Guide to Turkish Citizenship by Real Estate Investment (2026)

What Is the Legal Basis?

Turkey's citizenship-by-investment program operates under two interconnected legal instruments: Article 12 of the Turkish Citizenship Law (Law No. 5901), which establishes the exceptional naturalization framework, and Article 20 of the Implementing Regulation, which sets out the precise investment thresholds, eligible asset classes, and procedural requirements.

Under this framework, qualifying foreign nationals may obtain Turkish citizenship without fulfilling the standard five-year residency requirement — provided they meet the capital contribution criteria defined by law and pass a mandatory national security assessment.

The Real Estate Route: What the Law Requires

Pursuant to Article 20(2)(b) of the Implementing Regulation, the full statutory text reads as follows:

"Acquisition of immovable property subject to condominium ownership or construction easement, or land with existing structures, with a minimum value of USD 400,000 or its equivalent in foreign currency, provided that a non-sale annotation is registered in the Land Registry for a period of three years; or a notarized promise-of-sale agreement for property worth at least USD 400,000 paid upfront in cash, with a three-year non-transfer pledge recorded in the title deed register — as verified by the Ministry of Environment, Urbanization and Climate Change."

In practice, this means every qualifying transaction must satisfy three cumulative conditions:

Minimum Property Value

The purchased property — or combined portfolio of properties — must have an aggregate value of at least USD 400,000, assessed at the Central Bank of Turkey's effective selling rate on the date of the transaction.

Three-Year Non-Sale Pledge

A restrictive covenant must be registered in the Land Registry (Tapu Sicili) confirming that the property will not be sold, transferred, or encumbered for a minimum period of three years from the date of acquisition.

Ministerial Verification

The transaction must be formally reviewed and approved by the Ministry of Environment, Urbanization and Climate Change, which issues a Certificate of Conformity confirming that all statutory conditions have been met.

The Application Process: Step by Step

Step 1 — Complete the Property Transaction

The applicant purchases the qualifying property and ensures that the three-year non-sale annotation is registered in the Land Registry at the time of the title deed transfer. All payments must be made via bank transfer and documented with bank-issued receipts (dekont).

Step 2 — Obtain the Certificate of Conformity

The transaction file is submitted to the Ministry of Environment, Urbanization and Climate Change for review. Upon confirmation that the investment meets the statutory threshold and conditions, the Ministry issues the Certificate of Conformity.

Step 3 — Apply for a Qualifying Residence Permit

With the Certificate of Conformity in hand, the applicant becomes eligible to apply for a residence permit under Article 31(1)(j) of the Law on Foreigners and International Protection (Law No. 6458). This permit is a formal legal prerequisite for the citizenship application.

Step 4 — Compile the Application Dossier

Pursuant to Article 20(3) of the Regulation, the application file must include:

• A signed petition form expressing the request

• A valid passport or equivalent identity document

• Civil status documents: marriage certificate, divorce decree, or spouse's death certificate as applicable

• Birth certificate or civil registry extract; family registry extracts for spouses and children

• Civil registry extracts for any first- or second-degree Turkish citizen relatives

• Receipt confirming payment of the application fee to the Treasury

Step 5 — Submit to the Ministry of Interior

The completed dossier is forwarded to the General Directorate of Population and Citizenship Affairs. A comprehensive background check is conducted at this stage covering national security and public order considerations.

Step 6 — Presidential Decree

Upon successful completion of all reviews, citizenship is formally granted by Presidential Decree. No citizenship is conferred prior to this final executive act.

Derivative Citizenship: Family Members

The real estate investment also covers certain family members of the principal applicant. Pursuant to Article 12(1)(b) of Law No. 5901, the following individuals qualify alongside the main applicant:

• The legal spouse

• Minor children (under 18) of the applicant or spouse

• Dependent children of the applicant or spouse, regardless of age

Each family member is subject to the same national security vetting as the principal applicant.

Grounds for Rejection and Right of Appeal

The most common grounds for rejection are failure to meet the minimum investment value, documentary deficiencies, and adverse findings in the security assessment.

Pursuant to Article 12(2) of Law No. 5901:

"Applications of those who have a circumstance that would pose an obstacle in terms of national security and public order shall be rejected by the Ministry."

Where an application is refused, the applicant is entitled to judicial review. A petition for annulment may be filed before the competent Administrative Court within 60 days of notification. Legal representation is strongly advisable at this stage.

Concluding Remarks

The real estate modality remains the most widely used route to Turkish citizenship under the exceptional naturalization framework. The statutory requirements are clear, but the inter-agency process — spanning multiple ministries and culminating in a Presidential Decree — demands careful preparation and precise documentation.

Applicants are advised to seek qualified legal counsel before initiating the procedure. Detailed guidance on the required documents and verification process is available in our dedicated articles.

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