More freedom to travel. A Turkish passport provides access to more than 110 countries without obtaining a visa in advance or with a visa on arrival. Popular destinations include Japan, Singapore, Brazil, Argentina, South Korea, Thailand and Malaysia.
Turkey offers several legal routes to citizenship. Some are based on descent or family circumstances, while others require long-term residence in the country. A separate procedure is available to foreign investors, including property buyers.
The most popular and practical investment route is the purchase of one or more properties with a combined value of at least USD 400,000. It allows the buyer to apply for Turkish citizenship while investing in a tangible asset. The property can be used as a home, rented out and, once the mandatory three-year holding period has ended, sold.
The property must qualify for the programme from the outset, and the transaction must be structured correctly. A three-year restriction on the sale of the property is registered in the TAPU, the Turkish title deed. Every Turkish citizenship transaction handled by Musa Homes goes through a full review. The agency’s specialists and professional lawyers examine the property, its legal history, the seller, the payments and the supporting documents before the buyer makes a final decision.
This guide covers the main ways to obtain Turkish citizenship, followed by the investor’s route from choosing a property to submitting the citizenship application.
Benefits of a Turkish Passport
A reliable second option for the whole family. A second passport gives the family greater certainty when circumstances change. It provides another place to live and the freedom to decide where to build a future.
Citizenship for the family. The investor’s spouse and minor children may obtain Turkish citizenship together with the main applicant.
No permanent residence requirement. After obtaining citizenship by investment, the investor may continue living in another country, visit Turkey for holidays or rent out the purchased property.
Quality healthcare. Turkey has modern hospitals, experienced doctors and medical costs that remain well below the OECD average. After obtaining Turkish citizenship and health insurance, you can use the healthcare system under the conditions available to Turkish citizens instead of paying tourist rates. For families, this can mean easier access to healthcare and lower medical expenses.
Education for children. Turkey has universities with strong international rankings. Six Turkish universities are currently listed among the world’s top 500 in the QS World University Rankings, including Istanbul Technical University, METU, Koç University, Boğaziçi University, Sabancı University and Bilkent University. With Turkish citizenship, children can apply and study as Turkish citizens rather than under the rules and tuition fees set for international students.
Eligibility to apply for a US E-2 visa. Turkish passport holders may apply for an E-2 investor visa valid for up to five years and eligible for renewal, as well as a US tourist visa valid for up to ten years.
Ways to Obtain Turkish Citizenship
Which law governs Turkish citizenship?
The principal legislation is Law No. 5901 on Turkish Citizenship, or Türk Vatandaşlığı Kanunu. Article 11 sets out the general conditions for citizenship after five years of residence, Article 12 covers exceptional citizenship, and Article 16 governs citizenship through marriage.
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The investment route is regulated in detail by Article 20 of the Regulation on the Implementation of the Turkish Citizenship Law, Türk Vatandaşlığı Kanununun Uygulanmasına İlişkin Yönetmelik. The investor’s special short-term residence permit is also governed by Article 31/1(j) of Law No. 6458 on Foreigners and International Protection. In simple terms, Law No. 5901 establishes the right to citizenship, while the Regulation and official guidance explain how the investment must be documented in practice.
1. Citizenship by descent
A child acquires Turkish citizenship if at least one parent is a Turkish citizen at the time of the child’s birth. The child’s place of birth does not affect this right.
2. Citizenship by place of birth in limited cases
Being born in Turkey does not automatically confer citizenship. The exception applies to children who cannot acquire the citizenship of any country at birth.
3. Citizenship through marriage
A foreign national may apply after three years of legal marriage to a Turkish citizen. The spouses are invited for an interview, documents confirming their shared life are reviewed, and checks are carried out at their place of residence. The marriage must be genuine and cannot have been entered into solely to obtain a passport.
4. Citizenship after five years of property ownership
This route is often described as citizenship through TAPU, meaning citizenship based on a Turkish title deed. A foreign national buys residential property in Turkey, registers the TAPU in their name, obtains a residence permit based on property ownership and lives in the country for five years.
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Anyone relying on this route must keep the property throughout the qualifying period and renew the residence permit on time. For properties purchased after 16 October 2023, the official value of the home used for this type of residence permit must be at least USD 200,000.
During the five-year period, the applicant may spend no more than six months outside Turkey in total. Exceeding this limit interrupts continuous residence, and the previous years may not be counted.
In addition to owning property and maintaining continuous residence, the applicant must:
- Speak Turkish well enough for everyday life;
- Have an official income or profession;
- Demonstrate an intention to live permanently in Turkey;
- Have no serious legal violations;
- Pose no threat to national security or public order.
Property ownership and five years of residence create the right to apply, but they do not guarantee citizenship. The authorities review the documents, residence history and the applicant before making a decision.
This route suits buyers who genuinely intend to live in Turkey. Those who do not want to wait five years or reside in the country permanently may consider the investment programme by purchasing property worth at least USD 400,000. The five-year residence period and Turkish language requirement do not apply to that procedure.
5. Citizenship through legal employment
A foreign national may take a job with a Turkish company, after which the employer applies for a work permit. Under Article 27 of Law No. 6458 on Foreigners and International Protection, a valid work permit replaces a residence permit and provides the right to live legally in Turkey.
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After five years of legal employment and continuous residence, the foreign national becomes eligible to apply for citizenship under the general procedure.
6. Restoration of citizenship and special grounds
The law also covers the restoration of previously lost citizenship, citizenship for certain categories of citizens of Northern Cyprus, the right of option for specific individuals and other special cases. These procedures depend on the applicant’s personal history and require a separate review of the documents.
7. Exceptional citizenship
This category includes foreign investors, Turkuaz Card holders, certain individuals considered to be of special interest to the country and, where provided by law, their family members. Citizenship is granted through an exceptional procedure following government review and approval.
8. Citizenship through adoption
A minor foreign child adopted by a Turkish citizen may acquire citizenship if the legal conditions are met.
Turkish Citizenship by Investment: Available Options
An investor does not need to wait five years or prove knowledge of Turkish. The applicant fulfils one of the approved investment conditions, obtains a certificate of conformity, secures a special short-term residence permit and applies for exceptional citizenship.
- Purchase property with a total value of at least USD 400,000 and register a restriction preventing its sale for three years.
- Invest at least USD 500,000 in the share capital of a company under a procedure confirmed by the Ministry of Industry and Technology.
- Create at least 50 jobs, subject to confirmation by the authorised body.
- Deposit at least USD 500,000 in a Turkish bank and undertake not to withdraw the funds for at least three years.
- Purchase government debt instruments worth at least USD 500,000 and retain them for a minimum of three years.
- Purchase units in a real estate investment fund or venture capital investment fund worth at least USD 500,000 and hold them for no less than three years.
- Contribute at least USD 500,000 to funds within the private pension system specified by the rules and remain in the system for at least three years.
Buying property is more attractive than leaving money in a bank account for three years. The investor retains an apartment, villa or commercial unit that can be used from the first day. The property may be rented out or occupied as a home. With the right location and project, it may preserve capital and generate additional income. This is why Turkish citizenship by real estate investment remains one of the most sought-after routes.
Turkish Citizenship by Real Estate Investment
Main Requirements
Select a requirement to see the full explanation without turning the page into a long wall of text.
9
Points to review
Requirements 01
Minimum cadastral value: USD 400,000
01
Minimum cadastral value: USD 400,000
The total verified value of the property must be at least USD 400,000. An investor may purchase one property or several, provided their combined eligible value meets the threshold and all properties are correctly included in the same procedure.
The official sale document and TAPU registry record the transaction value in Turkish lira. The authorities check the US dollar equivalent of the declared price, the bank payments and the amount confirmed by the TTB document, or Taşınmaz Edinim Sureti ile Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi. In practice, it is sensible to choose a property with a margin above the minimum threshold. This reduces the risk of the verified amount falling below USD 400,000 because of exchange rates, valuation or the payment structure.
In plain terms. A USD 400,000 price in an advertisement is not enough. Before buying, the investor needs to know what amount will appear in the official documents, how much will pass through the banking system and what value will be accepted for the procedure. A citizenship transaction requires these figures to be calculated in advance.
Requirements 02
3-Year Sale Restriction
02
3-Year Sale Restriction
An official entry is added to the TAPU stating that the property will not be sold for three years. This is a mandatory condition of the programme. The period begins on the official date when the restriction is registered, not on the booking date, the date of a private contract or the date of the first payment.
You can rent out the property during the three-year sale restriction.
Requirements 03
Eligible Properties
03
Eligible Properties
A foreign investor may consider apartments, villas, commercial premises, land or other property that foreign nationals are permitted to acquire and that meets the programme requirements. Each type has its own considerations. Undeveloped land, for example, is subject to project development and submission requirements, while foreign buyers are restricted from purchasing in certain military, security or otherwise protected areas.
There is a wide range of property in Turkey available to foreign buyers, but not every property qualifies for the citizenship programme.
Requirements 04
Seller Requirements
04
Seller Requirements
Property used for a Turkish citizenship application must be purchased from a Turkish citizen or a company registered in Turkey, including directly from a developer. Before the transaction, Musa Homes specialists review the seller and the property documents to confirm that the asset meets the programme requirements.
Requirements 05
One property, one investment procedure
05
One property, one investment procedure
The same property can be used only once under the Turkish citizenship by investment programme. If an apartment, villa or commercial unit has already supported a certificate of conformity and a citizenship application, it cannot be included in the same type of procedure again after being resold to another foreign national.
A standard extract showing the current owner is not enough. Before the sale, a lawyer must review the property’s history and confirm that it has not previously been used in the programme.
Requirements 06
One Property, One Investor
06
One Property, One Investor
Since 2023, co-ownership of one property by several foreign nationals has not allowed each co-owner to qualify for citizenship based on the value of their share. The property submitted by the principal investor must be registered in one person’s name. Even if it is worth considerably more than USD 400,000, it cannot be divided between two buyers to support two separate citizenship applications.
The principal investor’s spouse and eligible children under 18 may be included in the family application. They do not need to own shares in the property.
Requirements 07
Property valuation
07
Property valuation
Transactions connected with citizenship require an official property valuation report within the prescribed system. The report is prepared by an authorised valuer, whose task is to determine the property’s value under the applicable rules rather than confirm any price agreed between the buyer and seller.
If the contract price is USD 420,000 but the property value accepted for Turkish citizenship is below USD 400,000, the certificate of conformity may be refused. The valuation and eligible amount should be checked before the purchase is completed.
Requirements 08
Payment Confirmation
08
Payment Confirmation
Payment must pass through the banking system and be supported by records. A foreign buyer purchasing property must follow the Döviz Alım Belgesi, or DAB, procedure for the sale of foreign currency to a bank. The bank submits the relevant information through the required channel, while the details of the payer, recipient, property and payment purpose must match the transaction file.
Payments require close attention. An error in a single field during a currency exchange or bank transfer may prevent the property from receiving a citizenship certificate of conformity. The investor should not pay in cash, transfer money from an unrelated person’s account or enter an arbitrary payment description. The amounts shown in the bank records must also match the property documents.
Musa Homes managers guide clients through the payment process. They provide the bank details, explain which account should be used, specify the wording for the payment description and identify the documents that need to be retained.
Requirements 09
Off-Plan Property Purchase
09
Off-Plan Property Purchase
An apartment in a residential project under construction may be purchased for Turkish citizenship. The developer must be able to register the TAPU in the buyer’s name while construction is still underway. Before the agreement is signed, Musa Homes lawyers check the project and developer documents, including the building permit, the title deed for the land, any encumbrances, the developer’s authority, the property registration procedure and the handover schedule.
Step-by-Step Process for Turkish Citizenship Through Property
01
Step
Initial review of the buyer
The manager first establishes the buyer’s family composition, budget and preferences. This includes the type of property required, whether the buyer plans to live in Turkey or rent out the property, and which family members will be included in the citizenship application.
The Musa Homes team then selects suitable options and explains the procedure. Documents for the spouse and children should be prepared early so that a missing certificate or translation does not delay the application later.
02
Step
Choosing a suitable property
Price, district and view are not the only considerations. A separate citizenship review covers the owner, encumbrances, cadastral records, permits and expected valuation.
In Alanya, investors most often consider apartments in completed complexes, new developments, villas and commercial premises. A district alone does not determine whether a property qualifies for citizenship. The legal and financial terms of the individual transaction are what matter.
03
Step
Signing the agreement and legal review
Once the property has been selected, the buyer and seller sign a sale and purchase agreement. It sets out the property price, payment method and schedule, the parties’ obligations and the handover terms.
04
Step
Official valuation and payment preparation
An official valuation report is ordered, a Turkish bank account is opened or an existing account is used, and the procedure for exchanging currency and obtaining the Döviz Alım Belgesi is confirmed. All payments are made under the agreed structure, and complete bank receipts are retained.
05
Step
TAPU registration and the three-year restriction
After the purchase, ownership is registered at the Land Registry and the title deed is issued. The documents also record that the property is being purchased for citizenship and cannot be sold for three years. If the buyer does not speak Turkish, a sworn translator joins the appointment.
06
Step
Obtaining the certificate of conformity
Once the property stage has been completed, the Uygunluk Belgesi is issued. This certificate confirms that the minimum investment condition has been met.
07
Step
Special short-term residence permit
The next mandatory stage is a short-term residence permit under Article 31/1(j) of Law No. 6458. This is a technical part of the investment procedure. The buyer does not need to have lived in Turkey for five years, but the special residence permit application remains part of the required sequence.
08
Step
Submitting the citizenship application
After the certificate of conformity and residence permit have been obtained, the file for exceptional citizenship is prepared. It includes the documents of the principal investor and the family members named in the application.
09
Step
Government review and decision
NVI reviews the application, the documents and the information relating to each applicant. National security and public order checks are carried out separately.
10
Step
Receiving the Citizenship Decision, Turkish ID Card and Passport
Following a positive decision, the applicant receives notification, obtains a Turkish identity card, the T.C. Kimlik Kartı, and may then apply for a Turkish passport.
Documents for Turkish Citizenship Through Property Investment
The exact list depends on the applicant’s nationality, marital status and family composition. The documents usually requested include:
- A birth certificate or another document containing full identity details;
- The other parent’s consent and additional documents for children where required.
- A marriage certificate, divorce certificate or spouse’s death certificate, depending on the circumstances;
- A valid special residence permit or the documents relating to its application;
- Documents confirming the relationship between spouses and children;
- A criminal record certificate issued within the required period;
- Biometric photographs;
- VAT-4 application form;
- A passport and its notarised translation;
- The official property valuation report;
- A copy of the TAPU title deed;
- The investment certificate of conformity;
- Receipts for government fees;
- Proof of marital status;
Documents issued outside Turkey must be apostilled or legalised. The applicable procedure depends on the country of issue. Turkish translations are best completed in Turkey by a sworn translator and then notarised.
Which Family Members Can Obtain Citizenship with the Investor?
The principal investor’s spouse, as well as the investor’s or spouse’s minor or dependent children, may submit applications together with the investor when the relevant conditions are met and the required documents are provided.
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Independent adult children, parents, brothers and sisters are not automatically included in the principal investor’s application. They need their own legal basis. If a child is approaching the age of 18, preparation should begin early. NVI states that a child who reaches adulthood before the procedure is completed is treated as an independent applicant.
How Long Does Turkish Citizenship Take?
The law and official authorities do not promise one guaranteed processing time. After a complete application is submitted, the review of a Turkish citizenship application takes an average of eight months or more. The timeline depends on the applicant’s nationality, family composition and the outcome of government checks.
Costs in Addition to the Property Price
As with a property purchase in any country, a transaction in Turkey involves related administrative costs. These should be included in the budget from the beginning.
Depending on the chosen property, the calculation may include:
- VAT, where applicable to the transaction;
- TAPU registration and government charges;
- The official property valuation report;
- The technical documentation and İskan for a new building;
- Water and electricity connections;
- Compulsory DASK earthquake insurance;
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- Health insurance for the residence permit;
- Notary and sworn interpreter services;
- Opening a bank account and bank charges;
- Document preparation, translation and certification;
- Fees for the residence permit, citizenship, Kimlik and passport;
- Lawyer’s fees.
Not every buyer will pay every item on this list at once. VAT, İskan and utility connection costs, for example, depend on whether the property is in a new building or on the resale market.
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Fees and exchange rates change. A cost estimate should be prepared immediately before the transaction rather than based on outdated figures found online.
Before the agreement is signed, a Musa Homes manager prepares a preliminary calculation for the chosen property. The buyer sees the overall amount in advance and can plan the budget without unexpected costs during the procedure.
Citizenship Eligible Properties
Citizenship-Eligible Properties from the Musa Homes Catalogue
Use the filters below to compare citizenship-focused properties by room count, location and property type.
Citizenship Eligible
Apartment
Turkey
STAR 4 Furnished 2+1 apartment suitable for Citizenship in Tosmur
Tosmur, Alanya
2+1
115m²
Property Value
€154,000
Suitable for citizenship review when legal, valuation and title deed requirements are confirmed.
Citizenship Eligible
Turkey
SEDA DIAMOND New Project with 1+1, 2+1 and 3+1 Duplex Apartments in Oba, Alanya
Oba, Alanya
m² - m²
Property Value
Starting price
Suitable for citizenship review when legal, valuation and title deed requirements are confirmed.
Citizenship Eligible
Turkey
BEST HOME 20 CLEOPATRA SELECT Furnished 3+1 Duplex with a sea view on Kleopatra
Cleopatra, Alanya
3+1
300m²
Property Value
€638,000
Suitable for citizenship review when legal, valuation and title deed requirements are confirmed.
Citizenship Eligible
Apartment
Turkey
PIA ROYAL RESIDENCE 1+1 apartment close to the sea in Kestel
Kestel, Alanya
1+1
55m²
Property Value
€170,000
Suitable for citizenship review when legal, valuation and title deed requirements are confirmed.
Citizenship Eligible
Property Value
€275,000
Suitable for citizenship review when legal, valuation and title deed requirements are confirmed.
Citizenship Eligible
Property Value
Suitable for citizenship review when legal, valuation and title deed requirements are confirmed.
Reasons for Refusal of Turkish Citizenship After a Property Purchase
The property does not meet the valuation threshold
The advertised price is above USD 400,000, but the official value accepted for the procedure falls below the minimum.
The seller or property is not eligible
Citizenship may be refused if the property is owned by a foreign national or has already been used under the citizenship by investment programme.
Errors in bank transfers
The payment was sent from the wrong account, the recipient does not match the seller, the payment description is incomplete or the required bank confirmation is missing.
The restriction on sale was registered incorrectly
The required entry is missing from the TAPU or was not registered in accordance with the programme rules.
The family documents are incomplete
An apostille is missing, a name is written differently across documents, the family relationship has not been established or the other parent’s consent has not been provided.
Can the Property Be Sold After Citizenship Is Granted?
Yes, but only after the mandatory three-year period has ended. Selling before then may breach the investment condition. Once the period expires, the owner may retain the property, rent it out or sell it at market value.
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Particular care is needed if the property is sold back to the previous owner. Such a transaction may lead the authorities to examine whether the original investment was genuine or arranged solely to obtain a passport.
The safe position is that the property may be sold after three years, but its return to the former owner cannot be promised in advance.
Does Turkey Allow Dual Citizenship?
Turkish law does not require an applicant to renounce an existing citizenship. The applicant’s home country may have different rules. Some countries allow their citizens to hold two passports, while others prohibit it. Applicants should check the rules of their own country before applying.
Why Investors Choose Property in Alanya
Turkish property market data and real investor cases show that Alanya is becoming a popular choice for buyers who want to buy property in Turkey for citizenship while acquiring a liquid asset. Property in Alanya for Turkish citizenship includes completed apartments, homes in new residential developments, villas and commercial premises. A property may be purchased as a permanent home, a holiday residence or a rental investment.
Citizenship should not be the only selection criterion. A sound investment remains valuable after the passport has been issued. A clear location profile, a marketable layout, good construction quality, reasonable running costs and genuine demand all support that value.
Frequently Asked Questions
Can I Buy Several Properties to Qualify for Turkish Citizenship?
Yes. Several properties may be counted together if their combined eligible value reaches the threshold and each property is correctly included in the procedure.
Do I Need to Live in Turkey Before Applying for Turkish Citizenship?
The investment route does not require five years of prior residence. A special short-term residence permit is still part of the procedure.
Do I Need to Speak Turkish to Apply for Citizenship?
No. Turkish language knowledge and a language examination are not required for citizenship through property investment. The language condition applies to citizenship under the general procedure, including an application after five years of residence based on property ownership.
Can I Rent Out the Property After Getting Turkish Citizenship?
Yes. The property may be rented out and generate income during the mandatory three-year holding period.
Will my spouse receive citizenship?
The principal investor’s spouse and eligible minor or dependent children may apply together with the investor.
Musa Homes
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+90 545 541 41 40
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Legal notice. This article is for information purposes and was updated on 17 August 2026. Rules, fees and the administrative practice of government authorities may change. Before purchasing property or submitting a citizenship application, obtain individual legal advice and confirm the current requirements with the relevant official authorities.