Turkish citizenship by real estate investment

• a value of at least $400,000 (or the equivalent in another currency); this can be one property or several adding up to that amount;
• a 3-year no-sale annotation (şerh) is entered on the tapu;
• the value is confirmed by a report from an SPK-licensed appraisal firm;
• the money arrives in foreign currency and is sold to a Turkish bank — the buyer receives a DAB certificate, and a bank receipt for the transfer to the seller is also required;
• an off-plan property also qualifies under a notarised promise-to-sell contract (satış vaadi) paid in full; the whole amount must be in a single contract.

• since 12 December 2023 only properties with kat mülkiyeti or kat irtifakı, or plots with a building on them, count; vacant and agricultural land do not;
• shares of a property (hisseli) bought after 1 February 2023;
• properties with a history — previously owned by foreigners or already used for citizenship — are restricted, so we check the property's history before any deposit;
• purchases from close relatives or from companies where you or your relatives are partners or managers.

1. A tax number and a Turkish bank account — possible under a power of attorney.
2. Choosing the property, the valuation report, the transfer of funds and the DAB certificate.
3. Registering the tapu with the 3-year no-sale annotation.
4. A certificate of conformity (uygunluk belgesi) issued through the land registry.
5. A residence permit for the investor from the migration authority — usually with an in-person visit for biometrics.
6. The citizenship application to the General Directorate of Population and Citizenship Affairs (Nüfus ve Vatandaşlık İşleri), followed by Turkish ID cards and passports.

The citizenship decision is made by the state. Timelines depend on the authorities' workload and document checks, so we don't promise them.

The investor's spouse and children under 18 can apply together with the investor at no extra investment. Adult children are included only in the cases the rules provide for, which is checked against documents.

Besides real estate, the rules provide for a bank deposit, government bonds, units in real estate or venture capital funds and private pension contributions — from $500,000, held for 3 years — as well as a fixed capital investment of $500,000 or creating 50 jobs.

Yes: the restriction covers sale, not rental. Rental income is declared in Turkey — see the taxes guide. Projects with units from $400,000 are collected in our citizenship selection.