Foreigners wishing to invest in Turkey — especially from the Gulf and Arab markets — primarily research one topic: Turkish citizenship by investment. The reason for its appeal is clear: no residency requirement, no language requirement, the application covers spouse and children under 18 and Turkey allows dual citizenship.

However, a significant portion of the information on the internet is not up-to-date or is incomplete. This guide accurately explains the program’s legal framework valid as of 2026, the $400,000 real estate path step-by-step, alternative investment types, and the most critical condition — the 3-year retention of the property.

Summary: Key figures and conditions

Legal basis

Citizenship by investment is based on the Turkish Citizenship Law No. 5901 (exceptional citizenship, Art. 12/1-b) and Article 20 of the Regulation on the Implementation of the Turkish Citizenship Law. The real estate threshold was increased from 250,000 USD to 400,000 USD with the amendment published in the Official Gazette dated January 6, 2022 (OG 6/1/2022-31711), and this amount is valid as of 2026.

Thresholds and implementation principles can be updated with Presidential decrees and regulation amendments; it is important to confirm the current amount before applying.

The $400,000 real estate route: Details of the conditions

1) Eligible real estate

There is no restriction on the type of real estate to be purchased: it can be a residence, workplace, land, or field. It can be a single property, or the total value of multiple properties can exceed the 400,000 USD threshold; in this case, all properties must be registered under the same person’s name and a 3-year annotation must be placed on all of them.

2) SPK-licensed valuation (appraisal) report

The value of the real estate is documented by a report prepared by a licensed valuation company authorized by the Capital Markets Board (CMB). The fulfillment of the threshold is determined not by the declared value, but by this fair market value report.

3) Determination of foreign currency amount (USD equivalent)

The USD equivalent of the value in the appraisal report is calculated based on the CBRT effective selling rate on the date of determination (or cross rates). Therefore, currency fluctuations directly affect whether the threshold is met.

4) Payment through the banking system

The real estate price must have been paid in foreign currency through Turkish banks (documented with a Foreign Exchange Purchase Document). With the 2022 amendment, the principle of depositing the payment in foreign currency to the bank has been strengthened.

5) Annotation of non-sale for three years (or promise to sell)

The real estate is purchased by placing an annotation of “not to be sold for 3 years” in the title deed records. Alternatively, the condition can also be met with a real estate promise to sell contract drawn up by a notary public (by annotating a commitment in the land registry that no transfer/cancellation will be made for 3 years). This 3-year commitment is the cornerstone of the program; as a rule, sale/transfer is not possible before the period expires.

6) Eligibility / Determination Certificate

When the transaction is completed, the relevant institution (Ministry of Environment, Urbanization and Climate Change / General Directorate of Land Registry and Cadastre) issues an eligibility (determination) certificate. This document is the basis for the citizenship application.

Process: Three stages

Investment and Eligibility Certificate: Realization of real estate (or alternative investment), appraisal, payment, annotation, and obtaining the eligibility/determination certificate.

Short-term residence permit: Obtaining an investor short-term residence permit in accordance with Article 31/1-(j) of Law No. 6458 (this is not a condition for actual living, but a step in the process).

Citizenship application: Acceptance of citizenship by Presidential decision after examination by the Directorate General of Population and Citizenship Affairs and the Ministry of Interior.

Alternative investment types (excluding real estate)

For capital/fund/deposit methods, approval from the relevant institution (e.g., Ministry of Industry and Technology for fixed capital) is required.

Who is covered? (Family)

Citizenship rights cover the applicant investor as well as their spouse and children under 18 years old. Family members also benefit from education, health, and social rights in Turkey. Therefore, the program is a holistic solution for investors aiming for a second citizenship and passport with their family.

Why is there no residency and language requirement?

Exceptional citizenship (by investment) differs from general citizenship application: continuous residency or Turkish language proficiency is not required. The short-term residence permit obtained during the process is not a requirement for actual living, but a technical step of the procedure. (In contrast, for foreigners seeking citizenship via long-term residency without investment, 5 years of continuous residency, language, and integration requirements apply — this is a separate path.)

Duration: A Realistic Expectation

The process consists of consecutive stages: appraisal and title deed procedures, certificate of eligibility, residence permit, and citizenship review. Although the initial steps (title deed, residency) can proceed relatively quickly, the citizenship review stage varies depending on the processing workload. In practice, the end-to-end process often ranges from a few months up to 10-12 months. A correct and complete file is the most important factor in shortening the duration.

Critical Points to Consider

As this is a high-value decision, the most common risks should be known in advance:

Inflated valuation: Properties shown above their fair market value; lead to not meeting the threshold during the appraisal and inspection phase, and to the rejection of the application.

Unsuitable property: The property may not be considered “suitable” if the same property has been previously subject to a citizenship application or due to certain restrictions related to the seller; therefore, pre-purchase eligibility confirmation is essential.

Payment and exchange rate documents: Failure to document that the payment was made through the banking system and in foreign currency (with DAB) invalidates the application.

Violation of 3-year commitment: Sale/transfer during the annotation period puts the acquired status at risk.

Fraud: Mortgaged properties, properties priced far above their true value, or properties with problematic title deed status; particularly target foreign buyers. Independent legal review (due diligence) is mandatory.

Tax note: Capital gains tax may arise if the property is sold in less than 5 years; however, the program already requires a 3-year holding period. Details should be evaluated according to the specific transaction.

Frequently Asked Questions (FAQ)

How much real estate should I buy for Turkish citizenship? At least 400,000 USD (or equivalent foreign currency) worth of property; must be documented with an SPK licensed appraisal report and have a 3-year non-sale annotation registered in the title deed.

Do I have to live in Turkey or know Turkish? No. Residency and language requirements are not sought for (exceptional) citizenship by investment.

Can my family also become citizens? Yes. Your spouse and children under 18 years of age are also included in the application.

Can I meet the threshold with multiple properties? Yes. The total value of multiple properties registered under the same person’s name can exceed 400,000 USD; a 3-year annotation will be placed on all of them.

How long does the process take? In practice, the end-to-end process usually varies from a few months to 10-12 months; a complete file shortens the duration.

Is dual citizenship possible? Turkey allows dual citizenship. Whether you will lose your current citizenship depends on your own country’s legislation; this should be evaluated separately.

Can I sell before 3 years are up? As a rule, no. Sale/transfer during the annotation period risks the status. Exceptional circumstances (e.g., through citizenship revocation) require legal assessment.

Can I make another investment instead of real estate? Yes: 500,000 USD in fixed capital, deposits, government bonds, or fund shares (3 years), or employment of 50 people are alternatives.

Why is expert legal support necessary? — 2M Law Firm

Citizenship by investment is a high-value and multi-stage legal process. Pre-purchase confirmation of property suitability, proper management of appraisal and exchange rate determination, completeness of payment/annotation documents, and flawless preparation of the citizenship file determine the outcome. A single error — an inflated valuation, unsuitable property, or missing payment document — results in both a rejected application and a risk of 400,000 USD.

2M Hukuk Law Firm, based in Tuzla (Founder: Atty. Meryem Günay), provides legal consultancy to foreign investors in Istanbul’s Anatolian Side (Tuzla, Pendik, Kartal, Maltepe) and Kocaeli region. The firm’s expertise in real estate, commercial, and corporate law ensures that investors can manage the entire process, from property selection to citizenship application, single-handedly and securely.

Support 2M Hukuk can offer in this process:

Real estate due diligence: Pre-purchase deed, mortgage/lien status, and suitability confirmation; elimination of fraud risk.

Valuation and threshold management: Proper execution of the SPK-licensed appraisal process and exchange rate determination.

Payment and annotation process: Error-free establishment of banking/DAB documents and the 3-year annotation/promise to sell.

Residency + citizenship file: Complete and fast management of investor residency permit and citizenship application.

Family applications: Joint processing of applications for spouse and children.

Don’t leave a $400,000 decision to chance. Contact 2M Hukuk Law Firm to securely manage the Turkish citizenship by investment process from start to finish.

📍 Tuzla / Istanbul — Anatolian Side and Kocaeli 🌐 2mhukuk.com