Turkish Citizenship by Investment 2026: Real Estate, Capital, and Legal Requirements

The Three Qualifying Routes

Turkey's citizenship by investment program provides foreign investors with a route to Turkish citizenship through qualifying investments. The program offers several investment options with defined minimum thresholds and holding requirements. However, each route is subject to specific legal and procedural requirements, and issues relating to property valuation, title deeds, payment documentation, or application formalities can result in delays or complications if they are not addressed at an early stage.

This guide covers the principal qualifying routes, the applicable thresholds in 2026, the application process, and the legal issues that foreign investors should consider when applying for Turkish citizenship by investment.

Turkey's citizenship by investment program is governed primarily by Turkish Citizenship Law No. 5901 and the Regulation on the Implementation of the Turkish Citizenship Law. There are three principal investment routes commonly used by foreign investors.

Real estate investment is the most commonly used route. An applicant must acquire qualifying real estate with a value of at least USD 400,000 and undertake not to sell the property for a period of three years. The required restriction is recorded in the land registry.

For citizenship purposes, satisfying the USD 400,000 threshold requires more than simply stating that amount in the sale agreement. The relevant values, including the purchase price declared in the official deed or preliminary sale agreement and the documented payment amounts, must satisfy the applicable threshold and be verified in accordance with the procedures of the Directorate General of Land Registry and Cadastre (TKGM). Under the current system, the qualifying investment value is verified through the Real Estate Investment Amount Determination Certificate (Tutar Tespit Belgesi – TTB), which is generated on the basis of the relevant valuation process.

More than one property may be used to satisfy the USD 400,000 threshold, subject to the applicable rules. However, applications based on a preliminary sale agreement are subject to specific requirements, including that the required amount be covered under a single agreement. The structure of the transaction should therefore be reviewed before the acquisition is completed.

The capital investment route includes several alternatives:

Each investment category is subject to its own competent authority, documentary requirements, and confirmation procedure. Applicants should therefore determine the appropriate investment structure and applicable requirements before completing the transaction.

An applicant may also qualify by creating employment for at least 50 persons, subject to confirmation by the competent authority. This route is generally more relevant to investors establishing or expanding business operations in Turkey than to individuals seeking citizenship through a passive investment.

Route | Minimum Amount | Holding Period | Confirming Authority
Real estate purchase | USD 400,000 | 3 years | Directorate General of Land Registry and Cadastre (TKGM)

Fixed capital investment | USD 500,000 | N/A | Ministry of Industry and Technology

Bank deposit | USD 500,000 | 3 years | Banking Regulation and Supervision Agency (BDDK)

Government debt instruments | USD 500,000 | 3 years | Ministry of Treasury and Finance

Real estate investment fund or venture capital investment fund participation shares | USD 500,000 | 3 years | Capital Markets Board (SPK)

Job creation | 50 persons | N/A | Ministry of Labour and Social Security

Who Can Apply
Turkish citizenship by investment is available to foreign nationals who meet the applicable investment and procedural requirements. Eligibility may also be subject to restrictions arising from other areas of Turkish law, including rules applicable to the acquisition of real estate by foreign nationals.

The applicant's foreign spouse and minor and dependent children may generally be included within the scope of the exceptional citizenship process, subject to the applicable legal and documentary requirements. Parents and adult children are not automatically included and would generally need to qualify independently.

Applicants must not have any circumstances that constitute an obstacle with respect to national security or public order. Applications are subject to the relevant security and administrative assessments, and satisfying the investment requirements does not, by itself, create an absolute right to acquire Turkish citizenship.

The Application Process: Step by Step
Step 1: Obtain a Tax Identification Number
Before completing most investment-related transactions in Turkey, applicants generally need a Turkish tax identification number. This can be obtained from a tax office or through the relevant electronic services of the Turkish tax administration. It is commonly required for banking, property acquisition, and other administrative procedures connected with the citizenship application.

Step 2: Complete the Investment
For real estate investments, the acquisition must be completed in accordance with the applicable land registry and citizenship requirements, including payment documentation and the registration of the required three-year non-disposal undertaking.

For citizenship-related real estate transactions, the qualifying investment amount is verified through the Real Estate Investment Amount Determination Certificate (Tutar Tespit Belgesi – TTB). Under the current TKGM framework, the period between the TTB and the citizenship-related land registry application must not exceed six months.

For capital investment routes, the relevant investment must be completed and verified by the competent authority before the citizenship application proceeds.

Step 3: Obtain the Certificate of Conformity
Once the qualifying investment has been completed, the applicant must obtain a Certificate of Conformity (uygunluk belgesi) from the competent authority for the relevant investment route.

For real estate investments, the process is administered through the Directorate General of Land Registry and Cadastre (TKGM) under the Ministry of Environment, Urbanisation and Climate Change. For other investment routes, the competent authority varies depending on the type of investment.

The Certificate of Conformity confirms that the applicable minimum investment requirement has been satisfied and is required for the subsequent residence permit and citizenship stages.

Step 4: Apply for a Short-Term Residence Permit
Applicants proceeding under the investment route must obtain a short-term residence permit under Article 31(1)(j) of Law No. 6458 on Foreigners and International Protection before filing the citizenship application. The application is handled through the competent migration authority.

Step 5: File the Citizenship Application
After obtaining the Certificate of Conformity and the required short-term residence permit, the citizenship application is filed with the competent Provincial Directorate of Population and Citizenship Affairs.

The supporting documents depend on the applicant's circumstances and may include the Certificate of Conformity, residence permit documentation, passport and civil-status records, photographs, and other documents required by the competent authorities.

Step 6: Processing and Approval
The application is reviewed by the competent Turkish authorities and is subject to the required administrative and national security/public order assessments. Meeting the investment requirements does not create an automatic right to Turkish citizenship; exceptional citizenship is ultimately subject to the statutory decision-making process.

Processing times vary depending on the completeness of the file, the investment route, and any additional administrative or security review. Once citizenship is granted, the applicant may complete the procedures for obtaining a Turkish identity card and passport.

Valuation and Investment Amount Gaps
One of the key issues in real estate-based citizenship applications is ensuring that the investment satisfies the statutory minimum value under each of the relevant valuation and payment criteria.

Under the current TKGM framework, the qualifying investment amount is verified through the Real Estate Investment Amount Determination Certificate (Tutar Tespit Belgesi – TTB). The amount stated in the official deed or preliminary sale agreement, the documented payments, and the relevant valuation figures must satisfy the applicable USD 400,000 threshold in accordance with the applicable rules.

Investors should therefore verify the qualifying value and payment structure before completing the transaction rather than relying solely on the contractual purchase price.

Title Deed Encumbrances
Existing mortgages, liens, or other encumbrances should be identified and reviewed before the acquisition. An encumbered property is not necessarily excluded from a citizenship-related transaction; however, certain encumbrances may affect the amount that can be taken into account for citizenship purposes or otherwise complicate the transaction.

Where financing or an existing mortgage is involved, the structure should therefore be assessed against the applicable TKGM requirements before the transaction is completed.

Currency and Payment Documentation
Real estate transactions involving foreign individual purchasers are subject to specific foreign exchange and payment documentation requirements. The relevant foreign currency amount must be sold to a Turkish bank for onward sale to the Central Bank of the Republic of Türkiye, and the bank issues a Foreign Exchange Purchase Certificate (Döviz Alım Belgesi – DAB).

The DAB and bank-approved payment receipts form part of the documentation used to verify the qualifying investment amount. Accordingly, the payment trail should be structured and documented in accordance with the applicable requirements before the land registry transaction is completed.

Off-Plan Properties
Citizenship by investment may also be available through a notarised preliminary agreement for sale (taşınmaz satış vaadi sözleşmesi), provided the property and transaction satisfy the applicable statutory requirements.

Where this route is used, the qualifying investment amount must be covered by a single preliminary sale agreement, although more than one property may be included in that agreement. The agreement must also comply with the applicable payment, annotation, and property eligibility requirements.

Because eligibility depends on the legal status of the property and the structure of the agreement, off-plan transactions should be reviewed before the investor enters into a binding purchase arrangement.

Spouse and Children Documentation
Where eligible family members are included in the application, the authorities may require foreign civil-status documents such as birth and marriage records to be duly legalised or apostilled, where applicable, and translated in accordance with Turkish procedural requirements.

Document requirements may vary depending on the applicant's nationality, family circumstances, and the country in which the relevant records were issued. Applicants should therefore confirm the required form and validity of each document before filing.

Why Legal Counsel Matters Here
The citizenship by investment process involves multiple government authorities, specific documentary and procedural requirements, and investment structures that must comply with the applicable rules from the outset. Issues relating to property valuation, payment documentation, certificates, residence permits, or other procedural requirements can delay the application or affect its outcome.

A refusal or procedural issue does not necessarily affect the investor's ownership of the underlying investment. However, depending on the reason for the refusal, additional documentation, corrective steps, or further legal or administrative action may be required.

Working with a Turkish law firm experienced in citizenship by investment matters helps ensure that the proposed investment structure is reviewed before funds are committed, that the relevant documentation and procedures are addressed correctly, and that the investor is represented throughout the application process.

Miran Legal advises foreign investors on Turkish citizenship by investment applications across the available qualifying routes, including real estate transactions, Certificate of Conformity procedures, residence permit applications, and the citizenship application process.

What is the minimum investment for Turkish citizenship in 2026?
For the real estate route, the minimum qualifying investment is USD 400,000. The principal capital investment routes generally require at least USD 500,000, including qualifying fixed capital investments, bank deposits, government debt instruments, and specified investment fund participation shares. Alternatively, an applicant may qualify by creating employment for at least 50 persons, subject to confirmation by the competent authority.

Can I buy multiple properties to reach the USD 400,000 threshold?
Yes. More than one property may be used to satisfy the USD 400,000 threshold, subject to the applicable requirements. Where the application is based on a notarised preliminary agreement for sale, specific rules apply, including the requirement that the qualifying amount be covered under a single agreement. The transaction structure and eligibility of the relevant properties should therefore be reviewed before completion.

How long does the Turkish citizenship by investment process take?
There is no single guaranteed processing period. The timeline depends on the investment route, the completeness of the application, and the administrative and security assessments carried out by the competent authorities. Applications requiring additional documentation or review may take longer.

Does my family get citizenship too?
The applicant's foreign spouse and minor and dependent children may generally be included within the scope of the exceptional citizenship process, subject to the applicable legal and documentary requirements. Parents and adult children are not automatically included and would generally need to qualify independently.

Can I sell the property after receiving citizenship?
The property must remain subject to the required three-year non-disposal restriction. Accordingly, the investor must comply with the undertaking not to sell the qualifying property during the applicable three-year period. Failure to comply with the conditions on which citizenship was acquired may have legal consequences and should be assessed under the applicable citizenship and land registry rules.

What happens if the qualifying value of my property is below USD 400,000?
The real estate investment must satisfy the applicable USD 400,000 minimum threshold in accordance with the current valuation, payment, and land registry requirements. Under the current TKGM framework, the qualifying investment amount is verified through the Real Estate Investment Amount Determination Certificate (Tutar Tespit Belgesi – TTB). If the applicable threshold is not satisfied, the real estate investment will not qualify for the citizenship route on that basis. The investment structure and qualifying value should therefore be verified before the transaction is completed.

Do I need to live in Turkey to maintain my citizenship?
No. The citizenship by investment route does not impose an ongoing physical residence requirement after Turkish citizenship has been acquired. However, applicants must complete the residence permit and other procedural requirements applicable during the citizenship application process.

Turkey's citizenship by investment framework offers several routes for qualifying foreign investors, but each route is subject to specific legal, financial, and procedural requirements. Structuring the investment correctly before funds are committed can help avoid problems during the conformity, residence permit, and citizenship application stages. Miran Legal advises foreign investors throughout the process, from initial investment structuring to the completion of citizenship and passport procedures.