Turkish Citizenship by Investment: 2026 Guide for Foreign Investors
Obtaining Turkish citizenship by investment allows a foreign investor to apply for Turkish citizenship by making an investment that meets the thresholds set by Turkish regulations. Eligible routes include real estate investment, bank deposits, investment funds, government bonds, job creation and certain fixed-capital investments.
Other routes to Turkish citizenship also exist, including marriage to a Turkish citizen and citizenship by descent. Their legal requirements differ from those applicable to citizenship by investment.
Turkish citizenship by investment is an exceptional route to citizenship. It should not be presented as automatic. Even where the required investment threshold has been met, the application remains subject to review by the Turkish authorities, including on national security and public order grounds. The final decision belongs to the competent Turkish state authority.
Blay’s Office assists international investors with legal matters connected with Turkey, including property due diligence, proof of payment, investment compliance, family documents, short-term residence permits, citizenship applications, translations, apostilles and cross-border document coordination. The firm was founded by Kubilay Kilic, English-speaking lawyer in Turkey and founder of Blay’s Office.
How to obtain Turkish citizenship by investment
To apply for Turkish citizenship by investment, the investor must first complete one of the qualifying investments recognised by Turkish regulations. The investor must then obtain an Uygunluk Belgesi, meaning a certificate of conformity, from the authority responsible for the chosen investment route. The principal applicant then applies for the specific short-term residence permit associated with Article 31/1-j of Law No. 6458 before submitting the citizenship application to the competent Turkish authority.
In practice, making the investment is only one part of the process. The applicant must also establish the source and transfer of funds, the qualifying value of the investment, compliance with the applicable three-year holding requirement, the identity of family members and the consistency of foreign civil-status documents.
Key points
- A qualifying real estate investment must currently reach at least USD 400,000 or the equivalent amount, with a three-year restriction on disposal.
- Several other qualifying investment routes currently require USD 500,000 or the equivalent amount.
- The investment must be verified by the institution responsible for the chosen route, such as TKGM, SPK, BDDK or the relevant ministry.
- The principal applicant must obtain the specific short-term residence permit required for the citizenship procedure.
- A foreign spouse and minor or dependent children may be included, subject to the applicable requirements.
- The total cost exceeds the investment threshold and may include tapu charges, agency fees, translations, notarisation, apostilles, valuation costs, residence permit costs, banking expenses and legal fees.
- Meeting the investment threshold does not guarantee Turkish citizenship. The Turkish administration retains authority to review the application.
What investment routes are available?
Turkish regulations provide several qualifying routes. The applicable thresholds should be checked again before an investment is made or an application is filed because the rules may change.
| Investment route | Main threshold | Holding period or condition | Competent authority |
|---|---|---|---|
| Real estate purchase | USD 400,000 or equivalent | No sale for 3 years | Tapu ve Kadastro / competent ministry |
| Fixed-capital investment | USD 500,000 or equivalent | Qualifying investment must be confirmed | Ministry of Industry and Technology |
| Bank deposit | USD 500,000 or equivalent | Maintained for 3 years | BDDK |
| Employment | 50 jobs | Qualifying employment must be verified | Ministry of Labour |
| Government bonds | USD 500,000 or equivalent | Maintained for 3 years | Ministry of Treasury and Finance |
| Real estate or venture capital fund | USD 500,000 or equivalent | Maintained for 3 years | SPK |
| Private pension system | USD 500,000 or equivalent | Maintained for 3 years in qualifying funds | SEDDK |
Which investment route should you choose?
The appropriate route depends on the investor’s financial plans, intended use of the investment, risk tolerance and family situation. Real estate may suit a family intending to live in Turkey because the investment is a tangible asset that may also have a personal use. The investor must nevertheless consider possible overpricing, title defects and the restriction on disposal.
A financial investor may prefer qualifying GYF or GSYF investment funds. A private banking client may consider the bank deposit route, while an entrepreneur may find a fixed-capital investment more consistent with an existing commercial activity. A business already employing a substantial workforce in Turkey may consider the employment route. Real estate is the best-known option, but it is not necessarily the most suitable investment for every applicant.
Turkish citizenship through real estate: USD 400,000, tapu and the three-year restriction
The real estate route generally requires the purchase of one or more qualifying properties with a total qualifying value of at least USD 400,000 or the equivalent amount. A restriction preventing disposal of the property for three years must be recorded with the Turkish land registry. The tapu, meaning the Turkish title deed and land registry record, is central to the process.
The advertised sale price is not sufficient by itself. The investor should check:
- the registered owner;
- the legal nature of the property;
- the tapu records;
- mortgages;
- attachments or enforcement measures;
- easements;
- restrictions applicable to foreign buyers;
- the value accepted for the citizenship application;
- evidence of payment;
- the Döviz Alım Belgesi where required;
- the three-year non-sale annotation.
TKGM guidance also contains specific requirements concerning preliminary sale agreements and the manner in which the investment threshold must be met. Removing the required restriction before the end of the three-year period may result in the matter being reported to the citizenship authorities and can create a risk for the citizenship file.
Can several properties be combined to reach USD 400,000?
Depending on the transaction, several properties may be used to reach the threshold, provided the applicable administrative conditions are satisfied. TKGM guidance indicates that the number of purchased properties is not necessarily limited in itself, but the qualifying amount must be reached in accordance with the applicable dates and conditions.
Preliminary sale agreements may be subject to different requirements. Where such an agreement is used, the threshold may need to be reached under a single contract even if several properties are included. Multiple properties, sellers, transfers or currencies can make the evidential record more difficult to establish, so the structure should be reviewed before funds are committed.
Actual costs of buying property for Turkish citizenship
The total budget is higher than the USD 400,000 investment threshold. Acquisition charges, translations, administrative costs, banking expenses and compliance work should be considered before the transaction is completed.
| Cost | Indicative amount | Comment |
|---|---|---|
| Real estate threshold | Minimum USD 400,000 or equivalent | Current regulatory threshold in the source article |
| Tapu transfer charge | 2% buyer + 2% seller, 4% total | Contractual allocation may differ |
| Agency fee | Up to 4% excluding KDV | Depends on the brokerage agreement |
| Valuation report / TTB | Variable | Required in many transactions |
| Döner sermaye / registry fees | Variable | Check the applicable TKGM tariff |
| Translations | Variable | Passport, power of attorney and family records |
| Notary / power of attorney | Variable | Particularly relevant for remote representation |
| DASK / insurance | Variable | Depends on the property |
| Legal fees | By quotation | Due diligence, tapu, payment and application work |
| Banking / foreign exchange costs | Variable | SWIFT, conversion and supporting banking documents |
Example budget for a USD 400,000 purchase
| Item | Example |
|---|---|
| Property price | USD 400,000 |
| Tapu charge if buyer bears 2% | USD 8,000 |
| Tapu charge if buyer bears 4% in practice | USD 16,000 |
| Agency fee at 2% on buyer side | USD 8,000 + applicable KDV |
| Agency fee if full 4% is allocated to buyer | Up to USD 16,000 + applicable KDV |
| Translation, notary, power of attorney and registry | Variable |
| Legal due diligence | By quotation |
| Prudent additional budget | Often USD 20,000 to USD 40,000 depending on the structure |
These figures are illustrative and do not constitute a quotation. Investors should assess the total acquisition cost, not simply the property’s purchase price.
GYF and GSYF funds: Turkish citizenship through financial investment
A foreign investor may also apply by purchasing at least USD 500,000 or equivalent of qualifying real estate investment fund or venture capital investment fund units and maintaining them under the applicable three-year holding condition. SPK rules refer to gayrimenkul yatırım fonu and girişim sermayesi yatırım fonu units.
This route requires substantial financial and administrative documentation, which may include:
- opening an investment account;
- obtaining an MKK registration;
- purchasing qualifying fund units;
- placing the units in the relevant Vatandaşlık Blokaj Alt Hesabı where required;
- documenting foreign exchange conversion under applicable TCMB instructions;
- obtaining the conformity certificate through SPK;
- maintaining the units for the required three-year period.
USD 500,000 bank deposit
The banking route generally requires at least USD 500,000 or equivalent to be deposited with a bank operating in Turkey and maintained under the applicable three-year restriction. The NVI identifies this as a qualifying investment route, with verification involving BDDK.
Points requiring particular attention include:
- bank compliance requirements;
- source of funds;
- currency;
- any required conversion;
- the three-year restriction;
- banking documentation;
- personal or corporate account structure;
- consistency with tax and family documents.
This route may appear straightforward, but it can become more complex where the source of funds, international transfers or the investor’s tax residence are not clearly documented.
Fixed capital, employment, government bonds and private pensions
| Route | Threshold or condition | Typical investor |
|---|---|---|
| Fixed capital | USD 500,000 | Industrial or commercial investor |
| 50 jobs | 50 positions | Active company in Turkey |
| Government bonds | USD 500,000 for 3 years | Financial investor |
| Private pension | USD 500,000 for 3 years | Long-term wealth planning profile |
These routes may require coordination with banks, accountants, ministries, financial institutions, lawyers, translators, notaries and administrative authorities.
Step-by-step procedure
Step 1: Choose the investment route
The first decision is whether to use real estate, a bank deposit, investment funds, fixed capital, employment, government bonds or the private pension route. The choice should reflect the investor’s financial objectives, risk tolerance and family circumstances.
Step 2: Check eligibility
Before funds are committed, the investor should review:
- nationality;
- identity;
- family situation;
- children to be included;
- criminal record documentation;
- civil-status documents;
- source of funds;
- restrictions affecting foreign property ownership;
- tax considerations;
- banking risks;
- expected administrative timing.
Step 3: Structure the investment correctly
The investment must be completed in a form that satisfies the applicable regulations. For real estate, this includes the tapu, accepted value, payment records, DAB where applicable and the three-year annotation. For investment funds, it may involve MKK records, qualifying units, blocking arrangements and SPK verification.
Step 4: Obtain the Uygunluk Belgesi
The Uygunluk Belgesi is the conformity certificate confirming that the minimum qualifying investment and related conditions have been satisfied. It is issued or confirmed through the institution responsible for the relevant investment route.
Step 5: Apply for the short-term residence permit
After the conformity stage, the principal investor applies for the specific short-term residence permit associated with Article 31/1-j of Law No. 6458.
Step 6: File the citizenship application
Once the required conformity and residence documentation are in place, the citizenship file is submitted to the competent Turkish population and citizenship authorities.
Step 7: Administrative review and final decision
The file is reviewed by the Turkish administration. According to the source material, applications are assessed by the Nüfus ve Vatandaşlık İşleri Genel Müdürlüğü and proceed through the exceptional citizenship decision process if no national security or public order obstacle is identified.
Citizenship and residence permit fees
The source article states that the NVI lists a 2026 service fee of TRY 135.45 per person for exceptional citizenship applications. It also states that Göç İdaresi lists a 2026 residence permit card fee of TRY 964. Residence permit fees themselves may vary according to nationality and duration.
Other expenses may include apostilles or other legalisation, certified translations, notarisation, biometric photographs, criminal record documents and legal fees. Current amounts should be verified before payment.
Documents to prepare
| Document | Who needs it? | Point to check |
|---|---|---|
| Passport | Applicant, spouse, children | Validity, spelling and translation |
| Birth certificate | Included family members | Apostille or legalisation and translation |
| Marriage certificate | Married couple | Full date and consistency |
| Divorce document | Where applicable | Recognition issues may arise |
| Death certificate | Widowed applicant or spouse | Translation and apostille or legalisation |
| Recent criminal record | Applicant and potentially family members | Source article refers to a six-month period |
| VAT-4 form | Principal applicant | Signature and consistent information |
| Conformity certificate | According to investment route | Competent institution |
| Article 31/1-j residence permit | Principal applicant | Required procedural stage |
| Payment evidence | Investment | Description, currency and source of funds |
| Power of attorney | Where representation is used | Precisely drafted authority |
| Biometric photographs | Relevant applicants | Required format |
Can a spouse and children obtain Turkish citizenship?
Subject to the applicable requirements, the principal applicant’s foreign spouse and minor or dependent children may be included within the exceptional citizenship procedure linked to the qualifying investment.
Depending on the family situation, the file may require:
- proof of a legally recognised marriage;
- birth records for minor children;
- documentation concerning dependent children;
- apostille or other legalisation;
- Turkish translations;
- parental consent where required;
- consistent names and identity records;
- previous divorce documentation;
- custody or parental authority documents.
How long does the procedure take?
A fixed completion date should not be promised. The duration depends on the chosen investment route, the completeness of the documents, the authority responsible for confirming the investment, security reviews, the family members included and the administrative workload.
An incomplete application, inconsistent documents, a request for additional evidence or enhanced administrative review may extend the processing time.
Common mistakes
| Mistake | Risk | Prevention |
|---|---|---|
| Buying before reviewing the tapu | Property may be encumbered or unsuitable | Land registry due diligence before payment |
| Relying only on the advertised price | Qualifying threshold may not be recognised | Check accepted value and supporting documents |
| Under-declaring the purchase price | Tax exposure and weaker evidence | Use the correct declared value |
| Failing to organise the DAB | Application may be blocked | Plan the currency conversion and payment trail |
| Buying from a related party without checking eligibility | Possible eligibility problem | Review the seller and any relationship |
| Selling before 3 years | Risk to citizenship status or application | Respect the holding restriction |
| Using an excessively broad power of attorney | Risk of misuse | Use precisely drafted powers |
| Including family without complete documents | Delay or additional requests | Prepare the full civil-status file |
| Assuming the investment threshold guarantees citizenship | Application may still be refused | Account for the administrative review |
| Confusing residence and citizenship | Incorrect immigration strategy | Distinguish ikamet, citizenship and work permits |
Cross-border issues for international investors
Evidence of funds
International transfers should be traceable. The documentation should normally identify the sending account, recipient account, payment description, amount, currency, transfer date and source of funds.
Tax position
Buying Turkish property, holding financial assets, receiving rental income, maintaining foreign bank accounts and later transferring or inheriting assets may each have separate tax consequences. Acquiring Turkish citizenship does not automatically end tax obligations in the investor’s existing country of tax residence.
Foreign documents
Birth certificates, marriage records, divorce decisions, criminal record certificates and powers of attorney issued outside Turkey may require apostille or another form of legalisation, Turkish translation and notarisation depending on their origin and intended use.
Names and civil-status records
Differences between passports, birth certificates, marriage documents, bank records and Turkish translations may cause additional document requests. Multiple given names, married names, transliterations and spelling differences should be checked before filing.
Turkish citizenship, ikamet and work permits are different
| Status | Effect |
|---|---|
| Visa | Entry or short-term stay under applicable rules |
| Ikamet | Legal residence in Turkey under a residence permit |
| Article 31/1-j residence permit | Residence permit stage linked to the investment procedure |
| Work permit | Authorisation to work in Turkey |
| Turkish citizenship | Status as a Turkish citizen |
| Turkish passport | Passport available after citizenship, subject to the applicable requirements |
An investor may need the specific residence permit before completing the citizenship process. Holding a residence permit does not automatically confer a right to work in Turkey.
When should you consult a lawyer?
Legal review is particularly useful before funds are committed, especially where:
- you are purchasing Turkish real estate;
- you are paying a reservation fee or deposit;
- you are investing through a fund;
- you want to include your spouse or children;
- your civil-status documents were issued outside Turkey;
- you have a previous divorce or custody arrangement;
- you are signing a power of attorney;
- you do not speak Turkish;
- the investment funds are being transferred internationally;
- you intend to rent the property;
- you require tapu due diligence;
- you have already received a refusal or request for additional documents.
A lawyer cannot guarantee that Turkish citizenship will be granted. The lawyer’s role is to identify legal risks, review the investment structure, organise supporting evidence, protect the payment trail and reduce avoidable errors.
How Blay’s Office assists foreign investors
Blay’s Office can assist with different stages of the project depending on the chosen investment route and the client’s circumstances:
- review of the proposed investment route;
- real estate due diligence;
- tapu review;
- review of purchase and investment contracts;
- payment structure and transfer documentation;
- evidence of international bank transfers;
- power of attorney preparation and review;
- coordination with translators, notaries and Turkish institutions;
- preparation of family documents;
- residence permit support;
- preparation of the citizenship file;
- assistance where additional documents or clarification are requested.
The objective is to assess the project as both an investment and a legal file. Property ownership, payment records, family status, international documents and the citizenship procedure must remain consistent with each other.
FAQ – Turkish citizenship by investment
What is the minimum investment for Turkish citizenship?
The amount depends on the chosen route. The source article states a USD 400,000 threshold for qualifying real estate and USD 500,000 for several other investment routes, including bank deposits, investment funds, government bonds and fixed-capital investments.
Does buying property automatically give you Turkish citizenship?
No. A qualifying property purchase may allow the investor to apply, but the final citizenship decision remains subject to review by the Turkish authorities, including national security and public order considerations.
Can the property be sold after citizenship is granted?
The property used for the qualifying investment is subject to the required three-year non-sale commitment. Removing the restriction before the end of that period may create a risk for the citizenship file.
Can the investor’s spouse obtain citizenship?
A foreign spouse may generally be included within the exceptional citizenship procedure linked to the principal applicant’s qualifying investment, subject to the applicable documentary and administrative conditions.
Can children be included?
Minor or dependent children may be included where the applicable conditions are satisfied. Birth records, parental documents, apostilles or legalisation and Turkish translations may be required.
What is the actual cost of the real estate route?
The investor should budget for more than the property price. Tapu charges, agency fees where applicable, registry and valuation costs, banking expenses, insurance, translations, notarisation, powers of attorney, residence permit charges, citizenship fees and legal fees may all arise.
Can the procedure be completed remotely?
Some work can be prepared or completed through a properly drafted power of attorney. Certain stages may nevertheless require the applicant’s personal involvement. The requirements should be checked for the specific file before travel arrangements are made.
Can an investment fund be used instead of property?
Yes. Qualifying real estate investment fund or venture capital investment fund units may provide an alternative route where the applicable USD 500,000 threshold and three-year holding conditions are met.
What happens if the value of the fund falls?
The source material refers to SPK guidance stating that exchange-rate related reductions in value do not necessarily invalidate the application where the qualifying threshold was satisfied at the relevant initial stage and the holding conditions continue to be met.
Do applicants need to speak Turkish?
The exceptional investment route is different from the general naturalisation procedure. The supporting documents must nevertheless be correctly prepared in Turkish, and foreign documents may require certified translation and other formalities.
Official authorities relevant to the process
- Nüfus ve Vatandaşlık İşleri Genel Müdürlüğü: citizenship requirements, documents, exceptional citizenship procedure and family inclusion.
- SPK: qualifying GYF and GSYF investments, MKK blocking arrangements and conformity procedures.
- TKGM: real estate, tapu registration, investment threshold, preliminary sale arrangements and disposal restrictions.
- GİB: Turkish tax administration, including title transfer charges and under-declaration issues.
- Göç İdaresi: residence permit procedures and charges.
Protect your Turkish citizenship investment file
Turkish citizenship by investment combines an investment transaction with family documentation and an administrative citizenship procedure. A properly prepared file depends on more than reaching the investment threshold. The qualifying property or financial investment, payment records, family documents, translations, apostilles or legalisation and residence permit stage must all be consistent.
If you are considering Turkish citizenship by investment, contact Blay’s Office for a consultation before committing funds. The firm can review the proposed investment, identify legal and documentary risks and assist with the relevant procedures in Turkey.
General information: this article does not constitute individual legal advice. Investment thresholds, charges, required documents and administrative practices may change. The applicable requirements should be checked before any investment or application is made.
Last updated: June 2026
