Turkey Investment and Residence Rules: Changelog
The rule changes since 2022 that matter to foreigners who invest, buy property, live or set up a company in Turkey, newest first: the date, what changed, who it affects and the source.
In short
Citizenship by property needs USD 400,000 (since 13 June 2022), paid in foreign currency sold to the Central Bank with a DAB (since 6 January 2022). A residence permit by property needs a title deed price of USD 200,000 (since 16 October 2023). Law firms report that, since 28 September 2026, citizenship valuation reports no longer come only from GEDAŞ. Existing companies must reach the new minimum capital by 31 December 2026.
By Burak Ünal, Founder & Managing Partner, Gordion Partners · Updated
Last reviewed: October 2026. We update this page when the Official Gazette (Resmî Gazete) publishes a change that affects our clients, or when an authority such as the land registry (TKGM) or the Presidency of Migration Management (Göç İdaresi) announces one. Each entry gives the date the rule took effect, what changed, who it affects, the page on this website that explains it and the sources we checked.
This page is general information, not legal, tax or investment advice, and it does not guarantee any outcome. Rules can change after our last review, so we confirm the position for your own case before you act.
How sure we are
Each entry is labelled with how well its rule is supported:
- Confirmed: an official source, such as a .gov.tr page or the Official Gazette, states the rule.
- Supported: several reputable secondary sources, such as law firms, audit firms and national news, agree, but we found no official text.
- Reported, not confirmed: the sources disagree or only one source gives it, so read it as a report, not as a confirmed rule.
- Confirmed from current practice: confirmed by Gordion Partners from the files we handle, where no official text is published.
Coming up
Deadline for the new minimum share capital
What changed: Companies whose capital is below the new minimum must raise it by 31 December 2026, or they are deemed dissolved (Turkish Commercial Code, provisional Article 15, added by Law No. 7511). The minimum is TRY 50,000 for a limited company (Ltd. Şti.) and TRY 250,000 for a joint-stock company (A.Ş.).
Secure payment system for title deed sales
What changed: The secure payment system for title deed sales (Güvenli Ödeme Sistemi) is scheduled to become mandatory on 1 December 2026. Its start was first set for 1 July 2026 and then for 1 October 2026; on 28 September 2026 the Ministry of Trade postponed it again. It applies to all buyers, not only foreigners.
2026
Citizenship by investment usually takes 8 to 12 months
What changed: From current practice, citizenship by investment usually takes 8 to 12 months end to end, from the choice of route and the investment to the passport. Security vetting and the Presidential decision are usually the longest stage. No official processing time is published, and no timeframe can be guaranteed.
Family residence permit: income and who qualifies
What changed: The sponsor must have a total monthly income at least equal to the minimum wage in force, and the monthly income per family member must be at least one third of the minimum wage. The sponsor's spouse and children younger than 18 qualify. The permit is granted for up to 3 years for family members of Turkish citizens, and up to the expiry date of the work permit for family members of work permit holders.
Bank deposit route: held in Turkish lira for 3 years
What changed: For citizenship by bank deposit, USD 500,000 or the equivalent in EUR or GBP is deposited with banks in Turkey. Because the currency must first be sold to the Central Bank (TCMB) with a DAB, the deposit is converted to Turkish lira and kept for 3 years, so the investor carries the currency risk.
Children younger than 18 apply with the investor
What changed: The investor's spouse and children younger than 18 can apply for Turkish citizenship together with the investor, on the same investment.
Citizenship valuation reports no longer only from GEDAŞ
What changed: A TKGM decision (Makam Oluru) of 28 September 2026, amending Circular 2024/4, ended the rule that only GEDAŞ could prepare valuation reports for citizenship. Any valuation firm licensed by the Capital Markets Board (SPK), active in the Turkish Valuation Experts Association (TDUB) and connected to TADEBİS may now prepare them; the applicant may choose the firm, or it may be assigned by algorithm. TKGM still checks the value and issues the Amount Determination Certificate (TTB), so choosing a firm does not by itself make a report acceptable. The valuation report is valid for 6 months.
Closed neighbourhoods lifted for residence permits
What changed: From 1 July 2022, neighbourhoods where foreign residents reached 20% of the population were closed to new residence permit registrations. That restriction has been lifted: all neighbourhoods are open for residence permit applications. We still check the address before you buy or rent, because the rules can change.
2025
Title deed fee: declared price and a higher penalty
What changed: Law No. 7566 (Official Gazette, 19 December 2025) made the declared transfer price the base of the title deed fee; it may not be lower than the property tax value. The penalty for under-declaring the price rose from 25% to 100% of the tax. The rate did not change: 2% from the buyer and 2% from the seller, 4% in total. This is general information; a licensed accountant or tax advisor can tell you how it applies to you.
2024
Amount Determination Certificate (TTB) for citizenship
What changed: For transactions after 13 June 2024, the investment amount on the property investment certificate must be confirmed by an Amount Determination Certificate (Tutar Tespit Belgesi, TTB) from the land registry. The title deed price, the payments proven by bank records and the market value in the valuation report must each be at least USD 400,000; if one of them is lower, the TTB is not issued and the property cannot be used for citizenship.
Citizenship valuation reports only from GEDAŞ
What changed: Under TKGM Circular 2024/2, only GEDAŞ, a valuation company affiliated with TOKİ, could prepare valuation reports for citizenship requests made after 4 March 2024. From 9 December 2024, TKGM issued the TTB directly from the GEDAŞ report. This rule ended on 28 September 2026 (see the 2026 entry above).
New minimum share capital for companies
What changed: Presidential Decision No. 7887 (Official Gazette, 24 November 2023, No. 32380) raised the minimum capital from 1 January 2024: TRY 50,000 for a limited company (Ltd. Şti., up from TRY 10,000) and TRY 250,000 for a joint-stock company (A.Ş., up from TRY 50,000). A non-public A.Ş. that uses the registered capital system needs initial capital of at least TRY 500,000.
2023
Only independent units qualify for citizenship
What changed: Since 12 December 2023 (Presidential Decision No. 7938 of 11 December 2023), a property bought for citizenship must be registered as an independent unit (bağımsız bölüm) under Condominium Law No. 634; vacant land does not qualify. Under the current TKGM rules, the property also must not come from foreigners, from people who became Turkish citizens through investment, or from Turkish citizens or companies to whom such people, or the buyer's first-degree relatives, transferred it in the last three years.
Residence permit by property: USD 200,000 in every province
What changed: For property acquired on or after 16 October 2023, the sale price on the title deed must be at least USD 200,000, converted at the Central Bank rate on the acquisition date, in every province. A valuation report is not accepted in place of the title deed price. The change is not retroactive: property acquired from 26 April 2022 to 15 October 2023 keeps the earlier minimum of USD 75,000 in metropolitan cities and USD 50,000 elsewhere, and property acquired before 26 April 2022 has no minimum value.
2022
Citizenship by property: minimum raised to USD 400,000
What changed: Presidential Decision No. 5554 (Official Gazette, 13 May 2022, No. 31834) raised the minimum for citizenship by real estate investment from USD 250,000 to USD 400,000, in force from 13 June 2022. The title deed carries an annotation that the property will not be sold for 3 years. As of October 2026 the amount is still USD 400,000: reported increases to USD 600,000 or USD 800,000 have not been enacted.
Private pension (BES) route added
What changed: The same Decision No. 5554, in force from 13 June 2022, added a citizenship route through the private pension system (BES): USD 500,000 or the equivalent in foreign currency, in funds approved by SEDDK, in a single pension contract for citizenship, kept for 3 years. SEDDK issues the conformity certificate.
VAT exemption: the 3-year rule
What changed: The first delivery of a newly built residence or workplace to a foreigner not resident in Turkey can be exempt from VAT if the price is brought into Turkey in foreign currency. Law No. 7394 raised the holding period from one year to three years from 1 May 2022: if the buyer disposes of the property within three years, the unpaid VAT plus interest becomes due. This is general information; a licensed accountant or tax advisor can tell you whether the exemption applies to you.
Investment in foreign currency, with a DAB
What changed: Presidential Decision No. 5072 (Official Gazette, 6 January 2022, No. 31711) requires the foreign currency to be sold to a bank in Turkey, and by that bank to the Central Bank (TCMB), before the investment. For property, the Foreign Exchange Purchase Certificate (Döviz Alım Belgesi, DAB) is presented to the land registry before the sale. Since then, the amounts are stated in USD or the equivalent foreign currency only, and payments go through banks, never in cash.
If a change affects your plans
Tell us your route, your property or your company and your dates: we check the rules in force on the day of your transaction and explain what applies to you. Advice is given in all ten languages of this website. Book a consultation; our fees are not published, so contact us for fees, questions and service scope.
The information on this page is general and is not legal, tax or investment advice. Rules, amounts and procedures change; contact us to confirm the current requirements before you act.