A complete 2026 guide to obtaining Turkish citizenship through real estate investment with updated requirements and legal procedures.
Turkish citizenship through real estate investment
Buy property worth at least USD 400,000 and you, your spouse and your children under 18 can apply for Turkish citizenship.
At Elka Homes, we manage the whole process from Alanya, from choosing the property to receiving your Turkish ID card.
- Spouse and children under 18 included
- No residency or language requirement
- Dual citizenship allowed
- Free to sell after 3 years
- $400,000 – Minimum property value
- 3 years – No-sale commitment
- 4–6 months – Typical process
- None – Residency or language test
What does Turkish citizenship give you?
You get both a passport and a real property that can earn rental income.
Passports for the whole family
Your spouse and children under 18 become citizens in the same application.
No residency requirement
You don’t have to live in Türkiye, and there is no language test.
Easier travel
Visa-free or visa-on-arrival travel to more than 110 countries with a Turkish passport.
An income-generating investment
Rent out your property and sell it after 3 years without losing your citizenship.
Dual citizenship
Türkiye does not require you to give up your current citizenship.*
* Check your own country’s dual citizenship rules as well. Some countries require notification, others don’t allow dual citizenship.
Eligibility requirements
Legal basis: Turkish Citizenship Law No. 5901 and its Implementing Regulation. Because the rules can change, we recheck current legislation for every application.
- Property worth at least USD 400,000. It can be a single property or several properties with a combined value above USD 400,000. The property must be an independent unit with condominium ownership or construction servitude (apartment, villa, residence, shop) or a plot with a building on it. Since 12 December 2023, empty plots, fields and properties not suitable for condominium ownership (such as warehouses, industrial facilities or farms) are not accepted.
- 3-year no-sale commitment. An annotation is added to the title deed stating the property won’t be sold for 3 years. Selling earlier can lead to cancellation of citizenship. Transferring the property to the previous owner or their first-degree relatives causes problems even after 3 years.
- Licensed valuation report. A report from a valuation company licensed by the Capital Markets Board (SPK) must show that the property is worth at least USD 400,000. Since 29 September 2026 the report is valid for 12 months (previously 6 months). If the land registry shows a change that affects the property’s value after the report date, a new report is required even if the period has not expired.
- Payment in foreign currency through a bank. The price is paid in foreign currency, converted at a Turkish bank, and a foreign exchange purchase certificate (DAB) is issued.
- Not previously used for citizenship. The seller must be a Turkish citizen, and the property must not have been used in another foreigner’s citizenship application.
- Security check. The applicant must have no national security or public order concerns.
Three values on the title deed must match
- Valuation report ≥ $400,000
- Currency certificate (DAB) ≥ $400,000
- Price declared at the land registry ≥ $400,000
If any of these values is below the threshold or they don’t match, the application stops. We check all of this before you buy.
Citizenship-eligible property options
We’ll send you our current listings in Alanya from USD 400,000, with photos, prices and valuation details.
Sea-view villas
Detached villas with private pools and large gardens, for family life and long-term value growth. From $400,000.
Spacious residence apartments
Penthouses and large apartments in gated complexes with pool, spa and security. Easy to rent and low-maintenance. From $400,000.
Multi-apartment investment package
Several apartments with a combined value above USD 400,000: citizenship plus multiple rental incomes. From $400,000 in total.
See citizenship-eligible listings →
Title deed fee and total cost
The title deed fee is 4% of the sale price; for example USD 16,000 on a USD 400,000 property. How the title deed fee is split between buyer and seller depends on the contract. Valuation, translation, notary, residence permit and application fees are calculated separately, based on the number of people. We will send you a personal net cost table via WhatsApp.
From title deed to passport in 6 steps
With complete documents, the process usually takes 4–6 months. We’re with you at every step.
- Free consultation and property selection (1–2 weeks). We shortlist properties that fit your budget and goals and meet the citizenship requirements. We can meet online or at our office.
- Legal check and valuation (1–2 weeks). We check the title deed, the seller’s status and whether the property was used for citizenship before. A licensed valuation report is prepared.
- Tax number, bank account and payment (A few days). You get a Turkish tax number and open a bank account. Payment is made in foreign currency and the DAB certificate is issued.
- Title transfer and certificate of conformity (2–4 weeks). The transfer is completed at the Land Registry and the 3-year annotation is added. The Ministry then issues the certificate of conformity.
- Residence permit and citizenship application (3–5 months). Short-term residence permits are issued for your family and the file is submitted to the General Directorate of Population and Citizenship. A security check follows.
- ID card and passport (A few weeks). After approval, you receive your Turkish ID cards and apply for your passports.
Required documents and additional costs
Documents issued abroad must be apostilled, translated into Turkish by a sworn translator and notarised.
Documents
- Valid passport and its notarised translation
- Birth certificate (apostilled and translated)
- Marriage certificate and proof of family ties
- Biometric photos (for each family member)
- Title deed and valuation report
- Currency certificate (DAB) and bank receipt
- Ministry certificate of conformity
- Residence permit and fee receipt
The document list can vary by applicant. We prepare your personal list at the first meeting.
Costs on top of the property price
- Title deed fee: 4% of the sale price
- Licensed valuation report fee
- Translation, notary and apostille costs
- Compulsory earthquake insurance (DASK)
- Residence permit and health insurance
- Citizenship application fees
- Legal consultancy fee
We prepare a clear total cost breakdown for the property you choose.
5 mistakes that delay applications
Most of these are easy to avoid if they’re spotted before you buy.
- Valuation below the threshold. If the report is below USD 400,000, the application is rejected. Get the report before the title transfer.
- Values that don’t match. Differences between the valuation, the DAB and the title deed price stop the file.
- Choosing an ineligible property. Property already used for citizenship or bought from a foreign seller is not accepted.
- Apostille and translation errors. Names spelled differently or a missing apostille can get the application returned.
- Selling before 3 years. Removing the annotation or selling the property can lead to cancellation of citizenship.
Frequently asked questions
What is the minimum investment for citizenship?
You need to buy property worth at least USD 400,000 or the equivalent in foreign currency. The title deed fee and other costs are not included in this amount.
How long does the process take?
With complete documents, it usually takes 4–6 months from choosing a property to receiving your ID card. It may vary with institutional workload and your file.
Do I have to live in Türkiye?
No. There is no residency requirement for citizenship by investment. A short-term residence permit is issued during the application, but you don’t have to live in Türkiye.
Do I need to speak Turkish?
No. There is no language requirement for citizenship by investment.
Can my family become citizens too?
Yes. Your spouse and children under 18 receive citizenship in the same file. Children over 18 must apply separately.
Can I reach USD 400,000 by buying more than one property?
Yes. You can buy several properties with a combined value above USD 400,000. The valuation, DAB and annotation requirements must be met for each property.
Is an off-plan property eligible?
Yes. Off-plan properties can also be used with a notarised promise-to-sell agreement and an annotation on the title deed.
When can I sell the property?
After 3 years from the title deed date you can sell to a third party; this sale does not affect your citizenship. Selling to the previous owner or their first-degree relatives, however, can lead to cancellation of the investment certificate even after 3 years.
Do I have to give up my current citizenship?
Türkiye does not require it. However, your own country’s rules may differ, so check them before applying.
Which stages does Elka Homes help with?
We support you at every stage: property selection, legal checks, valuation, banking and DAB, title transfer, certificate of conformity, residence permit and the citizenship application.
Let’s plan your citizenship together
Tell us your budget and family details, and we’ll prepare suitable properties, the total cost and a timeline for you, free of charge.
Last updated: November 2026. This page is for general information only and is not legal advice. Legislation can change; current requirements are confirmed with the relevant authorities for each application.
