Turkish Citizenship by Real Estate Investment: Complete 2026 Guide
Turkey has positioned itself as one of the most accessible and strategically attractive countries offering citizenship through real estate investment. Sitting at the crossroads of Europe, Asia, and the Middle East, Turkey combines geopolitical importance, a large domestic market, strong construction sector, and a clear legal framework that allows foreign investors to obtain citizenship within months—without residency requirements or language exams.
As of 2026, Turkish citizenship by real estate investment remains one of the most cost-effective citizenship programs globally, particularly when compared to European golden visa schemes or Caribbean citizenship programs. This guide provides a comprehensive, up-to-date explanation of how the program works, who qualifies, what properties are eligible, and how investors can navigate the process efficiently and safely.
Overview of the Turkish Citizenship by Investment Program
Turkey introduced its citizenship by investment program in 2017 and significantly restructured it in 2018 to attract foreign capital into the real estate sector. The most popular route within the program is real estate investment, which allows foreign nationals to obtain Turkish citizenship by purchasing qualifying property and committing to hold it for a minimum period.
The program is governed by Turkish Citizenship Law No. 5901 and related regulations issued by the Ministry of Interior and the Ministry of Environment, Urbanization, and Climate Change. It is a fully legal, government-backed process with transparent procedures when handled correctly.
By 2026, tens of thousands of investors from the Middle East, Europe, Asia, Africa, and the Americas have successfully obtained Turkish citizenship through property investment, making it one of the most tested and stable programs in the global market.
Minimum Investment Requirement (2026 Update)
As of 2026, the minimum real estate investment required to qualify for Turkish citizenship is:
USD 400,000
This amount must be:
Invested in one or more properties
Paid fully (no installments counted toward the minimum)
Verified through official valuation reports
Registered at the Land Registry with a resale restriction
The investment amount is calculated based on the official valuation report prepared by a licensed Turkish appraisal company—not the contract price alone.
Eligible Property Types
Foreign investors can choose from a wide range of property types, provided they meet program criteria. Eligible options include:
Residential apartments
Villas and townhouses
Commercial properties (offices, shops)
Mixed-use units
Land with construction (under specific conditions)
Off-plan properties are also eligible only if:
The title deed is issued
The full qualifying amount is paid
The valuation confirms the minimum value
Properties purchased from Turkish citizens or Turkish companies are allowed. However, properties previously used by another foreign investor for citizenship cannot be reused for the same purpose.
Mandatory Holding Period
To qualify for citizenship, the investor must commit to:
Holding the property for at least 3 years
This restriction is officially registered on the title deed (Tapu) and legally prevents sale or transfer during this period. After three years, the property can be sold freely without affecting citizenship status.
Importantly, there is no requirement to live in Turkey during these three years.
Step-by-Step Citizenship Process
1. Property Selection and Legal Due Diligence
The investor selects a qualifying property and conducts legal checks to ensure:
Clean title deed
No debts or mortgages
Eligibility for citizenship use
2. Property Valuation Report
An official valuation report is issued by a government-licensed appraisal firm, confirming the property’s market value meets the USD 400,000 threshold.
3. Title Deed Transfer
The property is registered at the Land Registry in the investor’s name, with the 3-year resale restriction added.
4. Certificate of Eligibility
The Ministry of Environment and Urbanization issues a Certificate of Eligibility confirming the investment qualifies for citizenship.
5. Residence Permit Application
A short-term residence permit is issued as a procedural requirement (not a residency obligation).
6. Citizenship Application
The final citizenship file is submitted to the Directorate General of Population and Citizenship Affairs.
7. Approval and Passport Issuance
Once approved, the investor and eligible family members receive Turkish ID cards and passports.
Total timeline (average in 2026):
3 to 6 months
Family Inclusion
One of the strongest advantages of Turkish citizenship by real estate investment is family coverage.
Included automatically:
Investor
Spouse
Children under 18
There are no additional investment requirements for family members. Citizenship is granted simultaneously to all eligible dependents.
Key Benefits of Turkish Citizenship
Global Mobility
Turkish passport holders enjoy visa-free or visa-on-arrival access to over 110 countries, with ongoing negotiations expanding travel access.
Strategic Location
Turkey offers unmatched access to Europe, the Middle East, Central Asia, and North Africa, making it ideal for international business and lifestyle mobility.
No Residency Requirement
Citizenship can be obtained and maintained without living in Turkey.
Dual Citizenship Allowed
Turkey permits dual and multiple citizenships without renunciation of existing nationality (subject to the investor’s home country laws).
Strong Real Estate Market
Turkey’s real estate market continues to attract domestic and international demand, particularly in Istanbul, Antalya, and emerging regions.
Access to Healthcare and Education
Citizens benefit from Turkey’s public healthcare system, private medical sector, and a growing number of international schools and universities.
Taxation and Financial Considerations
Turkey does not impose worldwide income tax on non-resident citizens. Tax residency is determined by physical presence.
Real estate taxes remain relatively low:
Annual property tax: approx. 0.1%–0.6%
Capital gains tax: exempt after 5 years of ownership
No inheritance tax issues for citizens in many cases
Professional tax planning is recommended for high-net-worth individuals.
Common Mistakes to Avoid
Relying on developer prices instead of official valuation
Buying property already used for citizenship
Paying part of the amount in installments
Working without a licensed lawyer or consultant
Ignoring resale restriction registration
These mistakes can lead to rejection or delays.
Is Turkish Citizenship by Investment Worth It in 2026?
For investors seeking:
A strong second passport
Real estate-backed citizenship
Fast processing
Family inclusion
No residency obligations
Turkey remains one of the most compelling options globally in 2026.
The combination of affordability, lifestyle appeal, strategic location, and legal clarity continues to differentiate Turkey from competing citizenship and residency programs.
Final Thoughts
Turkish citizenship through real estate investment is not just a legal transaction—it is a long-term strategic decision that blends asset ownership with global mobility and personal security.
When executed correctly, with proper legal guidance and project selection, it offers both a tangible investment and a permanent citizenship solution backed by a G20 economy.
