Turkish citizenship by property purchase

Years of experience · Clients from 37+ countries · For the whole family

We help you obtain Turkish citizenship by purchasing real estate: we select a property that meets the program requirements, verify the seller and transaction history, assist with the money transfer and payment supported by a foreign currency purchase certificate, and manage the entire process — from property selection to submitting the application. No relocation, exams, or mandatory residence. Our team and lawyers— are by your side at every stage.

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Author: Sergey Volchenkov, Business Development Director at Tolerance · Published: August 10, 2026 · Updated: August 24, 2026

A foreign national may apply for Turkish citizenship by purchasing real estate worth at least 400,000 US dollars, confirmed by an official valuation, and undertaking not to sell the property for three years (a restriction recorded in the TAPU; Article 20 of the Regulation implementing Law No. 5901, with the threshold effective since June 13, 2022). The applicant’s spouse and children under 18 are included. There is no requirement to relocate, take exams, or know the language. Based on Tolerance’s experience, the full process for a family takes 6–12 months; the final decision rests with the state authorities.

How much must you invest, and why is buying any property worth more than 400,000 USD not enough?

The minimum investment for the real estate route is 400,000 USD or the equivalent in another foreign currency. However, the property price alone does not guarantee citizenship. The required amount must be confirmed by the transaction documents, bank payments, the foreign currency purchase certificate (DAB), and the investment amount certificate (TTB). The property must also comply with the specific rules of the Turkish General Directorate of Land Registry and Cadastre (TKGM).

The buyer’s main mistake is choosing properties based solely on price. This may be acceptable for a standard purchase, but citizenship by investment involves important additional checks relating to the property type, seller, TAPU history, payment method, and documents.

Main program requirements:

^{Legal grounds: Article 20(2)(b) of Regulation 2010/139 implementing Law No. 5901 (threshold amended on May 13, 2022 and effective from June 13, 2022; property types amended on December 12, 2023); Articles 12 and 20 of Law No. 5901; TKGM Circulars 2022/1, 2024/2, and 2024/4; and the TKGM Guide dated December 9, 2024. Full links are provided in the “Sources” section at the bottom of the page.}

This means that a property listed at 410,000 or 450,000 USD cannot automatically be described as “eligible for citizenship”. If the amount that can be officially confirmed under the program is below the threshold, or the payment procedure is not followed, the purchase price will not resolve the problem.

The program has operated since January 2017, and its terms have changed over time. It began with a threshold of 1,000,000 dollars, was reduced to 250,000 on September 19, 2018, and increased to 400,000 US dollars on June 13, 2022. The state may amend the requirements.

Every detail matters in this program.

We have worked with this program since 2018. We were among the first to do so when the revised rules had only just taken effect. There were no ready-made answers at the time, so we worked through the process step by step. Hundreds of families have received their passports with our support. We have also seen transactions fail when others treated important details as insignificant. The property type, seller, valuation, and payment route can reveal a problem after the money has already been paid. Our principle is simple: verify first, sign second. This makes the path to citizenship calm and predictable. Nothing matters more to our team than seeing a family receive citizenship without unpleasant surprises.

Tolerance’s approach. We begin by checking the entire scenario: who will be the applicant, which family members should be included, how the funds will be transferred, and which property has been selected. Only then do we recommend proceeding with the reservation and substantial payments.

Start with our selection of properties that have passed preliminary screening for the program based on their type, seller, and verifiable value. If you have found an option you like, we will complete the legal and financial checks. We only give final confirmation of eligibility after reviewing the specific transaction in full.

Which real estate qualifies for the program — and why most properties do not

Not every property that a foreign national is legally permitted to buy in Türkiye qualifies for citizenship.

Eligible options include residential property and commercial property with kat mülkiyeti status, meaning ownership of an individual unit, or kat irtifakı, meaning construction servitude, as well as land with a completed, legally registered building. The property-type rule has applied since December 12, 2023. You may purchase a new-build or resale property, or several properties at once. Vacant land, agricultural plots, timeshares, properties previously used under the program, and purchases from sellers connected to you are not eligible.

The greatest risk in this program is choosing the wrong property. An apartment may be attractive, the location may be excellent, and the price may meet the threshold. However, citizenship eligibility depends not on presentation but on the registry records: the property status, seller, previous transactions, and amounts stated in the documents. The money may already have been paid by the time a problem is discovered, so everything must be checked before signing the contract, not afterward.

In our assessment, only 5–7% of properties on the market meet every requirement at once. The amount stated in the documents is the most common reason a transaction cannot proceed. The TAPU and valuation report must show the full price, but not every seller is willing to declare it because this affects their taxes. We work with properties where stating the full price in the documents is standard practice, not a concession.

The official valuation counts, not the advertised price. The program considers the amounts shown in the TAPU, valuation report, DAB certificate, and bank payments. An attractive figure in an advertisement means nothing until a licensed valuer confirms it.

You decide whether to purchase one property or several. The total may be built up from multiple properties in different cities and even at different times. For completed properties with a TAPU, the valuation and payments are combined. Construction projects may be purchased through a notarized promise-to-sell agreement (satış vaadi), but stricter rules apply: multiple properties must be included in one agreement, and you cannot make up a shortfall by combining different transaction formats — part under a TAPU transfer and part under a notarized agreement.

There can only be one buyer under the program.Several foreign nationals cannot jointly purchase one property and each apply for citizenship. However, the property may have several co-owners as sellers, provided that the entire property is transferred to one buyer.

Real estate you purchased previously may also qualify. The program requirements have changed over time, so we assess an earlier purchase under the rules that applied on the transaction date. We review the TAPU, payment records, and other documents, then explain honestly whether the purchase qualifies or whether it would be more practical to build the required amount through a new investment.

Does real estate under construction qualify?

Yes, but the legal status of the specific property is decisive, not the construction stage. For a purchase through a notarized promise-to-sell agreement (satış vaadi), construction servitude (kat irtifakı) must already have been established for the property, and the price must be paid in full. Instalments are not permitted under this arrangement. A construction project qualifies if the ownership structure and agreement meet the current requirements.

Why the seller and the property’s history must be checked

Citizenship involves a narrower eligibility test than an ordinary purchase. A property may be fully legal to buy yet fail to qualify for the program because of the seller or previous ownership transfers. The rules cover relatives, companies, and the property’s recent history. We therefore complete these checks before any deposit is paid, because almost nothing can be corrected afterward.

We separate two different checks. The first answers the question, “Is it generally safe to buy this property?” It covers debts, seizure orders, and the legality of the building. The second asks, “Will this specific transaction qualify for citizenship?” The second check is stricter, and even a legally clear property may fail it.

Who is selling is just as important as what is being sold.

Under the land registry rules, the following purchases will not qualify:

• a purchase from a foreign individual, regardless of their nationality;
• a purchase from your immediate relatives — your spouse, children, parents, or other first-degree relatives by blood, marriage, or adoption — even if they are Turkish citizens;
• a purchase from a company in which you or your immediate relatives are partners or managers, or from a company with predominant foreign participation under Article 36 of Law No. 2644, meaning foreign capital above 50% or foreign control of management;
• a property transferred within the previous three years from any foreign national — or from someone who obtained citizenship under this program — to the current Turkish owner or company;
• a property already used to obtain citizenship: each property may be used under the program only once.

Territorial restrictions also apply. Military and restricted zones are closed to foreign nationals and are identified directly in the land registry records. Special security zones require approval from the governor’s office. A nationwide limit of 30 hectares per person also applies. These restrictions are not visible in an advertisement; they can only be found in official records.

The question to ask before paying a deposit is therefore not “Is this a good apartment?” but “Can this specific apartment, purchased from this specific seller and with this ownership history, qualify for citizenship?” Our legal review answers that question before you assume any irreversible obligations.

How to pay correctly: money transfers, the foreign currency purchase certificate, and confirmation of the amount

All documents must confirm the amount at the same time: the price in the TAPU, valuation report, bank payments, and foreign currency purchase certificate must each show at least 400,000 US dollars. The land registry authority consolidates them in the investment amount certificate (TTB). Cash payments and private receipts are not accepted under the program.

The DAB foreign currency purchase certificate (Döviz Alım Belgesi) is an essential part of the payment process. Before the transaction is registered, the foreign currency is sold to the Central Bank of the Republic of Türkiye through a bank. The bank issues the certificate, which the land registry authority then uses to register the TAPU in the foreign buyer’s name. The buyer or seller may obtain the DAB in the buyer’s name. Payment may also be made in several instalments, with a separate certificate issued for each transfer. An error in the DAB can stop both the transaction and the citizenship process.

We plan the route of the funds before the first transfer. We help you open an account with a Turkish bank and arrange the transfer of funds from your country. For clients in countries subject to international transfer restrictions, we develop a workable payment route separately.

We schedule the valuation, payments, and application within the same period. The combination of the valuation report and TTB certificate remains valid for six months. We structure the transaction and application timetable to stay within this period, especially when several properties are involved.

Can you purchase with a mortgage or instalment plan?

In practice, purchasing with a mortgage will not work for citizenship purposes. The law permits a foreign national to finance a purchase only through a foreign-currency bank loan. However, the financed amount does not count toward the investment threshold, while the DAB certificate is still required for the property’s full price.

An instalment plan is possible, but the citizenship application can only be submitted after the price has been paid in full.

With an instalment plan, a DAB certificate is issued for every payment— the program only counts actual payments supported by bank documents. Please note that instalments are not permitted for a new-build property purchased through a notarized promise-to-sell agreement. The full price must be paid immediately.

You should be aware of two restrictions in advance. A property subject to the seller’s statutory mortgage (kanuni ipotek), where part of the price remains outstanding, will not be accepted for citizenship. The DAB certificate is required for the entire price, not only the paid amount. Loans from savings finance companies (tasarruf finansman) are also unavailable for purchases by foreign nationals under the land registry authority’s instruction dated November 27, 2025 and published in January 2026.

Which family members can be included in the citizenship application?

The investment route covers more than the principal applicant. The law includes the investor’s foreign spouse, as well as the investor’s and spouse’s foreign children who are minors or dependent. Children with disabilities may be included without an age limit.

The investment cannot be divided among family members. Any real estate the applicant wishes to count toward the required amount must be purchased in the applicant’s own name. A separate property purchased in the name of the applicant’s spouse, child, or company does not count toward the applicant’s investment threshold.

The children’s ages are critical when planning the timetable. A child must be under 18 when the application is submitted. If the child turns 18 while the application is being reviewed, decisions vary in our experience. Some applications are approved, while others are not, and the child’s entitlement may then need to be defended in court. If the eldest child is 16 or 17, we therefore plan the process so that the file is submitted as early as possible, leaving sufficient time before adulthood.

Residence permit options are available for adult children and parents. An adult child may become an independent investor or live in Türkiye under their own residence permit. During the consultation, we review your family composition and develop a solution for your circumstances so that no one is left out of the process.

Do you need to live permanently in Türkiye and take a language exam?

No.Five years of continuous residence and knowledge of Turkish are requirements for ordinary naturalization under Article 11 of Law No. 5901. Investors apply through the exceptional procedure under Article 12, together with an investment residence permit under Article 31/1(j) of Law No. 6458. No residence, exams, or language knowledge are required.

Which documents will you need?

The basic application file is the same for everyone and is defined by the official NVİ form, while the exact list depends on your family composition. The main point to know from the outset is that you only need to collect the documents and obtain apostilles in your home country. There is no need to translate them there. We will arrange the translation and notarization in Türkiye together with you.

You need to obtain the following documents in your country, each with an apostille:

• birth certificates for both spouses and all children;
• a marriage certificate and a certificate confirming that the marriage is still valid, issued no more than six months earlier;
• a family composition certificate showing who lives together at the same address;
• a criminal record certificate for each adult applicant, issued no more than six months earlier.

The apostille may be attached to the original document or a notarized copy; both options are accepted.

If your family circumstances are more complex, additional documents will be required:

• if the children were born before the marriage was registered, you will need a certificate confirming that the mother, or ideally both parents, was not married to someone else at the time of their birth;
• if a child from a previous marriage is applying with you, you will need documents relating to that marriage, the divorce certificate, and a court decision confirming that the applicant is the child’s legal guardian.

Bring the following without an apostille:

• valid international passports for all applicants;

We prepare the following in Türkiye:

• notarized Turkish translations of all your documents;
• the VAT-4 application form, which we complete with you;
• 50×60 mm biometric photographs on a white background, two photographs for each applicant
• the investment eligibility certificate (TYTB) and investment residence permit cards;
• the receipt confirming payment of the state fee.

Three rules cause the most frequent problems. Every document from your country requires an apostille; a newly issued certificate without one will not be accepted. Certificates remain valid for six months, so we plan the collection timetable from the intended application date, not the other way around. The application file must be submitted in person.

How does the process work, and how long does it take?

The path to a passport consists of eight straightforward steps— from a free consultation and property selection to the transaction, investor certificate, investment residence permit, and citizenship application. Based on Tolerance’s experience, the full process takes 6–12 months when the documents are correct. You can choose the property online, but three visits are required: to open a bank account and complete the transaction, to apply for the residence permit, and to submit the citizenship application. Exact processing times depend on the state authorities.

Turkish citizenship step by step: from the first consultation to passports for the whole family

Step 1. Free consultation

• Contact us in whichever way is most convenient: through the website, via messenger, or by phone
• We review your circumstances, goals, budget, and family composition, then recommend a region and city that meet your needs
• We prepare an exact document list and check the scenario before any major decisions are made: the property, payment route, and timetable
• Confidential and without obligation

Step 2. Online property selection 

• We prepare a selection of properties that meet your goals and comply with the requirements for status, seller, and value
• We answer all your questions remotely before you travel to Türkiye
• We exclude anything that could prevent the investment certificate from being issued

Step 3. Free property discovery tour 

• We organize a discovery tour: we meet you at the airport, arrange your hotel accommodation, and show you the areas and properties that meet your goals
• Our expert stays by your side and answers all your questions about the infrastructure, property features, documents, and purchase procedure
• If you cannot travel, we provide a complete online tour by video call
• There is no pressure. You choose a place where you genuinely want to live or invest, and the preferred option undergoes a full review before any deposit is paid

Step 4. Transaction and payment 

• We obtain your tax number, help you open an account with a Turkish bank, and assist with transferring funds from any country
• We commission a valuation from a licensed company, which must confirm the value required by the program
• We help you obtain the DAB certificate correctly
• Secure payment by bank transfer
• We register the TAPU title deed with the restriction on sale required by the citizenship program

Step 5. Investor certificate

• The General Directorate of Land Registry and Cadastre (TKGM) verifies the price, valuation, and payments
• Following the review, the investment eligibility certificate (TYTB) is issued
• This officially confirms that the investment has been completed in accordance with the rules

Step 6. Investment residence permit

• We help you prepare the required documents and arrange their translation and notarization. Our specialists and lawyers are by your side at every step
• We submit the application for a special type J investment residence permit, valid while the citizenship application is under review
• All applicants must be present in person when the application is submitted, but permanent residence in Türkiye is not required
• We can collect the residence permit cards under a power of attorney, or you may collect them personally

Step 7. Citizenship application 

• We prepare the citizenship file with all documents and apostilles and arrange the translations and notarization
• We submit the application to the Directorate of Population and Citizenship Affairs (NVİ). As with the residence permit, every applicant must be present in person
• The state authorities review the application, while we monitor its progress and keep you informed

Step 8. Passports for the whole family and long-term support

• After a positive decision, we submit the applications for identity documents, and the entire family receives Turkish identity cards (kimlik)
• We arrange international passports for you, your spouse, and your children
• We help you obtain state health insurance (GSS)
• We update your information in the TAPU records so that you are registered as a Turkish citizen. This will be required for a future sale
• We obtain and configure access to e-Devlet, the unified online government services portal where documents, taxes, TAPU records, and medical appointments are available through one account
• We remain by your side for years afterward, helping with utility contracts, furnishing, rentals, and property management if you do not live in Türkiye permanently. We advise, guide, and solve issues as if they were our own

You do not need to travel for every step, but three visits are mandatory. You can select a property entirely remotely through online property selection and a video tour. You must attend in person to open the bank account and complete the transaction because a bank account cannot be opened under a power of attorney. You must then attend the residence permit and citizenship appointments, together with all other applicants. We plan every visit in advance and accompany you throughout.

How long each stage takes

These estimates are based on Tolerance’s transaction experience. The state reviews every application individually, and some stages may take longer during peak periods.

We can guide you through every one of these steps: discover why clients choose us for assistance with obtaining Turkish citizenship by investment. 

How does Tolerance reduce risks before reservation and payment?

You do not need to understand every Turkish law and procedure yourself. You only need clarity on four points: whether the applicant and family qualify, whether the specific property is eligible, whether the payment arrangement will be accepted, and what kind of asset you will own after the three-year period. We structure our work around these questions.

We begin by defining your goals — citizenship, family composition, budget, payment method, and plans for the property. We then check not only the property itself but also the seller, ownership history, TAPU records, and special TKGM restrictions. After that, we agree on the financial chain: contractual amounts, the DAB certificate, bank payments, the TTB certificate, and the timing of the restriction’s registration.

If the real estate does not meet your liquidity or capital-structure goals, it is not worth forcing the purchase to fit the program at any cost. We begin the property selection process with your objectives, not with our catalogue.

If real estate is not currently part of your plans, but you have available capital, the same program offers another route: Turkish citizenship through a bank deposit — currently available with a deposit of at least 500,000 US dollars in a Turkish bank.

Tolerance has worked with real estate in Türkiye since 2002; more than 5,000 families from 37+ countries. have used our services

What can you do if your application is refused?

A refusal is not the end of the process. The main potential reason for refusal is that the investment does not meet the formal requirements relating to the property, amounts, payments, or documents. We address these matters before the transaction, so only a file that should raise no questions for the authorities proceeds to submission.

This does not replace the state authorities’ checks. The law retains requirements relating to national security and public order, and compliance of the investment alone does not guarantee citizenship.

If the decision is negative, it is not necessarily final. We submit an objection to the relevant authority and, if required, bring a claim before the administrative court. If the reason is technical — such as the documents, valuation, or transaction structure — the issue may be corrected and a new application submitted.

We have worked with this program since 2018— we were among the first companies in the market to provide full support when the revised rules had only just taken effect. Since then, hundreds of clients and their families have completed this journey with us, and their reviews of our work speak more convincingly than any promise.

What can you do with the property during the three years, and how can you exit the investment afterward?

The restriction only applies to a change of ownership: you cannot sell or gift the property for three years, but you may live in it, register your family at the address, or rent it out. After three years, the restriction is removed upon application, the property becomes available for sale, and you retain your citizenship.

These three years are a normal ownership period, not a freeze.Many clients rent out these properties and use the rental income to cover part of the maintenance costs. You may entrust the rental arrangements and property management to us. Only a change of ownership is restricted, including a promise-to-sell agreement relating to the property during the restriction period.

Be cautious with promises to “buy the property back after three years.” Returning the property to its former owner or the former owner’s immediate relatives, even after the restriction period, will result in the investment certificate being cancelled. A sale to an unrelated third party does not create this risk. If a developer offers a “guaranteed buyback,” show us the agreement before signing it.

If your plans change before the period ends — you may apply to the land registry authority to remove the obligation and withdraw from the program before submitting the citizenship application. If the application has already been submitted, and especially after passports have been issued, early removal is reported to the citizenship authorities. Such steps should only be taken after consulting our lawyer.

The law permits citizenship that has already been granted to be revoked in only one situation: if the applicant provided false information or concealed material facts when applying under Article 31 of Law No. 5901. This is another reason to complete everything properly from the first day.

After three years, the decision is yours: retain the property, sell it, or exchange it for another. Removing the registry restriction is a technical procedure completed through the land registry authority, and we assist with it free of charge. 

Your eventual exit from the investment is considered from the moment of purchase. From the outset, we select properties that should have future buyers after three years. We consider a reasonable entry price, an area with demand, and a reputable developer, and discuss your intended ownership period at the beginning. When the time comes, we support the sale with the same care as the purchase. This is one of the 25 reasons clients stay with us after completing their transaction.

What about dual citizenship?

Türkiye recognizes multiple citizenship and does not require you to renounce your existing nationality — from Türkiye’s perspective, a second passport does not restrict the first. Any obligations toward your home country, such as reporting a second citizenship or restrictions applying to public service, depend solely on that country’s laws. 

If you are planning to obtain Turkish citizenship by purchasing real estate, tell us about your plans — your family, budget, and timetable. We will select properties that meet the program requirements, verify every document, and guide you from choosing real estate to submitting the citizenship application. After you receive your passports, we will remain by your side with rentals, property management, schools, and everyday arrangements.

Calmly, confidentially, and with the same care we would give ourselves.

Welcome home.

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Sources:

1. Law No. 5901 on Turkish Citizenship, Articles 11–12 and 31 — mevzuat.gov.tr — https://www.mevzuat.gov.tr/mevzuat?MevzuatNo=5901&MevzuatTur=1&MevzuatTertip=5
2. Regulation implementing Law No. 5901 (Decision No. 2010/139), Article 20 — consolidated text — mevzuat.gov.tr — https://www.mevzuat.gov.tr/MevzuatMetin/21.5.2010139.pdf
3. Law No. 6458 on Foreigners and International Protection, Article 31/1(j) — mevzuat.gov.tr — https://www.mevzuat.gov.tr/mevzuat?MevzuatNo=6458&MevzuatTur=1&MevzuatTertip=5
4. Presidential Decision No. 5554, setting the 400,000 USD threshold effective from June 13, 2022 — Resmî Gazete — https://www.resmigazete.gov.tr/eskiler/2022/05/20220513-20.pdf
5. Presidential Decision No. 7938, concerning eligible property types and effective from December 12, 2023 — Resmî Gazete — https://www.resmigazete.gov.tr/eskiler/2023/12/20231212-31.pdf
6. Your Key Türkiye — the official portal of the General Directorate of Land Registry and Cadastre (TKGM) for foreign investors: “Vatandaşlık Kazanımı” section covering the program requirements, TTB certificate, and six-month rule — https://www.yourkeyturkiye.gov.tr/vatandaslik-kazanimi
7. Your Key Türkiye — official questions and answers concerning DAB certificates, multiple properties, satış vaadi agreements, and ownership shares — https://yourkeyturkiye.gov.tr/sss
8. TKGM, “Guide to TAPU transactions for foreign nationals,” an official PDF guide including the citizenship section — https://yourkeyturkiye.gov.tr/attachment/tapu-islem-rehberi-tr.pdf
9. NVİ, “Acquisition of Turkish citizenship” — exceptional procedure under Article 12 — https://www.nvi.gov.tr/turk-vatandasliginin-kazanilmasi
10. NVİ, VAT-4 form for exceptional acquisition of citizenship — https://www.nvi.gov.tr/kurumlar/nvi.gov.tr/hizmetlerimiz/vatandaslikhizmetleri/Vat_4_Istisnai_Olarak_Kazanma.pdf