Citizenship through property
How to get Turkish citizenship by buying property: programme conditions, the steps in order, timing and the pitfalls.
In short
- Minimum$400,000 — can be several properties
- No-sale period3 years, noted on the title deed
- Timingabout 12 months on average
- Familyspouse and children under 18
Turkey grants citizenship to foreigners who buy property worth at least $400,000 and undertake not to sell it for 3 years. There is no language test and no residence requirement, and Turkey allows dual citizenship — but check whether your own country does.
Key conditions
- Value — at least $400,000 according to a licensed valuer's report (SPK). You can buy several properties as long as the total reaches the threshold.
- Payment — in foreign currency through a Turkish bank, selling the currency and obtaining a DAB certificate. Cash and transfers that bypass the bank do not count.
- No-sale annotation — a 3-year restriction (şerh) is noted on the title deed.
- Taxes and fees are not included in the $400,000.
- The property must not have been used for citizenship by another foreigner before.
Steps
- Choose and check the property: title deed, no encumbrances, building permit and occupancy certificate (iskan), a realistic market price.
- Get a tax number and open a Turkish bank account.
- Valuation: the value in the report must be at least $400,000.
- Transfer the money, sell the currency to the bank, obtain the DAB.
- Transfer the title deed and register the no-sale annotation.
- Obtain the certificate of eligibility (uygunluk belgesi) from the land registry.
- Get an investor residence permit, then apply for citizenship for the whole family.
- Checks and decision. On average the whole process takes about 12 months.
Who qualifies with you
Your spouse and children under 18. Adult children apply separately and must meet the conditions on their own.
Restrictions and risks
- Citizens of some countries (as of 2026 — Armenia, Cuba, Nigeria, North Korea and Syria) cannot obtain citizenship under this programme.
- The main risk is an inflated price: sometimes the value is "adjusted" to reach $400,000. Get an independent check and compare with the market, or you may lose money when you resell.
- The programme changes over time: in 2022 the threshold was raised from $250,000 to $400,000. What counts are the rules on the date of purchase.
The purchase process itself is covered in Buying a flat.
Information is current as of November 2026 and is for general guidance only. Turkish rules and fees change often — check the details with a lawyer before making an important decision.