- Ramil explains why he is considering an apartment with a garden instead of a villa: there is a terrace and a barbecue, the complex already provides the services (security, garden care, infrastructure), and there are none of the worries of a private house.
- From Ramil’s experience after the recent rains, apartments at ground level and below the road suffered the most. So he would choose an apartment with a garden above the complex’s own premises rather than one at ground level.
- The property shown is in the Oba district: 2.5 km from the sea, on high ground with a view of the Taurus Mountains. A bypass road runs nearby: Cleopatra is one way, Mahmutlar the other, and straight ahead are the centre, the Alanyum shopping centre and the city beaches.
- What Ramil notes about the complex: the management company belongs to the developer, there is a shuttle for residents without a car, and the complex has both covered and open parking. In his experience of working with them, the developer responds to residents’ comments.
- For those choosing a residence permit or citizenship, Ramil reminds viewers that the amount for citizenship can be made up of several apartments. Filming inside the apartments did not work out (the keys could not be found); he offers to send photos and videos on request.
Properties that meet the citizenship price threshold
VisualisationResidential complex in Basaksehir, Istanbul
2+1, 3+1, 4+1 · 91.5–183.45 m²
from €234,000
For citizenship: 27 apartments from €394,000
VisualisationSmall residence by Cleopatra Beach, completion in 2027
1+1, 2+1, 3+1 · 56–132 m²
from €235,000
For citizenship: 2 apartments from €420,000
VisualisationResidence by the sea in Kargicak, completed in 2024
1+1, 2+1 · 48–123.6 m²
from €225,000
For citizenship: 1 apartment from €450,000
Residence by the sea in Kestel, completed in 2026
1+1, 2+1, 3+1 · 47–187.5 m²
from €190,000
For citizenship: 1 apartment from €570,000
Questions about citizenship by property
Can I apply for Turkish citizenship if I buy two apartments?
Yes, the $400,000 can be made up of several properties. If the apartments are still under construction, they are covered by a single promise-to-sell agreement.
Can I rent out an apartment bought for citizenship?
Yes, renting out is allowed. The property cannot be sold for 3 years; this restriction is entered on the title deed.
Do instalments or a mortgage count towards the $400,000?
No. Loans from Turkish banks and amounts under a mortgage do not count towards the threshold. An apartment under construction must also be paid for in full at once.
Does an apartment sold by a foreigner qualify?
No. A property does not qualify if it currently belongs to a foreigner or passed to the seller from a foreigner in the last 3 years. We check the property’s history before the purchase.
Are parents included in the citizenship application?
No. The application covers the spouse, children under 18 and dependent children. Parents and adult children are not included.
Does a plot of land qualify for citizenship?
Only a plot with a building. Empty plots, agricultural land and timeshares do not qualify.
How long does a citizenship decision take?
Usually 6–12 months after filing. The time depends on the Presidency of Migration Management, and in 2026 some cases are taking longer.
Who carries out the valuation for citizenship?
Since 29 September 2026 it can be any appraiser licensed by SPK who is a member of TDUB and registered in the TADEBİS system. The report is valid for 12 months.
When can I sell an apartment bought for citizenship?
After 3 years: a no-sale annotation is entered on the title deed for that period.
Do I have to give up my previous citizenship?
Turkey does not require you to give up your previous citizenship, but you need to check the law of your own country. For example, citizens of Russia must notify the Russian Ministry of Internal Affairs (MVD) of a second citizenship within 60 days.
Sources
Figures on the rules come from official texts (Resmî Gazete, TKGM, e-ikamet) and law firm publications.
- Порог для гражданства — от $400 000 в недвижимости (с 13.06.2022)NTV, гайд TKGM (копия на TDUB)
- Подходят квартиры, дома и коммерческие помещения с оформленным титулом; пустые участки и сельхозземля — нетРегламент, Resmî Gazete № 32397, Регламент 2010/139, ст. 20 (mevzuat)
- Продать объект нельзя 3 года, сдавать в аренду можноРегламент, ст. 20, MFY Legal
- Деньги проводятся через турецкий банк с конвертацией и справкой DAB; рассрочка и ипотека в порог не засчитываютсяSerka Law
- С 29.09.2026 оценку для гражданства может делать любой лицензированный оценщик SPK. Это ускоряет сделкуЦиркуляр TKGM 2024/2, ред. 28.09.2026, memurlar.net, Yılmazlar
- В заявку входят супруг(а) и дети до 18 летN Partners, Mondaq
- Обычно 6–12 месяцев после подачи. Срок зависит от миграционной службыMondaq / Ongur, 22.09.2026
- Основные расходы: налог на ТАПУ 4% (делится по договору), оценка, перевод и нотариусKazım Ceylan
- Для обычной покупки оценка больше не обязательна, для гражданства — обязательнаCinaş Hukuk, Anka Emlak
- Турция разрешает двойное гражданство. Гражданам РФ нужно уведомить МВД в течение 60 днейАдвокатская газета