Turkish Citizenship by Investment: the 2026 Guide
A practical, advisor's view of investment in Turkey for citizenship — what qualifies at the $400,000 threshold, how the three-to-six-month timeline actually runs, who can be included in the family application, and what happens to the asset once the passports are issued.
What the programme requires
Turkey grants citizenship to foreign nationals who acquire real estate with an official appraised value of at least $400,000 and commit to holding it for three years. The commitment is registered against the title deed, so it is a legal undertaking rather than a declaration of intent.
Two details decide most outcomes. First, the figure that counts is the licensed appraisal, not the price on the contract — a unit bought at $400,000 that appraises below it does not qualify. Second, the payment must be traceable through the banking channel the authorities accept, with the transfer documented before the title is registered.
The process, stage by stage
- 01
Strategy and property selection
We define the objective first — citizenship, yield, or both — then shortlist compliant projects that will appraise cleanly at or above the $400,000 threshold. Not every listed property qualifies, and an over-priced unit is the most common reason an application stalls.
- 02
Valuation and legal due diligence
A government-licensed appraiser issues the official valuation report. In parallel we verify title, developer standing, encumbrances and permits, and confirm the seller's ownership history satisfies programme rules.
- 03
Acquisition and three-year commitment
Funds are transferred through the banking channel required for proof of payment, the title deed is registered, and a three-year non-sale restriction is annotated on the title — the formal basis of the citizenship claim.
- 04
Conformity certificate and residence permit
The Ministry of Environment and Urbanisation issues the certificate of conformity, after which a short-term residence permit is obtained for the applicant and included family members.
- 05
Citizenship application and decision
The file goes to the Directorate General of Population and Citizenship Affairs. Most complete files conclude within three to six months, ending with passports for the applicant, spouse and children under 18.
- 06
After-sales and asset management
The three-year hold period is an asset to be managed, not parked: leasing, tenant relations, maintenance, renewals and performance reporting continue until you decide to exit or retain.
Who is included, and what you receive
One qualifying investment covers the main applicant, their spouse and all children under 18 in a single family application. There is no obligation to live in Turkey, no language test, and no requirement to give up an existing nationality.
- Citizenship for the applicant, spouse and children under 18
- No residency or language requirement in Turkey
- Decision typically within 3–6 months of transfer
- Dual citizenship permitted — no need to renounce
- Visa-free or visa-on-arrival access to a broad list of countries
- Rental income and potential capital growth during the hold period
Common reasons applications are delayed
An appraisal that lands under the threshold; a property previously sold to another foreign national in a way that breaks eligibility; payment routed outside the accepted banking channel; missing translations or apostilles on civil documents; or a developer whose permits are not yet in order. Each is avoidable at the selection stage and expensive to unwind afterwards.
End-to-end advisory, in one place
Nar Estates handles the full chain in Turkey — property selection and valuation, legal coordination and cross-border compliance, the application itself, and the property and asset management that carries the investment through the three-year hold. If Turkey is one of several options you are weighing, we compare it against Golden Visa routes in Greece, the UK and the UAE before any commitment.