Acquiring Turkish Citizenship by Buying Property in Turkey (2026): Investment Guide

Questions

1. How can Turkish citizenship be acquired by purchasing a house in Turkey?
2. What are the conditions for acquiring citizenship through real estate investment in Turkey?
3. How is the appraisal value of the property purchased for citizenship in Turkey calculated?
4. Will the citizenship application be rejected if a three-year non-sale annotation is not placed on the title deed in Turkey?
5. What documents are required to acquire citizenship by purchasing a house in Turkey?
6. Can citizenship be obtained with a jointly owned property in Turkey?
7. Can a citizenship application be made if the value of the house purchased in Turkey is below 400,000 dollars?
8. Is an appraisal report mandatory in the citizenship application process by purchasing a house in Turkey?
9. After applying for citizenship by purchasing a house in Turkey, how long does it take to get a result?
10. If the house purchased in Turkey was recently bought from another foreigner, will the citizenship application be valid?
11. Is it mandatory to make payments through a bank for citizenship by purchasing a house in Turkey?
12. If a mortgage is placed on the purchased house in Turkey, will the right to citizenship be affected?
13. Does the type of property matter in the citizenship application process in Turkey?
14. Can a person who acquires citizenship by purchasing a house in Turkey also apply for their spouse and children?
15. Can more than one house be purchased for citizenship in Turkey?
16. Can an application for citizenship be made before the title deed transfer in Turkey?
17. What are the most common mistakes made by foreigners who want to acquire citizenship by purchasing a house in Turkey?
18. Does working with a lawyer provide an advantage in the citizenship process in Turkey?
19. Can citizenship acquired through real estate purchase in Turkey be revoked afterwards?
20. How can support be obtained from KL Legal Consultancy when applying for citizenship by purchasing a house in Turkey?

How Is It Possible to Acquire Turkish Citizenship by Purchasing a House in Turkey in 2026?

How is it possible to acquire Turkish citizenship by purchasing a house in Turkey in 2026?

As of 2026, acquiring Turkish citizenship by purchasing a house in Turkey is regulated under the Turkish Citizenship Law No. 5901 and the relevant legislation and has become an attractive practice for foreign investors. This process aims to attract permanent investment to Turkey and also to support the real estate sector.

The right to apply for Turkish citizenship is granted to foreign nationals who meet certain conditions. In this context, one of the most frequently preferred methods is acquiring citizenship through the purchase of real estate above a certain amount in Turkey. As of 2026, it is required to purchase a property with a value of at least 400,000 US Dollars and to annotate on the title deed a commitment that this real estate will not be sold for at least three years.

For foreign investors choosing this method, the procedure proceeds as making the investment, registration of the property in the land registry, and then the citizenship application process. The authenticity of the investment is determined by an appraisal report prepared by licensed valuation companies authorized by the Ministry of Environment, Urbanization and Climate Change.

Although the process of applying for citizenship by purchasing a house in Turkey may seem straightforward, it is a system prone to errors due to its technical and legal details. For this reason, obtaining consultancy from an expert lawyer such as a Turkey citizenship lawyer or an Izmir citizenship lawyer during the application process is a vital step that can prevent the rejection of the application.

Acquiring Citizenship by Purchasing a House in Turkey: Legal Basis and Legislation

What laws are the acquisition of Turkish citizenship by purchasing a house based on?

Acquisition of citizenship through the purchase of real estate in Turkey is based on the provisions of, primarily, the Turkish Citizenship Law No. 5901; the Regulation on the Exceptional Acquisition of Turkish Citizenship, the Land Registry Law, the International Labor Force Law, and the Regulation on Real Estate Trade.

According to Article 12 of Law No. 5901, Turkish citizenship may exceptionally be granted by decision of the President. Under this article, the right to citizenship is granted to foreigners who provide economic, social, cultural or technological contributions to Turkey, create employment, or make certain amounts of investment. Real estate investment is one of the types of investments covered under this provision.

While with a regulation made in 2018, the right to citizenship was granted to foreigners who made a real estate investment of at least 250,000 USD in Turkey, this amount was raised to 400,000 USD in 2022 and this limit remains in effect as of 2026. It is a legal requirement to annotate “cannot be sold for at least three years” in the registration made to the land registry during the sale.

In addition, in order to apply for citizenship, the value of the purchased property determined by the official appraisal report must meet the relevant foreign currency amount and the payment must be made through a bank. Cash payments, payments by hand, or payments that cannot be documented are considered invalid.

The most common mistake encountered in this process is showing the value of the property below its market value or applying with incomplete documents. To prevent the application from being rejected, it is of critical importance to work with a Karşıyaka citizenship lawyer experienced in Turkey citizenship application.

Minimum Investment Amount Required for Citizenship through Real Estate in Turkey in 2026

How much investment is required in 2026 to acquire citizenship by purchasing a house in Turkey?

As of 2026, foreign nationals who wish to acquire citizenship by purchasing real estate in Turkey must make a property investment of at least 400,000 US Dollars (USD). This amount entered into force with the amendment published in the Official Gazette dated June 13, 2022 and is still being implemented.

There are also certain conditions for the investment to reach the specified minimum amount. This amount must be compatible not only with the value stated in the title deed but also with the market value determined by an appraisal report prepared by a licensed valuation expert. In cases where a lower value is declared in the title deed, the evaluation is based on the appraisal report. Therefore, the amount paid by the investor must also be supported with bank receipts.

In addition, this investment must be made by transferring the relevant amount in foreign currency to a bank operating in Turkey, calculated according to the exchange rate determined by the Central Bank of the Republic of Turkey. Otherwise, the citizenship application may be considered invalid.

In some cases, it is possible for the total value of more than one property to be collectively considered as reaching 400,000 USD. However, all such properties must be purchased at the same time and within the same application, and all necessary annotations (such as the “cannot be sold for 3 years” record) must be fully entered in the land registry.

This process requires sensitivity in terms of technical details and the complete submission of documents. Acting with a Turkey citizenship lawyer experienced in Izmir citizenship application processes provides a significant advantage in terms of ensuring the legal validity of the investment.

Types of Real Estate That Can Be Purchased in Turkey and Eligibility Criteria

What types of real estate are suitable for acquiring citizenship in Turkey?

In order to apply for citizenship by purchasing a house in Turkey, only certain types of real estate are considered eligible. These properties must qualify as immovables and be registered in the land registry with descriptions such as “residence”, “workplace”, or “completed independent section on a plot”. However, the most frequently preferred option in practice is residential properties.

The types of real estate suitable for citizenship application are as follows:

• Completed residences (with condominium title deed)
• Apartments with construction servitude (may be accepted in some cases)
• Workplaces
• Commercial real estate
• Standalone buildings for tourism purposes
• Multiple properties purchased by the same person, forming a total investment

However, properties in the nature of land or fields alone are not suitable. In order for such properties to be used in the citizenship process, a building must be constructed on them and the title type must be changed. In addition, the property subject to the citizenship application must be registered in the land registry and a non-sale annotation for at least three years must be entered on it.

Another point that should not be overlooked in this process is that the property must not be pledged as security for debts to third parties and must be free from encumbrances such as liens or mortgages. Otherwise, the Turkey citizenship application may be considered invalid or the application process may be significantly prolonged.

In order to minimize legal and technical risks, it is recommended that a Turkey citizenship lawyer or a Karşıyaka citizenship lawyer conduct a preliminary examination before the purchase of the property. In this way, the legal security of the investment is ensured and the risk of rejection of the citizenship application is eliminated.

Land Registry Registration Procedures and Official Value Determination Process in Investment-Based Citizenship Applications

How do land registry procedures and the appraisal report process work in Turkey?

Foreigners who wish to apply for citizenship through real estate investment in Turkey must complete land registry registration procedures fully and in accordance with official procedures. One of the most critical steps in the citizenship process is the completion of the transfer of ownership in the land registry and the verification of the property’s value by an appraisal report.

The first step is to conclude the sales contract related to the purchase of the property and then apply to the Land Registry Directorate for the registration of the property in the name of the buyer. During this process, title deed fees are paid and the annotation “this property cannot be sold for 3 years” is officially entered in the land registry. Without this annotation, it is not possible to apply for citizenship.

Before or at the latest on the same day as the title deed transfer, an official appraisal report prepared by a licensed valuation expert must be submitted. This report not only determines the market value of the property but also reveals whether the investment amount actually meets 400,000 USD. Without an appraisal report, even if the title deed registration is completed, the citizenship process cannot be initiated.

When preparing the appraisal report, many criteria such as location, square meters, building quality, and regional price averages are taken into account. In addition, the land registry records and the physical condition of the property are compared, and any discrepancies are documented. At this stage, the investor is also required to pay title deed fees and revolving fund charges.

Submitting a misleading appraisal report, providing incomplete documents, or declaring the sales price as low in the land registry may result in the cancellation of the citizenship application. For this reason, it is recommended that all transactions be carried out under the supervision of a Turkey citizenship lawyer from the very beginning. For investors searching for an Izmir citizenship lawyer in particular, obtaining professional support both speeds up the process and minimizes legal risks.

Steps to Be Followed in the Citizenship Application by Purchasing a House in Turkey

How is a citizenship application made in Turkey after purchasing a house?

The process that foreign nationals wishing to apply for Turkish citizenship after purchasing a property in Turkey must follow includes a series of official steps and documents that must be meticulously tracked. After the real estate purchase is completed, it should not be forgotten that the application must be carried out not in a single step, but before several institutions.

In the first step, the value of the purchased real estate is documented with a report prepared by a licensed appraisal company. Then, the land registry registration process is completed and the annotation “cannot be sold for at least three years” is officially entered in the land registry records. This step is the main condition for the investment to be considered valid for citizenship.

After the land registry procedures, a “Certificate of Eligibility” is issued for the property in question by the Provincial Directorates of the Ministry of Environment, Urbanization and Climate Change. This document confirms that the investment is within legal limits and complete.

Subsequently, the foreign investor or their representative applies for citizenship at the General Directorate of Population and Citizenship Affairs of the Ministry of Interior. Among the documents required to be submitted during the application are:

• Certificate of Eligibility
• Appraisal report
• Land registry records
• Foreign exchange purchase document
• Foreigner identification number
• Passport copy
• Biometric photograph
• Criminal record certificate
• Health report
• Application form

and many other official documents.

After the application is completed, the evaluation process takes approximately 3 to 6 months. However, if there are missing documents, incomplete payments, or legal disputes, this period may be extended. For this reason, it is very important to act under the guidance of a Turkey citizenship lawyer throughout the application process. Especially for investors applying for a Karşıyaka citizenship application, local lawyer support is critical for the success of the process.

Citizenship Status in Cases of Joint Ownership or Properties Purchased on Behalf of Family Members in Turkey

Can citizenship be obtained with jointly owned or family member-owned properties?

One of the most frequently asked questions in applications for citizenship through the purchase of real estate in Turkey is whether the right to citizenship arises if the title deed is registered in the names of more than one person or if the property is purchased in the name of a family member. This situation is legally subject to certain criteria.

First of all, the citizenship application can only be made on behalf of one person. That is, if the title deed is held by more than one foreign national, only the person who owns a share worth 400,000 USD can apply for citizenship. For example, if two people purchase a property worth 800,000 USD together, each person can apply separately provided that each holds a separate share of 400,000 USD.

On the other hand, properties purchased in the name of family members (spouse and children) are only considered if it is proven that the property is actually used by the main applicant and the title deed is registered in their name. Otherwise, a property registered in the name of a spouse does not directly entitle the applicant to citizenship. Such cases should be carefully evaluated, especially by investors wishing to register the title deed in the names of their children.

In addition, the property to be used in the citizenship process in Turkey must not currently belong to another foreigner, must not have been previously used for the same investment purpose, and the sale transaction must qualify as a genuine commercial transaction.

Since such multi-party or family transactions carry legal risks, they should be evaluated in advance by a Turkey citizenship lawyer. Working with experts with regional experience, such as an Izmir citizenship lawyer or a Karşıyaka citizenship lawyer, prevents the risk of rejection.

Common Mistakes in Citizenship through Real Estate in Turkey

What are the most common mistakes made in the process of acquiring citizenship by purchasing a house in Turkey?

Although acquiring Turkish citizenship through real estate investment appears procedurally simple, many applications are rejected or indefinitely delayed due to frequent mistakes in practice. Therefore, every stage of the process should be carefully managed and full compliance with legal obligations must be ensured.

The most common mistake is the inconsistency between the value of the property in the appraisal report and the amount declared in the title deed. The threshold value of 400,000 USD required for Turkish citizenship must be confirmed not only with the figure shown in the title deed but also with the official valuation report. Incomplete or low-value declarations may result in the rejection of the citizenship application.

Another common mistake is applying before the property is registered in the land registry. The right to citizenship is only valid for properties whose title deed registration has been completed and which have the annotation “cannot be sold for at least three years”. The absence of this annotation renders the application invalid.

Some foreign investors do not make payments through a bank and prefer cash payments. However, according to Turkish legislation, it is mandatory to pay the price of the real estate subject to the citizenship application in foreign currency through a bank. Cash payments or transfers made outside the bank are considered invalid.

Also, in some cases, investors transfer the property in a short time or put it under mortgage. However, it is a legal requirement that the property does not change hands for three years and is free from encumbrances such as mortgages or liens. Violation of these conditions may result in the revocation of citizenship.

For all these reasons, it is essential to obtain professional support at every step of the citizenship application. Acting under the guidance of a Turkey citizenship lawyer or an Izmir citizenship lawyer from the beginning of the process increases both the security of the investment and the chances of a successful application.

2026 Current Practices: The Risk of Buying and Selling and Misrepresentation of Value in the Title Deed

How does declaring a false value in the land registry affect the citizenship process?

One of the most serious risks for foreigners who want to acquire citizenship through real estate in Turkey in 2026 is the practices of buying and selling transactions and declaring a false value in the land registry. This situation may not only result in the rejection of the application but also in serious legal consequences, up to and including the revocation of citizenship.

During the real estate purchase process, some investors declare the sales price in the land registry below the real market value in order to avoid property taxes or title deed fees. However, according to Turkish legislation, the value of the property subject to the citizenship application must meet the equivalent of 400,000 US Dollars both in the official appraisal report and in the amount registered in the title deed. If there is a discrepancy between the two, the application is considered invalid.

In addition, buying and selling transactions (i.e., properties that have changed hands in a short time and are resold) also raise suspicions in the citizenship process. If the property was purchased from another foreigner shortly before being sold to the applicant, the relevant authorities may consider this transaction as fictitious. Such properties may be excluded from the scope of citizenship on the grounds of an “artificial transaction”.

Furthermore, making an application with misleading documents prepared by some intermediaries or sellers may lead to the initiation of a direct administrative investigation and the revocation of citizenship on the grounds of “collusive transaction”.

As of 2026, Turkish government institutions have adopted a more sensitive and inspection-oriented approach against such abuses. For this reason, all transactions should be carried out with documentation, transparency, and on the basis of real values.

To eliminate these risks, it is critical to act under the guidance of an expert Turkey citizenship lawyer at every step of the process. Especially in areas with high application volumes such as Izmir citizenship application, working with lawyers who have local knowledge plays a vital role in minimizing the margin of error.

Residence Permit Process for Those Who Acquire Turkish Citizenship by Purchasing a House in Turkey

How is a residence permit obtained after purchasing a house and what is its relation to citizenship?

Foreigners who wish to apply for citizenship by purchasing a house in Turkey must have a legal residence status until the application process is completed. Therefore, the person who purchases the property must first apply for a short-term residence permit. This residence permit is both the basis for the citizenship application and allows legal stay in Turkey during the application period.

The short-term residence permit is regulated under the Law on Foreigners and International Protection No. 6458. This type of residence permit is generally granted on the grounds of “acquisition of immovable property” and the application is made through the e-residence system of the Directorate General of Migration Management. The applicant completes the application by making an appointment with the Provincial Directorate of Migration Management in the province where they wish to reside.

Required documents include:

• Title deed (showing the purchase of the property)
• Appraisal report
• Passport belonging to the foreigner
• Biometric photograph
• Health insurance
• Address registration document

and documents showing that the amount in foreign currency used to purchase the property was transferred through a bank must also be attached to the application.

A residence permit alone does not entitle the holder to citizenship. However, a citizenship application cannot be made without obtaining a residence permit. Therefore, the residence permit process is the first and indispensable step in acquiring citizenship. If the process is not managed correctly, the application may be rejected for reasons such as missing documents, address mismatch, or invalid health insurance.

To avoid mistakes during the residence application process and to ensure that all documents are arranged within the legal framework, it is highly important to work with a Turkey residence permit lawyer or an Izmir residence permit lawyer. In this way, both the residence and citizenship processes progress uninterruptedly and on a legal basis.

The Importance of Lawyer Support in the Process of Acquiring Citizenship by Purchasing a House in Turkey

Why is lawyer support necessary when acquiring citizenship through real estate in Turkey?

Although the citizenship application process through real estate investment in Turkey may seem simple on the surface, in reality, it is a complex process that contains many legal, technical, and administrative details. Missing documents, incorrect declarations, or practices contrary to legislation may result in the rejection of the application, prolongation of the process, or even revocation of acquired citizenship. For this reason, support from an expert Turkey citizenship lawyer is not only an advantage but also a necessity.

Lawyer support provides the investor with legal assurance at every step of the process. First, matters such as the title status of the property to be purchased, whether it is subject to a mortgage or lien, are examined. The correct and timely annotation of the three-year non-sale restriction in the land registry, the complete preparation of foreign currency transfer documents, and whether the appraisal report reflects the real value can only be reliably handled under the supervision of an expert lawyer.

During the citizenship application, it is necessary to communicate with many institutions such as the Directorate General of Migration Management, Land Registry Directorate, and General Directorate of Population and Citizenship Affairs. Each institution has different procedures, document formats, and legal processes. At this point, a local expert such as an Izmir citizenship lawyer or a Karşıyaka citizenship lawyer ensures that the process is completed swiftly and without interruption.

Moreover, if the applicant is a foreigner who does not speak Turkish, a legal representative is required at stages such as official translators and notary procedures. The lawyer also archives all documents of the process, allowing for the defense of the application in case of an audit or administrative objection.

For the investor, citizenship is not only a legal right but also a strategic gain. To avoid risking this gain, professional consultancy is required. During your Turkish citizenship application process, you can receive professional consultancy from KL Legal Consultancy to ensure that your procedures are carried out completely and correctly. By contacting our expert lawyers, you can best protect your legal rights.