Türkiye's property route to citizenship starts with a qualifying real estate investment of at least USD 400,000. The purchase must also meet the rules on property status, accepted investment value, payment evidence and a three-year restriction on sale. An advertised price above the threshold is only one part of the assessment.
This guide explains Turkish citizenship by investment property requirements and the checks to complete before committing funds. It focuses on the purchase route, while distinguishing it from a reservation agreement or a qualifying notarised promise of sale.
Is USD 400,000 the entire citizenship budget?
No. The figure is the minimum qualifying property investment, not an all-inclusive family application package. The official Invest in Türkiye guide confirms the threshold and the requirement for a resale restriction in the land registry.
Keep two budgets: the amount that can be accepted towards the investment requirement, and the additional costs of buying, documenting and maintaining the property. Do not assume that taxes, agency charges, legal work, furnishing or application expenses can be added to a lower property value to reach the threshold.
A sensible shortlist should therefore consider both citizenship suitability and the property's underlying merits: location, condition, running costs and realistic resale demand.
Which types of property can qualify?
The TKGM citizenship property guide dated 9 December 2024 reflects the narrower property definition introduced in December 2023. Relevant categories include property with condominium ownership, construction servitude, or land classified as a building plot with an existing structure. An empty plot or agricultural field does not qualify simply because its price exceeds USD 400,000.
Condominium ownership is commonly described as kat mülkiyeti; construction servitude as kat irtifakı. Have the actual registry status checked rather than relying on a development brochure.
Also review the seller, ownership history and any previous use of the property for a citizenship investment. Separately, foreign-buyer eligibility and location restrictions must be checked for the applicant and the specific parcel.
How do valuation and the TTB affect eligibility?
Property valuation for Turkish citizenship is not the seller's asking price or an informal agent estimate. TKGM's amended Circular 2024/4 describes the TTB, the document confirming the property amount acceptable for citizenship purposes, derived from the official valuation process.
The declared transaction amount and payment evidence must meet the required threshold and be confirmed through that process. The TTB is transmitted through the official systems; a privately supplied printout is not a substitute for the prescribed electronic record.
| Illustrative purchase | Amount |
|---|---|
| Agreed and declared purchase price | USD 420,000 |
| Documented qualifying payment | USD 420,000 equivalent |
| Investment amount accepted through the TTB process | USD 385,000 equivalent |
In this example, paying USD 420,000 does not cure the shortfall in accepted investment value. Resolve the position before proceeding, rather than assuming a higher invoice guarantees eligibility.
What bank documents are needed for the purchase?
The foreign-exchange purchase document, Döviz Alım Belgesi or DAB, and the payment receipt perform different functions. TKGM's foreign-exchange announcement explains that citizenship-related purchases also require evidence of the transfer from buyer to seller.
Article 13 of the Central Bank's July 2025 Capital Movements Circular sets out the bank-mediated foreign-exchange process before the land registry transaction and electronic delivery of the DAB to the registry.
Coordinate the sequence with the bank and legal representative before transferring money. Match the buyer, property, amounts and transaction references across the records. Do not assume that a transfer to a developer's intermediary, an unexplained third-party payment or a cash receipt will satisfy the required evidence.
When does the three-year holding period begin?
The three-year holding rule is implemented through the land registry undertaking and entry. Under TKGM's guide, the purchase route refers to the acquisition or declaration date, with the declaration date used where requested through the registration request document. The promise-of-sale route uses the annotation date.
Confirm the applicable start and end dates from the actual registry record. Do not count from a reservation payment, a developer's expected handover date or the date your passport is issued.
Plan for an investment that cannot be freely sold during the undertaking. When the period ends, verify the procedure for removing the entry and any remaining restrictions. A developer's resale promise is not a guaranteed exit price or a substitute for legal review.
Which additional purchase costs should you allow for?
Request an itemised estimate for the specific property and transaction. Check which party pays each charge and whether the quoted price includes applicable taxes.
| Budget item | What to establish |
|---|---|
| Transfer and registry charges | Taxable basis, applicable charges and agreed allocation |
| VAT, where applicable | Whether the sale is taxable and whether any exemption actually applies |
| Valuation and legal work | Scope, official process, representation and document costs |
| Translation and family paperwork | Certification requirements and documents needed for each applicant |
| Ownership costs | Insurance, maintenance, management and an allowance for repairs |
Assess the investment without assuming rental income or future price growth. Keep money available for costs outside the qualifying purchase amount and for holding the property through the required period.
What happens after the property investment is confirmed?
The Directorate General of Population and Citizenship Affairs distinguishes investment compliance, residence and citizenship stages:
- Meet the investment conditions and obtain the relevant certificate of conformity.
- Complete the applicable investor residence permit process.
- Submit the citizenship application with the required personal and family documents.
- Respond to further requests and await the competent authorities' assessment and final decision.
Property ownership, the TTB and the certificate of conformity are not themselves citizenship approval. Do not treat a completed transfer as a promise that a passport will be issued on a fixed date.
What should you check before paying a deposit?
- Confirm that both the applicant and the property are eligible.
- Check title status, seller authority, mortgages, liens and other restrictions.
- Establish the valuation route and likely acceptable investment amount.
- Agree the bank payment sequence and required supporting records.
- Have deposit, refund, completion and handover terms independently reviewed.
- Budget for external costs and the three-year commitment.
Our Türkiye citizenship programme page explains the wider programme. Capitals28 can help coordinate a review of your proposed route within its citizenship services. Bring the property details, proposed price, title information and seller documents so the discussion addresses the actual transaction, rather than only the USD 400,000 investment threshold.
