Turkish Citizenship by Investment 2026: The USD 400,000 Property Route
Turkey grants citizenship to foreigners who buy property worth at least USD 400,000 and keep it for three years. This guide explains the 2026 rules, which properties qualify, the step-by-step process and the costs to budget for.
InterDeed does not sell property or legal services. This is general information, not legal advice. Rules change, so confirm your case with a licensed Turkish lawyer before you commit.
The requirements at a glance
| Minimum investment | USD 400,000 (or the equivalent in another foreign currency) |
| Holding period | 3 years, recorded as a no-sale annotation on the title deed |
| Number of properties | One or several, as long as the total reaches USD 400,000 |
| Payment | Brought into Turkey in foreign currency and sold to a Turkish bank, documented with a currency sale certificate (DAB) |
| Who is included | The investor, their spouse and their children under 18 |
| Final decision | Granted by presidential decision after the application is reviewed |
Which properties qualify?
- Completed homes and commercial units, or land with a building on it.
- Off-plan purchases made with a notarised sales promise agreement, as long as the full price is paid.
- Empty plots and fields do not qualify. Since the change published on 12 December 2023, bare land can no longer be used.
- A property that was previously owned by a foreign national, or already used for another citizenship application, generally cannot be used again. Check the title history before signing.
- The property must have no mortgage or other encumbrance on the title.
The valuation report decides the value
A licensed appraiser prepares a valuation report for the property. The authorities check the investment against this report, not just the price on your contract. If the appraised value comes in below USD 400,000, the purchase will not qualify on its own, even if you paid more. Ask for the valuation before you pay.
Step by step
- Get a Turkish tax number and open a bank account. Both can be done in a day at a tax office and a bank.
- Choose the property and get the valuation report. Make sure the value is at least USD 400,000 and that the property is eligible.
- Transfer the money in foreign currency and convert it. The bank issues the currency sale certificate (Döviz Alım Belgesi, DAB). Keep it; it is one of the key documents.
- Transfer the title deed. The title is registered in your name with a 3-year no-sale annotation. The title deed fee is 4% of the declared value; see the title deed fee calculator.
- Obtain the certificate of conformity. The land registry issues a certificate confirming the investment meets the citizenship criteria.
- Apply for a residence permit. A short-term residence permit is issued on the basis of the investment.
- Submit the citizenship application with the family documents to the provincial population directorate.
- Security checks and decision. After the checks, citizenship is granted by presidential decision and ID cards and passports can be issued.
How long does it take?
Timelines vary a lot with document preparation and the security review. Law firms quote anywhere from about 3 to 12 months from purchase to decision. Missing or inconsistent documents are the most common cause of delay.
Costs to budget for
- Title deed fee: 4% of the declared value, often paid fully by the buyer. Use the calculator.
- Valuation report, translation and notary fees for your documents.
- Legal fees if you use a lawyer, which is strongly recommended.
- Annual property tax after purchase; see the property tax calculator.
- If you sell within 5 years of buying, capital gains tax may apply; see the capital gains calculator.
Other investment routes
Property is the lowest threshold. The other routes each require USD 500,000 or more and a 3-year hold where applicable:
- Deposit in a Turkish bank
- Turkish government bonds
- Shares in a real estate or venture capital investment fund
- Private pension contributions
- A fixed capital investment
- Or creating jobs for at least 50 people
Frequently asked questions
Do I have to live in Turkey?
The investment route does not require you to live in Turkey before applying. You will need to be present for some steps, such as the title transfer and biometrics, unless a lawyer acts for you under a power of attorney.
Can I keep my current citizenship?
Turkey allows dual citizenship. Whether you can keep your current nationality depends on your home country’s rules.
Can I sell the property after three years?
Yes. The no-sale annotation is lifted after three years and you keep your citizenship.
Sources: Invest in Türkiye (Presidency Investment Office); Regulation on the Implementation of the Turkish Citizenship Law, as amended on 12 December 2023.
Talk to a lawyer about your case
Tell us a little about your plans. With your consent, we will put you in touch with a licensed Turkish lawyer or adviser who can answer your questions. There is no obligation.
Last updated: 25 September 2026