Recent amendments to the Regulation on the Implementation of the Turkish Citizenship Law have brought significant, lasting changes to the process of acquiring Turkish citizenship through investment in real estate. These changes, published in the Official Gazette, redefined the criteria for citizenship acquisition through property, narrowing the scope of eligible real estate for foreign investors, and this narrower definition remains the operative rule today.
Quick Answer: Since the 12 December 2023 amendment to Article 20 of the Implementing Regulation of the Turkish Citizenship Law, a property purchased to qualify for citizenship by investment must have condominium ownership, kat mülkiyeti, or a condominium easement, kat irtifakı, already established, or must be land with a structure already built on it. Bare, undeveloped land without an established condominium easement and without any structure on it no longer qualifies, regardless of its value. The minimum investment amount remains 400,000 US Dollars, the lowest threshold among the six recognised investment routes to citizenship, and the property must carry a title deed annotation committing not to sell it for three years.
The amendment modifies the definition of qualifying real estate, shifting from a broader concept to a more specific requirement. Previously, the regulation accepted any immovable property valued at 400,000 US Dollars or more as sufficient for citizenship acquisition. The current rule, in force since the December 2023 change, instead requires that the property be classified as a condominium, land with condominium easement rights already established, or a building constructed on the land in question. For more on the financial benchmark itself, see our guide on how to navigate the 400,000 US Dollar investment threshold in Türkiye.
This adjustment represents a considerable shift in the eligibility criteria, limiting the options available for foreign investors seeking Turkish citizenship through real estate. Vacant land without condominium easement rights established, and without any structure on it, no longer qualifies for citizenship acquisition under the current regulation, regardless of how valuable that land may otherwise be. The amendment is intended to ensure that only developed or genuinely developing properties contribute to citizenship acquisition, aligning with the government's stated objective of channelling this specific investment route toward productive, built real estate rather than speculative land holding.
A key part of meeting the current criteria is documenting the property's worth correctly, which is why a real estate valuation report in Turkiye, prepared by a licensed appraisal firm, is essential to any application. For the full picture of current requirements, our updated Turkish citizenship real estate guide provides a direct translation of the regulation.
Real estate remains the lowest cost route into Türkiye's investment based citizenship programme. Of the six currently recognised investment routes, a qualifying real estate purchase at 400,000 US Dollars is the only one set below 500,000 US Dollars; the alternative routes, including a bank deposit, a fixed capital investment, a government debt instrument purchase, or a qualifying fund participation share, each require at least 500,000 US Dollars, while a job creation route requires generating employment for at least 50 people rather than meeting a specific monetary threshold. All foreign currency amounts under the programme are calculated using the Central Bank of the Republic of Türkiye's effective selling rate on the date the qualifying transaction is confirmed.
Unlike ordinary naturalisation through residence, this investment based route does not require a set period of physical presence in Türkiye, a language examination, or continuous, uninterrupted residence before the application is filed, and there is no obligation to live in Türkiye after citizenship is granted. The trade off is that the underlying investment must genuinely be maintained for the required period; the Regulation is explicit that failing to do so can put the citizenship decision itself at risk, which is a materially different kind of ongoing obligation than the residence based route carries once citizenship has actually been granted.
Where an investor qualifies through this route, their spouse and any children under the age of 18 can generally be included in the same citizenship application, acquiring citizenship alongside the primary investor rather than needing to qualify separately. The three year title deed annotation restricting sale of the property is not a mere formality; disposing of the property before this period has elapsed can expose the citizenship already granted on this basis to cancellation, since the Regulation ties the underlying status directly to the investment being genuinely maintained for the full required period.
Property with condominium ownership or a condominium easement already established, or land with a structure already built on it. Bare, undeveloped land without either of these does not qualify.
No, the minimum amount itself remained 400,000 US Dollars; the amendment specifically narrowed which types of property can be used to meet that amount, not the amount itself.
Only if a condominium easement has already been established on it, or a structure has already been built on it; otherwise, vacant land alone no longer qualifies under the current regulation.
Yes, at 400,000 US Dollars it is the lowest threshold among the six currently recognised investment routes, with most of the alternatives set at 500,000 US Dollars.
Yes, generally a spouse and children under 18 can be included in the same application and acquire citizenship alongside the primary investor.
This can expose the citizenship already granted on this basis to cancellation, since the programme requires the investment to be genuinely maintained for the full three year period, not merely made at the outset.
Yes, a valuation report prepared by a licensed appraisal firm is an essential part of documenting that the property genuinely meets the required investment threshold.
Using the Central Bank of the Republic of Türkiye's effective selling rate on the date the qualifying transaction is confirmed, rather than a rate fixed at any earlier point in the process.
This is possible in principle where each individual property independently meets the current eligibility criteria described above, though the specific structuring of a multi-property purchase should be confirmed with counsel before proceeding.
Yes, provided it similarly has condominium ownership or a condominium easement established, consistent with the same underlying eligibility standard that applies to residential property.
Previously, the regulation accepted any immovable property valued at 400,000 US Dollars or more, without the more specific condominium or built structure requirement introduced by the current rule.
Yes, including a bank deposit, a fixed capital investment, a government debt instrument purchase, a qualifying fund participation share, and a job creation route based on employing at least 50 people, each generally requiring 500,000 US Dollars where a monetary threshold applies.
The property can generally serve residential, commercial, or mixed use purposes, provided it independently satisfies the current condominium ownership, condominium easement, or built structure requirement described above.
Confirm the property's current title deed status, including whether condominium ownership or a condominium easement is already recorded, and arrange a valuation report early, since both of these directly determine whether the specific property will actually satisfy the current eligibility criteria.
The December 2023 amendment brought lasting clarity to the citizenship by real estate investment process, specifying precisely which types of property remain eligible for this route and which no longer qualify, and this remains the governing standard today. While the earlier rule offered broader possibilities, the current criteria are intended to ensure that investments made under this programme contribute meaningfully to the development of the Turkish real estate market rather than to undeveloped land held purely as an investment vehicle. Foreign investors navigating this route should carefully confirm that any property under consideration genuinely meets the current requirements before committing funds.
For expert legal guidance on navigating the current regulations for Turkish citizenship acquisition through real estate investment, consult Bayraktar Attorneys. Our team offers specialised insight and support to facilitate a smooth and compliant process. Contact us today to learn more about your options and begin your journey towards Turkish citizenship.
