Turkish citizenship by investment requires a qualifying investment and official approval. The property threshold is USD 400,000; several financial categories require USD 500,000, including designated private pension contributions. The employment category requires 50 jobs. Property valuation / TTB, holding commitments, documentation and competent-authority checks must be satisfied. No investment guarantees citizenship.
Turkish citizenship by investment is an exceptional naturalisation procedure. The investment route, supporting documents and official conformity review must be assessed before funds are committed. This guide explains the available routes, property valuation, costs and application stages for foreign investors.
Content reviewed and updated:
This update adds the private pension route, the September 2026 TKGM valuation and TTB changes, the 2026 exceptional-citizenship application fee and the separate US E-2 domicile condition. Investment eligibility does not guarantee approval.
The rules below are taken from the official Guide on the Implementation of the Turkish Citizenship Law, which governs how title deed offices assess real estate investments.
This Guide has been issued pursuant to the authority granted by Article 20(9) of the Regulation on the Implementation of the Turkish Citizenship Law, which provides:
"The procedures and principles to be applied in determining whether the investment conditions specified in the second paragraph have been met shall be determined by the institution making the determination."
Under Article 20(2)(b) of the Regulation, foreign individuals who purchase a property with condominium ownership or condominium servitude, or a plot of land with a building on it, worth at least 400,000 USD or equivalent foreign currency (the eligible property description was amended on 12 December 2023; the USD 400,000 threshold took effect on 13 June 2022), with a restriction that it cannot be sold for three years annotated on the title deed, or who sign a notarized promise of sale contract for such property with full payment, may acquire Turkish citizenship by decision of the President, provided the purchase is verified by the Ministry of Environment, Urbanization, and Climate Change. For a broader overview of the program, see our guide on acquiring Turkish citizenship through investment.
The real estate threshold has changed over time. The dates below describe the rules introduced at each stage.
12 January 2017–18 September 2018: The real estate investment threshold was USD 1,000,000.
19 September 2018–12 June 2022: The real estate purchase threshold was USD 250,000, following Presidential Decision No. 106.
7 December 2018: The notarised promise-of-sale route was introduced with a USD 250,000 threshold and the required payment and land-registry undertakings.
6 January 2022: Foreign-exchange conversion rules were introduced, requiring the relevant foreign currency to be sold to a Turkish bank for onward sale to the Central Bank.
13 June 2022: The real estate threshold increased to USD 400,000 for purchases and qualifying promises of sale. This amendment was published on 13 May 2022 in Presidential Decision No. 5554 and took effect one month later.
These historical thresholds do not determine whether an earlier purchase qualifies for a new application. The acquisition date, application date, current investment-determination procedures and applicable transitional rules must be considered together. In particular, the former USD 250,000 threshold is not a current offer.
Official sources: Presidential Decision No. 106 (19 September 2018); Presidential Decision No. 5554 (13 May 2022); TKGM: acquisition of citizenship.
Correction, 11 September 2026: The previous chronology incorrectly described the 2018 threshold as USD 400,000. It was USD 250,000; the increase to USD 400,000 took effect on 13 June 2022.
The TKGM guide dated 1 February 2024 followed these earlier regulatory changes. Its date is distinct from the programme's introduction and the effective dates of the investment thresholds.
The foundation of Turkey's CBI program is rooted in Article 12 of the Turkish Citizenship Law (Law No. 5901), which allows for the acquisition of citizenship under exceptional circumstances. This framework is further detailed by Article 20 of the Regulation on the Implementation of the Turkish Citizenship Law, alongside various Presidential Decrees that specify the qualifying investment types and thresholds. These legislative instruments collectively establish a clear, albeit intricate, legal structure for foreign nationals to become Turkish citizens.
Applications are meticulously reviewed by the Ministry of Interior, following certifications from relevant governmental authorities such as the Ministry of Environment and Urbanization for real estate, the Banking Regulation and Supervision Agency (BDDK) for bank deposits, and the Ministry of Industry and Technology for capital investments. The administrative nature of this process demands strict adherence to procedural accuracy and comprehensive documentary compliance. Any deviation or error in structuring the investment or filing the application can lead to significant delays or outright rejection. Therefore, the professional legal oversight provided by Bayraktar Attorneys is not merely an advantage but an essential component for a successful application.
The current official investment guide lists seven qualifying categories, including the private pension contribution route. Each requires confirmation by its competent authority. See the official investment routes.
| Qualifying route | Minimum | Holding period | Certificate of Eligibility issued by |
|---|---|---|---|
Real estate purchase | USD 400,000 | 3 years, recorded as a no-sale annotation on the title deed | General Directorate of Land Registry and Cadastre |
Bank deposit | USD 500,000 | 3 years in a Turkish bank | Banking Regulation and Supervision Agency (BDDK) |
Government bonds | USD 500,000 | 3 years | Ministry of Treasury and Finance |
Fixed capital investment | USD 500,000 | Route-specific investment and certification requirements | Ministry of Industry and Technology |
Real estate or venture capital fund shares | USD 500,000 | 3 years, held in a citizenship blockage sub-account at the Central Registry Agency (MKK) | Capital Markets Board of Türkiye (SPK) |
Job creation | 50 employees | Employment must meet the competent authority’s criteria | Ministry of Labour and Social Security |
Private pension contribution | USD 500,000 or equivalent foreign currency | 3 years in the designated pension funds / system | Insurance and Private Pension Regulation and Supervision Agency (SEDDK) |
Earlier property acquisitions and promises of sale need a separate transitional-rule review. The acquisition date alone does not establish eligibility for a new application. Check the current threshold, required undertakings and transaction records before relying on an existing asset.
Our Turkish citizenship legal service can review the legal requirements and documentation for the proposed route.
This is the most popular and frequently chosen route. Foreign nationals can acquire Turkish citizenship by purchasing real estate with a minimum value of USD 400,000 (or its equivalent in foreign currency or Turkish Lira). This investment requires a 3-year no-sale annotation to be registered in the title deed. Alternatively, a notarized property purchase promise agreement for a prepayment of at least USD 400,000 for properties with construction servitude or condominium ownership is also acceptable, provided the agreement is registered with the Land Registry along with a three-year no-transfer undertaking. For a deeper dive into the buying process, see our legal guide to buying property in Türkiye for foreign investors.
Key Considerations for Real Estate Investment:
Qualifying property and payment: Check the eligible property type, accepted investment amount, title-deed or promise-of-sale price, documented payments and the TTB process. A negotiated asking price alone does not prove eligibility. Bank-transfer and applicable foreign-exchange documentation must be prepared for the transaction.
Payment Method: All payments must be made via bank transfer, with certified payment receipts. International transfers require confirmation from the originating bank.
Restrictions: While reciprocity requirements have been eased, foreign ownership is subject to limits, including not exceeding 10% of privately owned land in a given district and a national total of 30 hectares. Properties in military or security zones are prohibited. Bayraktar Attorneys conducts thorough legal due diligence on title deeds, zoning compliance, and construction permits to mitigate risks.
Property valuation and the September 2026 changes: The updated TKGM Circular 2024/2 permits an SPK-authorised valuation company with active TDUB membership and TADEBİS access to prepare the report; the process is no longer limited to GEDAŞ. The updated rules state a 12-month use period for valuation reports used in land-registry transactions. Changes affecting the property value may require a fresh report earlier. TKGM valuation update.
TTB and the qualifying amount: Updated Circular 2024/4 describes the TTB (Taşınmaz Edinim Sureti İle Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi) as the report-linked document confirming the accepted citizenship investment amount. It is transmitted through TADEBİS / TAKBİS / WebTapu, rather than supplied as a paper substitute. The interval between the TTB and the relevant citizenship-related transaction application must not exceed 12 months; beyond that, the underlying report is renewed. Specific exemptions exist. TKGM TTB update.
Foreign investors can qualify by depositing a minimum of USD 500,000 (or its equivalent in foreign currency or Turkish Lira) into a Turkish bank. This deposit must be maintained for at least three years, with a commitment not to withdraw the funds during this period. The Banking Regulation and Supervision Agency (BDDK) verifies this investment.
Important Aspects of Bank Deposits:
Confirm the citizenship-specific foreign-exchange conversion, account structure, three-year undertaking and conformity documents with the bank before transferring funds.
Interest, participation returns, permitted withdrawals and currency treatment depend on the chosen account and current rules. They must not be treated as a guaranteed investment return.
The legal review covers identity, source-of-funds records and any required power of attorney. The bank makes its own account-opening and compliance assessment.
An investment of at least USD 500,000 in fixed capital, as certified by the Ministry of Industry and Technology, also serves as a qualifying route. This option is suitable for investors looking to establish or expand a business presence in Turkey.
Applicants can also qualify by creating employment for at least 50 Turkish citizens, as verified by the Ministry of Labor and Social Security. This option underscores a direct contribution to the Turkish economy and workforce.
Investing at least USD 500,000 in government debt instruments or participation shares of Turkish real estate or venture capital investment funds, with a commitment to hold these for at least three years, is another viable option. The Ministry of Treasury and Finance or the Capital Markets Board (SPK) respectively verify these investments.
A qualifying contribution of at least USD 500,000 or equivalent foreign currency may be placed in designated funds and retained in the private pension system for three years, subject to SEDDK confirmation. Ordinary pension participation alone does not establish citizenship eligibility.
The qualifying investment and transaction expenses are separate. Property value and sale proceeds can change; resale is not guaranteed. The following cost categories help prepare a budget for the property route. Obtain current tariffs and file-specific quotations before committing funds.
| Cost item | Typical basis | On a USD 400,000 property |
|---|---|---|
Title deed fee (tapu harcı) | 4% of the declared value: 2% buyer + 2% seller by law, but in practice foreign buyers are very often asked to carry all 4% | up to USD 16,000 |
SPK-licensed valuation report | Citizenship valuation / TTB documentation under the current TKGM process; specific exemptions must be checked | Current official / provider tariff; obtain a quote |
DASK compulsory earthquake insurance | Premium by size and location; required to register the deed | low hundreds USD per year |
Notary, sworn translation, apostille | Per document; every foreign civil-status document needs a certified Turkish translation | several hundred USD |
Real estate agent commission | Customarily about 2% plus VAT | around USD 8,000 plus VAT |
Citizenship application fee | 2026 exceptional-naturalisation service fee: TRY 135.45 per person processed in the file, subject to applicable exemptions. NVI 2026 fee schedule | TRY 135.45 per chargeable person; reconfirm before payment |
Investor residence permit card and passport fees | Official tariff, per person | nominal |
Legal fees | Agreed in advance for the whole file, including the family | quoted before you commit |
Annual property tax | Recurring municipal tax once you own the property | ongoing |
Budget transaction expenses separately from the qualifying investment. Check the current title-deed charge, valuation / TTB costs, insurance, document formalities, agreed agent and legal fees, and the applicable residence-permit and passport tariffs. Our title-deed fee calculator and property purchase guide support planning; neither confirms citizenship eligibility.
Understanding how to get Turkish Citizenship by Investment requires clarity on the procedural structure. While the program is marketed as straightforward, in practice it involves multiple coordinated stages that demand meticulous legal management. Bayraktar Attorneys provides comprehensive, end-to-end support throughout each step.
Before any funds are transferred, legal counsel should review:
Compliance with current investment thresholds
Source of funds documentation, to prove the lawful origin of funds for anti-money laundering compliance
Tax implications of the investment and citizenship acquisition
Cross-border financial transfer regulations, ensuring all international transfers comply with Turkish and international banking rules
Complete the chosen investment and required undertakings under the current route-specific rules. For property, prepare the applicable valuation / TTB, payment and foreign-exchange records and no-sale annotation. For financial routes, confirm the eligible product, custody or account documentation and holding commitments.
Following the completion of the investment, an application is made to the relevant ministry (e.g., Ministry of Environment and Urbanization for real estate, BDDK for bank deposits) to obtain a Certificate of Eligibility, also known as the Certificate of Conformity (Uygunluk Belgesi). This certificate officially confirms that the investment meets all statutory requirements for the CBI program.
As an integral part of the citizenship procedure, applicants must first obtain a short-term residence permit. This permit is typically issued under Article 31(1)(j) of Law No. 6458, specifically for those applying for Turkish citizenship.
With the Certificate of Eligibility and the short-term residence permit in hand, the final citizenship application is submitted to the Provincial Directorate of Population and Citizenship Affairs. This stage involves comprehensive background and security checks by Turkish authorities. Bayraktar Attorneys meticulously prepares and submits all required documentation, ensuring accuracy and completeness to facilitate a smooth review process.
There is no guaranteed completion date for citizenship by investment. Investment and document preparation, conformity certification and the residence-permit stage come before the citizenship decision. After filing, timing depends on document checks, security review and the competent authorities. Identity-card and passport issuance follow approval. Any estimate should identify its starting stage and be confirmed for the individual file. See the stage-by-stage explanation.
There is no guaranteed completion date for citizenship by investment. Investment and document preparation, conformity certification and the residence-permit stage come before the citizenship decision. After filing, timing depends on document checks, security review and the competent authorities. Identity-card and passport issuance follow approval. Any estimate should identify its starting stage and be confirmed for the individual file. See the stage-by-stage explanation.
| Stage | What happens | Indicative duration |
|---|---|---|
1. Due diligence and structuring | Title checks, encumbrance search, valuation instruction, planning the foreign-exchange route | a few weeks |
2. Completing the investment | Purchase or deposit, Foreign Exchange Purchase Certificate, three-year annotation on the deed | a few weeks |
3. Certificate of Eligibility | Issued by the authority competent for your route (see the routes table above) | a few weeks |
4. Investor residence permit | Filed under Article 31(j) of Law No. 6458 at a Provincial Migration Office, or at the Special Joint Offices in Istanbul and Ankara | a few weeks |
5. Citizenship application filed | Submitted through the Special Joint Offices or the Provincial Directorate of Population and Citizenship Affairs | same period |
6. Ministry review and Presidential decision | The authorities review the file and conduct the required checks before a decision. | Case-dependent; no completion date is guaranteed. |
7. Identity card and passport | Population registration after approval, then passport issue | a few weeks |
Meeting the investment conditions does not guarantee citizenship. The competent authorities assess the application, and the final decision is discretionary. NVI citizenship guidance and Invest in Türkiye explain the application framework. Source check: 13 September 2026.
The application for citizenship through investment must be made in writing to the General Directorate of Population and Citizenship Affairs. Before applying, the investment must be verified by the relevant authorities.
Some essential documents include:
Citizenship application letter.
Passport or equivalent document.
Two biometric photos.
Proof of marital status.
Birth certificate.
Detailed family registry.
Receipt of service fee payment.
Property valuation report (if applicable).
Proof of investment (e.g., title deed, bank statements).
When real estate is involved, an accurate real estate valuation report is essential to confirm the qualifying value.
There is no guaranteed completion date for citizenship by investment. Investment and document preparation, conformity certification and the residence-permit stage come before the citizenship decision. After filing, timing depends on document checks, security review and the competent authorities. Identity-card and passport issuance follow approval. Any estimate should identify its starting stage and be confirmed for the individual file. See the stage-by-stage explanation.
A refusal should be reviewed promptly with its reasons and service date. Judicial review and any administrative request are governed by Law No. 2577 and applicable procedural rules. The general administrative-court filing period is 60 days where no special period applies; an administrative request does not automatically create a fresh 60-day period. Calculate the remaining time for the individual decision. Administrative Judicial Procedure Law.
The spouse and minor children may be included subject to the applicable legal and documentary conditions. Age, parentage, custody and required consent must be checked for each family member. Investment by one person does not automatically grant citizenship to every relative.
Investors should ensure all technical and legal procedures are correctly followed and be cautious of fraud, particularly when buying real estate. The recent citizenship fraud investigation underscores why due diligence matters.
For detailed guidance and legal assistance with your Turkish citizenship application, you can always contact Bayraktar Attorneys and our experienced team will help you for all investment processes.
Although the Citizenship by Investment Turkey program is legally regulated and government-backed, risks arise primarily from improper structuring and unqualified intermediaries.
Common legal pitfalls include:
Overvaluation of real estate
Purchasing properties with legal encumbrances
Improper annotation of the three-year holding restriction
Failure to document lawful source of funds
Incomplete or inconsistent application files
Foreign investors should avoid relying solely on real estate agents or financial brokers. Citizenship is a sovereign legal status, not merely a commercial transaction. Every stage must be supervised by an experienced immigration lawyer in Türkiye. The risks of cutting corners are illustrated by the case in which Turkish authorities dismantled a massive citizenship fraud scheme.
While the Turkish CBI program is designed to be accessible, its legal and administrative intricacies necessitate expert guidance. The potential for procedural errors, misinterpretations of regulations, or incomplete documentation can lead to significant delays or even outright rejection of an application. Bayraktar Attorneys offers a distinct advantage through:
Comprehensive Legal Due Diligence: Protecting clients from potential pitfalls such as overvalued real estate, properties with legal encumbrances, or issues with the lawful source of funds.
Strategic Investment Structuring: Advising on the most suitable investment route tailored to individual client needs and ensuring compliance with all regulatory requirements.
Direct Coordination with Authorities: Facilitating seamless communication and submission of documents to all relevant government ministries and agencies.
End-to-End Application Management: From initial consultation and document preparation to final submission and follow-up, Bayraktar Attorneys manages every aspect of the application process.
Remote Application Capability: Clients can initiate and manage their applications remotely through a special Power of Attorney, minimizing the need for physical presence in Turkey.
Bayraktar Attorneys acts exclusively in the legal interests of its clients, ensuring that each investment is protected, every application is meticulously structured, and the path to Turkish citizenship is as efficient and secure as possible.
Acquiring Turkish citizenship through investment offers a multitude of benefits, enhancing both personal and professional horizons for investors and their families.
Travel: Entry conditions depend on destination, passport type, visit purpose and current visa rules. Check the destination authority before travel.
US E-2: Türkiye is an E-2 treaty country, but citizenship alone does not establish US visa eligibility. A person who acquired the relevant nationality through financial investment and has not previously held the relevant E status may need to show at least three continuous years of domicile in that treaty country before applying. US enterprise, investment and visa requirements also apply. USCIS E-2 guidance.
Family: The spouse and minor children may be included subject to the applicable legal and documentary conditions. Age, parentage, custody and required consent must be checked for each family member. Investment by one person does not automatically grant citizenship to every relative.
No Mandatory Residence Requirement: Applicants are not required to reside in Turkey for any specific period before or after obtaining citizenship, offering unparalleled flexibility.
No Language Proficiency Test: There is no requirement to demonstrate Turkish language proficiency, removing a common barrier for international investors.
Dual Citizenship Permitted: Turkish law allows for dual citizenship, meaning investors do not have to renounce their current nationality.
Full Constitutional Rights: Turkish citizens enjoy comprehensive constitutional rights, including unrestricted property ownership, access to a high-quality healthcare system, and a robust education system.
Strategic Location and Economic Hub: Turkey's geopolitical significance and its rapidly growing economy provide investors with access to a vast market and strategic trade routes.
Investors weighing alternative routes may also wish to compare this program with Turkish citizenship by marriage. Bayraktar Attorneys is committed to empowering investors with these profound advantages, guiding them through every legal nuance to secure their Turkish citizenship and unlock a world of opportunities.
A Turkish passport is not a substitute for a destination visa. Türkiye is an E-2 treaty country, but citizenship alone does not establish US visa eligibility. A person who acquired the relevant nationality through financial investment and has not previously held the relevant E status may need to show at least three continuous years of domicile in that treaty country before applying. US enterprise, investment and visa requirements also apply. Read the separate US E-2 requirements.
We would rather you hear the limits from us than discover them later. A Turkish passport does not give visa-free entry to the Schengen Area or the wider European Union, nor to the United Kingdom, the United States, Canada or Australia. Those still require a visa, and any advisor who tells you otherwise is selling rather than advising. Once you do hold a Schengen visa, your stay is governed by the 90 days in 180 days rule. Visa policies change, so check the current position before you book. Our guide to travelling on a Turkish passport covers the application itself.
Turkey has emerged as an attractive destination for investors due to its strategic location, rich cultural heritage, and growing economy. The country provides a unique blend of Europe and Asia, offering vast opportunities in real estate, business, and finance. The citizenship by investment program is designed to encourage foreign investment, providing a straightforward path to acquiring Turkish citizenship.
Investors seeking an interest-free arrangement should review the specific bank account or fund, its investment policy, financing and any relevant participation / Sharia assessment. SPK regulation and citizenship eligibility do not, by themselves, establish religious compliance. A real estate or venture capital fund must not be described as automatically halal or financially profitable.
The routes have different legal, market and operational risks. A property requires title and transaction due diligence; a bank account requires suitable account and undertaking documents; a fund requires eligible shares, custody records and conformity review. Liquidity, management fees, redemption rights and any returns depend on the product. No route has a documented universal “highest success rate”.
Check and complete the investment: Confirm eligible REIF / venture-capital fund shares and the applicable foreign-exchange procedure before purchase.
Custody and holding: Arrange the MKK citizenship blockage sub-account and maintain qualifying holdings for three years under the SPK rules.
Conformity review: Submit complete documents for the SPK review. Internal information-request stages are not a guaranteed end-to-end approval time.
Residence and citizenship: Complete the separate application stages and official assessments. A fund investment does not guarantee naturalisation.
Official SPK fund-route procedure.
The property route has a USD 400,000 threshold and a three-year no-sale undertaking. Bank deposits, government bonds, fixed capital, qualifying fund shares and designated private pension contributions have USD 500,000 thresholds; the employment category requires 50 jobs. Holding and certification requirements differ by route. Check the current competent-authority rules before investing.
There is no guaranteed completion date for citizenship by investment. Investment and document preparation, conformity certification and the residence-permit stage come before the citizenship decision. After filing, timing depends on document checks, security review and the competent authorities. Identity-card and passport issuance follow approval. Any estimate should identify its starting stage and be confirmed for the individual file. See the stage-by-stage explanation. Approval is a decision of the competent authorities; meeting the investment criteria does not create an automatic right to citizenship.
Prepare separate budgets for the qualifying investment and transaction expenses. Property costs can include title-deed charges, current valuation / TTB documentation, insurance, translation and certification, agreed agent and legal fees. The published 2026 exceptional-naturalisation service fee is TRY 135.45 per chargeable person, subject to applicable exemptions; residence-permit and passport tariffs are separate. Confirm current amounts before payment.
After the required three-year commitment is fulfilled, removal of the annotation and a sale may be possible under the applicable procedure. This does not cure fraud, false declarations or other grounds for review or cancellation. Check that the commitment has ended and the title record is suitable before selling.
No. Türkiye permits dual citizenship, so an investor normally keeps their existing nationality alongside the Turkish one. The constraint comes from the other side: some states require renunciation on acquiring another citizenship, so check your own country’s rules before you commit the investment funds.
The spouse and minor children may be included subject to the applicable legal and documentary conditions. Age, parentage, custody and required consent must be checked for each family member. Investment by one person does not automatically grant citizenship to every relative.
No. The investment route is a form of exceptional naturalisation and requires neither years of residence nor a language test, although you do obtain an investor residence permit as part of the process. Ordinary naturalisation is different: it requires five years of continuous legal residence and basic Turkish.
The acquisition date alone does not establish eligibility. Real estate bought before 12 January 2017 and promises of sale made before 7 December 2018 are excluded under the property-route guidance. For later transactions, the application date, required undertakings, investment documentation and applicable transitional rules must also be checked. A purchase made when the threshold was USD 250,000 does not automatically qualify for a new application today.
A Turkish passport does not give general visa-free entry to the Schengen Area. Check current destination requirements before travel. Türkiye is an E-2 treaty country, but applicants who obtained the relevant nationality through financial investment may also face a three-year continuous domicile requirement and must meet the separate US visa and business conditions.
Reviewed on . This revision adds the private pension category, updates valuation / TTB information and the 2026 fee, and clarifies fund, family and US E-2 conditions. The investment threshold alone does not establish eligibility.
