Turkish Citizenship by Buying Property: US$400,000, 3-Year Hold

Reviewed by Jane Katkova, Founder & Licensed CICC Consultant· Last updated: October 2026

Turkish citizenship by buying property requires real estate valued at US$400,000 or more by an SPK-licensed appraiser, paid through a Turkish bank and held for three years under a title deed annotation. It is the lowest-cost Turkish route and leaves you owning the asset, with lira and resale risk attached. Figures verified 2 October 2026.

Turkey CBI real estate route: key facts and fees

• Minimum Official Valuation of US$400,000. raised from US$250,000 on 13 June 2022; set by an SPK-licensed appraiser
• 3-Year No-Sale Annotation. registered on the title deed (tapu) at the land registry
• Bought from Turkish Citizens or Companies. property previously owned by foreigners does not qualify
• Payment Through a Turkish Bank with a DAB. foreign currency sold to the bank against a currency sale certificate
• Bare Land Excluded Since December 2023. land needs a building or a building permit to qualify
• Title Deed Fee of 4% of the Declared Value. customarily split with the seller, often paid in full by the buyer
• Spouse and Children Under 18 Included. one property covers the whole qualifying family
• Around 3–6 Months After the Purchase Completes. for well-prepared files; 6–12 months from investment to passport overall

Buying property in Turkey for citizenship: qualifying options

Any type of qualifying real estate can be used, provided the official valuation reaches US$400,000 and the seller and payment rules are met.

Single residential property: From US$400,000

• Covers: An apartment or house with a registered title deed
• Holding: 3 years
• Best for: Families who will use the home or let it

The valuation, not the asking price, must reach US$400,000.

Several properties combined: US$400,000 in total

• Covers: Two or more units whose combined valuations reach the threshold
• Holding: 3 years on each title
• Best for: Investors who want rental units or an easier staged exit

Each title deed carries the annotation; each must meet the seller rule.

Land with a building or building permit: From US$400,000

• Covers: Land that is built on or holds a building permit
• Holding: 3 years
• Best for: Buyers with a development plan

Undeveloped land without a building or permit no longer qualifies since December 2023.

Add the 4% title deed fee, valuation report, translation, notary and legal fees. VAT rules on new-build property should be checked with us.

Turkish citizenship by buying property: holding, resale and fees

What applies to the property from purchase to resale.

Fees are indicative and change. Figures verified 2 October 2026.

Turkish citizenship by buying property: benefits and risks

Advantages

• Lowest Turkish entry point. US$400,000 against US$500,000 on the deposit, bond, fund and fixed capital routes.
• An asset you own. You can live in the property, let it, and sell it after three years.
• Whole family on one purchase. Spouse and children under 18 qualify on the same property.
• Usable as a base. A home in Istanbul or on the coast gives you somewhere to stay for the biometric trip and later visits.

Limitations and risks

• Lira and valuation risk. The lira has been volatile, and property values in dollars can fall over three years.
• Resale market is narrower. Property once owned by a foreigner no longer qualifies for the next citizenship buyer.
• Title must be clean. Liens, permit problems or a past foreign owner can disqualify the purchase. We review title before you pay.
• Rules have tightened. Threshold raised in 2022, bare land excluded in 2023, extra documents and in-person biometrics from 2024.
• Costs on top of the price. Title deed fee, valuation, translation and legal fees, and possibly VAT on new builds.

Turkish property or a financial route: our advice by applicant profile

For US and Canadian citizens

Buy property only if you would want it anyway, for use or rental. If the aim is a second nationality alone, compare the US$500,000 deposit route, which has no property costs, and Caribbean options. Rental income and a Turkish account are reportable at home; Turkey has a Model 1 FATCA agreement with the US.

For US and Canada residents on another passport

The property route is usually the most cost-effective way into Turkish citizenship and the E-2 treaty. Your funds must be traceable into a Turkish bank, and the property must pass the seller, valuation and land rules. Remember the passport still needs visas for Schengen, the UK, the US and Canada.

Have a Turkish property checked before you buy

Send us the listing or the developer's offer. We check the seller, title, permit and likely valuation against the citizenship rules and give you a written cost estimate. Book a consultation.

Frequently asked questions

Can I buy any property in Turkey and get citizenship?

No. The property must have an official valuation of at least US$400,000 from an SPK-licensed appraiser, generally be bought from a Turkish citizen or company, be paid through a Turkish bank with a currency sale certificate and carry a three-year no-sale annotation. Property previously owned by foreigners and, since December 2023, bare land without a building or permit do not qualify.

Can I sell the property after getting Turkish citizenship?

Not for three years. The title deed carries a no-sale annotation for the holding period, and selling early would undermine the basis for citizenship. After three years you may sell freely, but a foreign buyer cannot use your property for their own citizenship application, so your realistic buyers are Turkish residents and investors not applying for citizenship.

Can I combine several properties to reach US$400,000?

Yes. Two or more properties can be combined if their official valuations together reach US$400,000 and each meets the seller, payment and annotation rules. Each title deed then carries the three-year no-sale annotation. Combining units can suit investors who want rental income or a staged exit after the holding period.

Is the US$400,000 measured in dollars or lira?

The threshold is in US dollars, measured against the official valuation and the exchange rate when your foreign currency is sold to a Turkish bank. You receive a currency sale certificate (DAB) as proof. Because the lira moves, we confirm the conversion and valuation together before you sign, so the purchase does not fall short.

This guide is part of our Turkey citizenship by investment overview.

Official sources and references

1. General Directorate of Land Registry and Cadastre (Tapu ve Kadastro)
2. Investment Office of the Presidency of the Republic of Türkiye: citizenship by investment