Turkey, a dynamic nation bridging Europe and Asia, has emerged as a premier destination for global investors seeking not only lucrative opportunities but also the invaluable asset of a second citizenship. The Turkish Citizenship by Investment (CBI) program offers a streamlined, legally robust, and government-backed pathway to acquiring Turkish nationality through strategic investments. Bayraktar Attorneys, with its profound expertise in immigration law, provides unparalleled legal guidance to foreign investors navigating this sophisticated process, ensuring compliance, transparency, and long-term security.
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.
Turkish law recognises six qualifying routes. Every route is granted under the same exceptional-naturalisation provision, but each is confirmed by a different authority, and it is that authority which issues your Certificate of Eligibility. The table below is the whole programme on one screen:
| 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 | 3 years | 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 | 3 years of employment | Ministry of Labour and Social Security |
Two cut-off dates decide whether an existing asset counts. Only investments made after 12 January 2017 qualify, and a preliminary promise-to-sell contract (satış vaadi sözleşmesi) signed before 7 December 2018 does not count, even if the amount is met. Property already owned before those dates cannot be recycled into an application. Thresholds are set by regulation and have been raised twice since the programme began, so we confirm the figure in force on the day you commit.
To be eligible for our Turkish citizenship legal team, applicants must fulfill one of the following legally recognized investment criteria. Bayraktar Attorneys assists clients in evaluating each option to align with their financial strategies and long-term objectives.
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:
Property Valuation: The sale price, official valuation report, and bank transfer receipts must each independently confirm a value of at least USD 400,000. Valuation reports must be issued by Capital Markets Board (SPK) licensed appraisers and be no older than three months at the time of application.
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.
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:
Flexibility: The deposit can be made in a single bank or across multiple accounts, provided the total sum meets the threshold. Funds can originate from abroad or from existing accounts within Turkey.
Returns: Investors can earn interest, dividends, or similar returns on their deposit, provided the principal amount remains at or above the USD 500,000 threshold for the entire three-year period.
Currency Fluctuations: If the deposit is made in a currency other than USD, the USD equivalent at the time of deposit is fixed, and subsequent exchange rate fluctuations do not affect eligibility.
Legal Oversight: Bayraktar Attorneys can assist with opening accounts and managing the necessary documentation, including obtaining special authorization via Power of Attorney.
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.
The headline USD 400,000 is the investment, not the cost. The investment is an asset you keep and can sell after three years; the items below are transaction costs you do not get back. Most published guides omit them entirely, which is why investors are surprised at the title deed office. The figures worked through here assume the real estate route on a USD 400,000 purchase.
| 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 | Mandatory. Fixed fee per property; the report, not the contract price, sets the value the authorities accept | a few hundred USD |
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 | TRY 107.94 per applicant, payable to the Ministry of Finance | nominal |
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 |
As a planning rule, budget for transaction costs on top of the qualifying investment rather than inside it — spending USD 400,000 including fees leaves the valuation short of the threshold and the file is refused. You can model the largest single line, the title deed fee, with our title deed fee and cost calculator. Rates change often, so confirm current figures before you transact, and read our legal guide to buying property in Türkiye for foreign investors before you sign anything. A shortfall against the threshold is the single most common reason a citizenship file fails, which is why the real estate valuation report matters more than the price you negotiate, and why it pays to understand how to navigate the $400,000 investment threshold before you choose a property.
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
The investment must be completed in strict accordance with official procedures. For real estate acquisitions, this includes obtaining valuation reports from SPK-licensed appraisers and ensuring proper registration of the no-sale annotation. For bank deposits, it involves securing the necessary commitment letters from Turkish banks.
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.
If an application is rejected, it can be appealed or a lawsuit can be filed. Appeals should be submitted within 60 days of receiving the rejection. If the appeal is unsuccessful, a lawsuit can be filed within the same period.
A minor child of the new Turkish citizen can acquire citizenship if both parents agree, or if the other parent is incapable or deceased. The spouse can apply for a family residence permit or citizenship through marriage.
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.
Global Mobility: Turkish passport holders enjoy visa-free or visa-on-arrival access to approximately 110 countries worldwide, significantly enhancing global mobility.
E-2 Investor Visa Eligibility: Turkish citizens are eligible to apply for the E-2 Investor Visa in the United States, offering a unique pathway to reside and operate a business in the U.S. (subject to U.S. immigration policies and approval).
Family Inclusion: The program extends to the applicant's spouse and dependent children under the age of 18, providing a unified path to citizenship for the entire family.
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 gives visa-free or visa-on-arrival access to more than 110 destinations, among them Japan, South Korea, Singapore, Hong Kong, Malaysia, Thailand, Indonesia, Qatar, South Africa, Brazil, Argentina and Chile. It also carries one benefit that is genuinely rare: Türkiye is a United States E-2 treaty country, so a Turkish citizen may apply for the E-2 treaty investor visa to live and run a business in the United States. For many investors that single point outweighs the visa-free count.
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.
A common concern for our Arab clients is whether the $500,000 investment requirement can be met without engaging in interest-based (Riba) banking.
The answer is a resounding Yes. At Bayraktar Attorneys, we specialize in connecting investors with Halal Investment Funds. Unlike the traditional bank deposit method, which relies on interest rates:
Real Estate Investment Funds (REIF): Generate returns through property appreciation and rental income (buy-and-sell/lease models).
Venture Capital Investment Funds (VCF): Generate returns through equity stakes in growing Turkish companies.
These instruments are strictly regulated by the Capital Markets Board of Turkey (SPK) and operate on profit-sharing principles rather than interest, providing a religiously sound and financially lucrative alternative to real estate ownership.
Feature | Bank Deposit | Real Estate | Investment Funds (REIF/VCF) |
Return Type | Interest (Fixed) | Rental/Appreciation | Dividends & Capital Gains (Halal) |
Liquidity | High (after 3 years) | Low (hard to sell fast) | High (professional management) |
Management | Minimal | High (maintenance, taxes) | Zero (managed by experts) |
Success Rate | High | Subject to valuation risks | Highest (Government verified) |
One advantage worth highlighting: because the fund route relies on government-verified valuation rather than a private appraisal, it sidesteps the most common rejection trigger. To understand why appraisals matter so much on the property side, see our explainer on the real estate valuation report in Turkiye.
The process for 2026 remains streamlined, provided you have the right legal representation from A to Z:
Selection & Purchase: Invest at least $500,000 (or equivalent) into an SPK-licensed fund.
The "Vatandaşlık" Blockage: Your shares are held in a "Citizenship Blockage Sub-account" at the Central Registry Agency (MKK) for 3 years.
Note: You retain ownership and receive dividends, but you cannot sell the principal for 3 years.
Certificate of Conformity: We obtain this official document from the Capital Markets Board (SPK) within days. This is the fund-route equivalent of the Certificate of Eligibility for Turkish citizenship by investment.
Residency & Passport: We apply for your Investor Residence Permit and subsequently your Turkish Citizenship.
The real estate route requires property worth at least USD 400,000, held for three years under a no-sale annotation on the title deed. The bank deposit, government bond, fixed capital and investment fund routes each require USD 500,000 held for three years. The employment route requires creating jobs for 50 people. The real estate threshold was reduced to USD 250,000 in September 2018 and increased to USD 400,000 with effect from 13 June 2022. Check the current requirements for the chosen investment route before committing funds.
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.
Budget for the title deed fee of about 4% of the declared value, an SPK-licensed valuation report, DASK earthquake insurance, notary, sworn translation and apostille costs, agent commission of around 2% plus VAT, a citizenship application fee of TRY 107.94 per applicant, residence permit and passport fees, legal fees and annual property tax. These are transaction costs and are not recoverable, unlike the investment itself. Budget them on top of the threshold, never inside it.
Yes. The three-year commitment is recorded as an annotation on the title deed. Once the three years have run, the annotation can be removed and the property sold without any effect on the citizenship already granted. Selling before the period ends puts the application or the granted status at risk.
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.
Usually yes. A successful application generally covers the applicant, the spouse and dependent children, so the family obtains citizenship together. The family file should be prepared as a single set from the outset rather than added later.
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.
No. This is the most common misconception about the programme. A Turkish passport gives visa-free or visa-on-arrival access to more than 110 destinations, but the Schengen Area, the European Union, the United Kingdom, the United States, Canada and Australia all still require a visa. Türkiye is, however, a United States E-2 treaty country, which opens the E-2 treaty investor visa route.
