Turkish Citizenship by Property Investment: Understanding the USD 400,000 Requirement

Turkish Citizenship by Property Investment: Understanding the USD 400,000 Requirement

10.10.2026

Turkish Citizenship by Property Investment: Understanding the USD 400,000 Threshold

Under Turkish law, qualifying property investment can provide a route to exceptional acquisition of Turkish citizenship. The statutory framework is established by Article 12 of Turkish Citizenship Law No. 5901, subject to the conditions set out in the implementing legislation.

For property investors, the applicable threshold is at least USD 400,000 for qualifying acquisitions made on or after 19 September 2018. The investment must also satisfy the applicable land registry and citizenship requirements, including the required three-year undertaking concerning transfer of the property. Working with experienced legal advisors ensures that all title deed applications, valuation verification reports, and statutory compliance checks align with current Turkish citizenship regulations.

The USD 400,000 threshold is not assessed simply by reference to the property's advertised price. Under the current administrative framework, the investment amount is subject to specific verification based on the transaction documents, valuation documentation and relevant payment records.

TKGM's current procedure uses the Taşınmaz Edinim Sureti İle Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi (TTB) to confirm the investment amount accepted for citizenship purposes. The TTB is prepared through the prescribed electronic system and records the amount relevant to the citizenship assessment.

The amount used for the assessment is connected to the sale price or prices declared in the official deed, or the amounts specified in a qualifying promise-of-sale agreement, together with the relevant transfers or payments. These amounts must satisfy the applicable investment threshold and be confirmed through the prescribed procedure.

The timing and consistency of payments therefore matter. A buyer should establish that the proposed transaction satisfies the citizenship requirements before completing the acquisition, rather than relying solely on the property's commercial asking price or an informal market assessment.

The three-year undertaking is an integral part of the property-investment route. For a qualifying purchase, the undertaking concerning non-sale is recorded in the land registry in accordance with the applicable procedure.

The investment route should therefore be understood as a combination of requirements rather than a single monetary test. The property, acquisition documents, payment trail, investment verification and land registry records must collectively support the citizenship application.

Property Eligibility and Valuation Requirements

The property must satisfy both the general rules applicable to foreign acquisition and the specific conditions applicable to citizenship through property investment. The purchase price alone does not establish eligibility.

Under current TKGM guidance, qualifying property may include a property with established condominium ownership or condominium easement. A plot classified as land with a structure may also qualify, provided the applicable land registry requirements are satisfied.

Certain properties cannot be acquired for citizenship purposes under this framework. TKGM guidance identifies agricultural properties and undeveloped properties falling within the relevant statutory project-development restriction among the excluded categories. Timeshare rights are also not treated as qualifying property for this route.

The ownership structure is also important. A property acquired in shares by several foreign purchasers cannot be used by those purchasers individually on that basis for citizenship applications. By contrast, where a property is already registered to several owners, its entirety may be acquired by one foreign purchaser, subject to the other applicable conditions.

There is no fixed numerical limit on the number of properties that may be acquired by sale for this purpose. Where several qualifying properties are used, the relevant investment amounts may be combined, provided the applicable citizenship conditions and verification requirements are satisfied.

The investment amount is subject to a specific administrative verification process. Under TKGM's current framework, the Taşınmaz Edinim Sureti İle Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi (TTB) is used to confirm the amount relevant to the citizenship assessment.

The TTB is connected to the valuation process prescribed by TKGM. The current Generalge states that the TTB is prepared from the relevant property valuation report and submitted through the prescribed electronic system. A physical TTB is not accepted for processing under that procedure.

For the investment calculation, TKGM considers the relevant sale price or prices stated in the official deed, or the amount or amounts specified in a qualifying promise-of-sale agreement, together with the relevant transfers or payments. The prescribed documentation must support the amount accepted for citizenship purposes.

Where several properties are used, the relevant investment amounts can be assessed together under the applicable procedure. The supporting records should therefore be consistent across the different properties, payment records and land registry transactions.

The rules also recognise a qualifying promise-of-sale route. The relevant agreement must be executed before a notary and concern property with condominium ownership or condominium easement established. The applicable investment and land registry requirements must also be satisfied.

For this reason, due diligence should extend beyond the property's commercial value. Title status, property classification, ownership structure, transaction documents, valuation documentation, payment records and the TTB process should be reviewed together before the investment is completed. Consulting a qualified English-speaking lawyer in Fethiye allows foreign investors to manage cross-border banking transfers, land registry clearances, and local valuation filings with complete legal oversight.

The Citizenship Application and Compliance Process

Meeting the property investment requirement does not itself confer Turkish citizenship. The investment must first satisfy the applicable administrative requirements before the citizenship application can proceed.

For property acquisitions, the relevant investment information is reviewed through the competent land registry authorities. TKGM's Citizenship Transactions Unit is responsible for issuing the conformity document within the framework of the applicable citizenship regulations.

The conformity document should be distinguished from the citizenship decision itself. It confirms compliance with the relevant investment condition, whereas citizenship is acquired through the exceptional procedure under Article 12 of Law No. 5901, subject to the statutory requirements and the relevant decision-making process.

The investment verification process also relies on the supporting documentation for the transaction. The title deed, valuation documentation, TTB, payment records and identity information should accurately correspond with the investment and the information submitted to the authorities.

Once the investment conditions have been confirmed, the investor proceeds with the remaining stages applicable to the citizenship route. Nüfus ve Vatandaşlık İşleri identifies foreigners holding a residence permit under Article 31(1)(j) of Law No. 6458 among those falling within the exceptional citizenship framework under Article 12.

The citizenship application remains subject to the requirements of the exceptional acquisition framework. The investment condition should therefore not be treated as an automatic entitlement to citizenship. The other statutory conditions applicable to exceptional acquisition must also be satisfied.

The administrative stages should consequently be viewed as connected but distinct. The property transaction establishes the investment, the competent authorities verify compliance with the investment conditions, and the citizenship authorities assess the application under the citizenship framework.

This distinction is important for foreign investors because completing a property purchase does not itself constitute completion of the citizenship process. The subsequent administrative applications and assessments remain necessary.

Compliance should therefore be considered before the property transaction is completed. The proposed acquisition, ownership structure, payment arrangements and supporting documentation should be reviewed together so that potential issues can be identified before they affect the application.

Where circumstances change during the process, the effect on the investment qualification should also be considered before further action is taken. This is particularly relevant where ownership, payment arrangements or the structure of the investment changes.

Post-Purchase Restrictions and Legal Considerations

A qualifying property acquisition requires a three-year undertaking concerning the non-sale of the property. The undertaking is recorded in the land registry as part of the citizenship investment process.

The undertaking is an important condition of the investment route. It should therefore be considered when assessing the investment from the outset, particularly where the investor may need to transfer or restructure ownership during the three-year period.

After the three-year period has expired, the undertaking may be removed from the land registry upon the owner's request, subject to the applicable administrative procedure. TKGM's published guidance provides for removal following expiry of the prescribed period.

A different procedure applies where removal is requested before the three-year period has expired. TKGM's guidance provides for the relevant authorities to be informed because of the potential consequences for the citizenship position.

An early transfer should therefore not be treated as equivalent to an ordinary sale following completion of the three-year period. Before taking such action, the investor should assess its potential effect on the citizenship position and the relevant land registry records.

The same consideration applies where the investor proposes to alter the ownership structure rather than sell the entire property. Any transaction affecting the qualifying investment should be reviewed against the land registry undertaking and the conditions under which the investment was accepted.

The property restriction should also be distinguished from the citizenship decision itself. The property investment is one statutory route to exceptional acquisition of Turkish citizenship, but the investment condition and the subsequent legal status of the applicant are related matters rather than identical concepts.

Investors should retain the documents supporting the original acquisition and citizenship application. These may include the title deed, valuation documentation, TTB, payment evidence and documents issued during the citizenship procedure.

Where a future sale or transfer is contemplated, the timing of the proposed transaction should be checked against the date on which the three-year undertaking began. The relevant land registry records should also be reviewed before any request is made to remove or alter the undertaking.

Accordingly, the acquisition of an investment property should be viewed as a transaction carrying continuing legal obligations. Before selling, transferring or otherwise changing the ownership position, the investor should confirm the effect of the proposed transaction under the applicable Turkish citizenship and land registry rules.

FAQ

Can I buy multiple properties to qualify for Turkish citizenship by property investment?

Yes. Current TKGM guidance does not impose a fixed numerical limit on properties acquired by sale for this purpose. Qualifying investment amounts may be combined, subject to the applicable verification and documentation requirements.

What happens if my property is worth less than USD 400,000?

The applicable investment requirement is a minimum of USD 400,000. The amount accepted for citizenship purposes is determined through the prescribed verification process and the relevant transaction and payment documentation.

Can I sell my investment property after obtaining Turkish citizenship?

A qualifying property is subject to a three-year undertaking concerning its non-sale, recorded in the land registry. A transfer before expiry of that period may have citizenship-related consequences and should therefore be assessed before any sale or request to remove the undertaking.

Summary

Turkish citizenship by property investment requires more than meeting the USD 400,000 minimum investment threshold. The property must qualify under the applicable Turkish rules, while the transaction, valuation, payment records and investment documentation must satisfy the prescribed verification process. Investors should also account for the three-year undertaking concerning non-sale and its implications before transferring the property. Careful legal and documentary review before purchase can help identify issues that may affect the citizenship application.

For professional legal assistance with your property, company or residence process in Turkey, contact Gokalp Legal.

This article provides general information and does not constitute legal advice.