Turkish citizenship through real estate investment is available to any foreign national who purchases qualifying property in Turkey worth at least $400,000. The process is straightforward: buy the right property, hold it for three years, submit your application, and receive your Turkish passport within around 10 to 12 months from purchase. This guide walks you through every step, from property selection to the passport in your hand.
What Is the Turkish Citizenship by Real Estate Investment Program?
Turkey introduced its citizenship by investment program in 2017 to attract foreign capital into its real estate market. The program has since become one of the most popular citizenship-by-investment routes in the world, drawing buyers from the Middle East, Central Asia, Europe, and beyond.
The core rule is simple: purchase one or more properties in Turkey with a combined market value of at least $400,000, as assessed by a licensed Turkish valuation firm, commit to hold those properties for a minimum of three years, and then apply for Turkish citizenship. The $400,000 threshold has been in place since June 2022, when the Turkish government raised it from the previous $250,000 floor.
The program is open to virtually any foreign national. There are no age restrictions, no minimum income requirements, and no language test. Your spouse and dependent children under 18 are included in the same application at no additional investment.
Who Can Apply for Turkish Citizenship Through Real Estate?
Almost any foreign citizen is eligible, with a small number of exceptions. Nationals of certain countries are restricted from purchasing property in Turkey under reciprocity rules, and applications from those nationalities are not accepted. As of the time this article is written, citizens of Syria, Armenia, Cuba, North Korea, Cyprus, and Nigeria face restrictions, but this list is subject to change and should be confirmed with an advisor before you begin.
Beyond that, the program is remarkably open. You do not need to already live in Turkey. You do not need a Turkish residence permit before applying. You can apply on the strength of the property purchase alone. That said, many buyers obtain a short-term residence permit while their citizenship application is processed, as it makes practical aspects of the process easier.
What Types of Property Qualify for Turkish Citizenship?
Most types of real property in Turkey qualify, provided the valuation meets the threshold. Common qualifying purchases include:
- Residential apartments, whether new-build or resale
- Villas and standalone houses
- Commercial properties such as offices, shops, and warehouses
- Land and plots, with certain restrictions
A few important rules apply. The property must be purchased from a Turkish individual or company, not from another foreign national who acquired it under the citizenship program. This prevents the same property from being used for multiple citizenship applications. The property must also carry a title deed (tapu) and be free of any mortgage or encumbrance that would reduce its net value below the $400,000 floor.
You may combine multiple properties to reach the threshold. For example, two apartments worth $220,000 each would together satisfy the requirement, as long as each is purchased under the same application and held for the full three years.
Step-by-Step: How the Turkish Citizenship by Real Estate Application Works
The process has several distinct stages, and each one has to be completed correctly before the next can begin. Here is the order in which things happen.
1. Property selection and valuation
You identify a property and engage a licensed appraisal firm to produce an official valuation report. This report, not the sale price, is what the authorities use to confirm the $400,000 threshold is met. The valuation is valid for three months.
2. Title deed transfer
The purchase is completed at the Land Registry (Tapu ve Kadastro) office. The title deed is transferred into your name, and an annotation is placed on it confirming that the property may not be sold for three years. This annotation is the legal commitment that satisfies the holding-period requirement.
3. Certificate of Conformity
You apply to the Ministry of Environment and Urbanisation for a Certificate of Conformity (Uygunluk Belgesi), which confirms that the investment meets the citizenship program criteria. This step typically takes two to four weeks, as of the time this article is written.
4. Citizenship application
With the Certificate of Conformity in hand, you apply to the Provincial Directorate of Migration Management for a short-term residence permit (if you do not already have one), and then submit your citizenship application to the same directorate or to the Presidency of Migration Management. You will need to provide biometric data and supporting documents at this stage.
5. Approval and passport
The Presidency reviews the file and forwards approved applications to the Ministry of Interior for final decision. Once approved, you receive your Turkish ID number and can apply for your Turkish passport and ID card.
Documents You Will Need
Having the right documents prepared in advance avoids delays. The core requirements for the citizenship application, as of the time this article is written, include:
- Valid passport, translated into Turkish and notarised
- Original title deed (tapu) for the qualifying property or properties
- Official valuation report from a licensed appraisal firm
- Certificate of Conformity from the Ministry of Environment and Urbanisation
- Bank confirmation of the transfer of purchase funds (showing funds were transferred from abroad, where required)
- Biometric passport photographs
- Birth certificate, translated and notarised
- Marriage certificate (if applicable), translated and notarised
- Proof of any name changes
Document requirements can change, and the specifics depend on your nationality and personal circumstances. Confirm the current list with your advisor before gathering documents.
How Long Does the Turkish Citizenship Application Take?
The total timeline from property purchase to passport is typically between 10 and 12 months, as of the time this article is written. The table below shows approximate durations for each stage.
| Stage | Approximate Duration |
|---|---|
| Property search and due diligence | 2 to 8 weeks |
| Valuation report | 3 to 7 days |
| Title deed transfer | 1 to 3 days |
| Certificate of Conformity | 2 to 4 weeks |
| Residence permit (if needed) | 1 to 3 weeks |
| Citizenship application review | 8 to 10 months |
| Passport issuance | 1 to 2 weeks |
Timelines are approximate and depend on the volume of applications at any given time. Incomplete documentation is the most common reason for delays, so thorough preparation at the start pays dividends later.
What Are the Benefits of Turkish Citizenship?
Turkish citizenship carries several meaningful advantages for foreign investors:
- Visa-free or visa-on-arrival access to around 110 countries, as of the time this article is written, including Japan, South Korea, Singapore, and much of Latin America.
- Right to live, work, and study in Turkey without any further permit.
- Turkish passport, which is consistently expanding its global reach through new bilateral agreements.
- No requirement to renounce your existing citizenship: Turkey allows dual citizenship, so you keep your original passport.
- Family inclusion: your spouse and dependent children under 18 receive citizenship in the same application.
- No residence requirement: you do not need to live in Turkey before or after obtaining citizenship.
- Property retention: after the three-year holding period, you are free to sell, rent, or hold the property as you wish.
How Gordion Partners Helps You Apply for Turkish Citizenship by Real Estate Investment
At Gordion Partners, we have guided hundreds of foreign nationals through the Turkish citizenship by real estate investment program. Our advisors are based in central Istanbul and work in English, French, Turkish, Chinese, and Russian, so communication is never a barrier.
We handle the complete process: identifying suitable properties that meet the valuation threshold, coordinating the licensed appraisal, managing the title deed transfer, obtaining the Certificate of Conformity, and preparing and submitting your citizenship application. We also handle the residence permit application if you need one while your citizenship is processed.
Our clients particularly value that we are available and responsive throughout the process. Buying property and applying for citizenship in a foreign country involves many moving parts, and we make sure you always know where things stand. Contact us for more information about how we can help you obtain Turkish citizenship through real estate investment.
Frequently Asked Questions
Can I buy property in my company’s name to qualify for Turkish citizenship?
No. The property must be purchased in your personal name, not in the name of a company. The citizenship program requires an individual applicant to hold the title deed directly.
Do I need to live in Turkey before applying?
No. You can purchase the property, complete the application, and receive Turkish citizenship without ever establishing residence in Turkey. Many applicants visit only for the title deed transfer and biometric appointment.
Can I get a mortgage on the qualifying property?
You can have a mortgage on the property, but the equity you hold must equal at least $400,000 after subtracting any outstanding mortgage balance. The valuation and the net ownership position are both reviewed.
What happens to the property after three years?
After the three-year holding period, the restriction annotation is removed from the title deed and you are free to sell, rent, or continue holding the property. Your citizenship is permanent regardless of what you do with the property afterwards.
Can my family members be included in my citizenship application?
Yes. Your spouse and your dependent children under the age of 18 at the time of application are included automatically. They receive Turkish citizenship on the same basis as you, with no additional investment required.
Does Turkey allow dual citizenship?
Yes, Turkey permits dual and multiple citizenship. You are not required to give up your existing citizenship when you acquire Turkish citizenship. You should, however, check whether your home country permits dual citizenship, as rules vary.
How is the $400,000 threshold calculated if I buy multiple properties?
The combined valuation of all qualifying properties in the same application is added together. Each property must have its own valuation report. The total must reach $400,000 or above, and all properties must be held under the same three-year restriction.
What is the difference between the property sale price and the valuation?
The official valuation is produced by a licensed Turkish appraisal firm and reflects the market value of the property. It is the valuation figure, not the negotiated sale price, that the Ministry uses to confirm the $400,000 threshold. In most cases the two figures are close, but the valuation is the controlling number for the program.
Disclaimer: This article is for general informational purposes only and you are strongly advised to consult a professional to evaluate your personal situation. No liability is accepted that may arise from the use of the information in this article.
