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Turkish citizenship by purchasing real estate in 2026

Turkish citizenship by purchasing real estate worth $400,000 or more in 2026

Obtaining Turkish citizenship through real estate investment remains one of the most sought-after programs for foreign buyers. As of 2026, the basic requirement for the program is the purchase of real estate worth at least $400,000 with a commitment not to sell the property for three years. Purchasing real estate does not automatically grant citizenship: first, the property must meet the program requirements, then the transaction is finalized, a Certificate of Conformity (Uygunluk Belgesi), after which the investor applies for a residence permit and applies for Turkish citizenship on an exceptional basis. The decision is made by government agencies after verifying compliance with legal requirements and the absence of threats to national security and public order.

What rights and opportunities does Turkish citizenship provide?

Turkish citizenship grants the right to permanently reside in Turkey without renewing the residence permit, obtain a Turkish passport and ID card, work freely, open a business, acquire and register assets as a Turkish citizen, and pass citizenship on to children in cases provided by law. As a general rule, the rights of a person who has acquired citizenship by investment are no different from those of a citizen who has acquired it through other legal means. Furthermore, Turkey allows multiple citizenships, so the Republic of Turkey generally does not require renunciation of the original citizenship.

What real estate is eligible for Turkish citizenship?

Real estate is eligible for the program if the following conditions are met:

the value of the property or set of properties in the TAPU is not less than 400,000 US dollars in Turkish lira equivalent;
the object is purchased with the obligation not to sell it for 3 years;
the price is confirmed via TTB;
the object meets the requirements of the program in terms of its legal status;
settlements were made in accordance with the procedure established by law with confirmation of the transfer of funds;
the property is registered as an independent unit in accordance with the Condominium Act;
if we are talking about a land plot, there must be a capital building on it with a permit for commissioning;
agricultural land and empty land plots without buildings are not eligible for the citizenship program;
the acquisition of a share in an object does not in itself give the right to citizenship;
the property must be owned by a Turkish citizen or a Turkish legal entity;
the property must not be owned by a person who has previously acquired Turkish citizenship by exceptional means, and must not have been transferred by such a person to a Turkish citizen or a Turkish company within the last three years.

The program allows the purchase of either a single property or multiple properties, as long as they collectively meet the required investment threshold. According to INCOME MERSIN's, the optimal solution is often to purchase a single residential property in an open area worth at least $200,000 to obtain a residence permit, with the remaining investment distributed among other residential or commercial properties.

Is it possible to purchase a building under construction using citizenship?

Yes, but not just any. Turkish law allows for citizenship to be obtained based on a notarized promise of sale agreement, provided the property has the appropriate legal status, an amount of at least $400,000 has been entered into the registry not to transfer the property or lift the restriction for three years. However, based on INCOME MERSIN's, the mandatory official valuation of properties under construction is typically lower than the market value at the time of completion. For this reason, a property under construction for citizenship purposes usually must be purchased at a price significantly higher than the minimum threshold.

Who can I buy real estate from with Turkish citizenship?

When selecting a property for citizenship, it's important to consider not only the price and location of the property, but also the seller's legal status, the ownership history , and the eligibility for Uygunluk Belgesi. Official regulations and cadastral practices require additional verification of the property's origin and its compliance with the program. Therefore, purchasing property for citizenship requires mandatory preliminary legal due diligence.

Is it possible to buy property in a gated community?

The Turkish citizenship program does not automatically prohibit the purchase of real estate in restricted areas. Restrictions related to such areas apply more to the initial residence permit. However, the property must be permitted for purchase by a foreign citizen, not located in a restricted area, and fully comply with the investment program requirements. According to INCOME MERSIN's, to minimize risks, it is preferable to purchase at least one residential property in an open area priced at least $200,000 with the goal of subsequently obtaining a residence permit before completing the citizenship process.

Who can obtain citizenship together with an investor?

Along with the main applicant, their legal spouseand minor children. Official clarifications also allow for the inclusion of dependent children in cases provided by law.

What is the process for obtaining Turkish citizenship?

1. Selection of an object

During the first stage, one or more properties are selected that meet the investment threshold of $400,000. At this stage, legal due diligence is particularly important: the status of the property, the legal status of the seller, the possibility of obtaining a TTB and a Certificate of Conformity.

Properties in Mersin that are suitable for Turkish citizenship can be viewed on the page https://income-mersin.com/projects.html#sort=attr.ct20.frontend_value&sortdir=asc&attr.tag.value=287&page=1

2. Property valuation and confirmation of the amount

system WebTapu processes an official property appraisal and a Price Determination Certificate (TTB). This is a mandatory step, without which further progress through the program is impossible.

3. Bank transfer and currency certificate

All payments must be made officially through a bankis issued for the transaction A Foreign Currency Purchase Certificate, and the cadastral authority verifies that the bank documents comply with the program requirements.

4. Transaction and registration of TAPU

After submitting documents to the cadastral register, verifying the valuation and payment documents, paying the required fees, and signing the transaction, the TAPU a note prohibiting the sale of the property for three years. Only after this note has been entered can the property be used as the basis for citizenship.

5. Obtaining a Certificate of Conformity

After the transaction is completed, documents are submitted to obtain an Uygunluk Belgesi / Certificate of Conformity , a key document confirming compliance with the program's investment conditions.

6. Obtaining an investor's residence permit

The next step is obtaining a short-term residence permit based on investment. Once the investment amount is confirmed, the applicant is eligible to apply for citizenship.

7. Applying for citizenship

application is submitted a VAT-4 along with a set of documents. A government review is then conducted, following which a decision is made on whether to grant Turkish citizenship.

What documents are needed to obtain Turkish citizenship?

Typically required:

passport or other identity document;
documents confirming identity and family ties, with an apostille;
documents on marriage, divorce, death of a spouse or marital status, with an apostille;
form VAT-4;
documents for the property;
TAPU or a notarized promise of sale agreement, if such a scheme is used;
Certificate of Conformity;
bank payment documents;
documents on foreign exchange transactions;
biometric photographs;
receipts for payment of established fees.

All foreign documents must be properly legalized, translated into Turkish, and prepared in accordance with legal requirements. Incomplete or improperly prepared documents may result in the case being returned for revision or an extended processing time.

How long does it take to obtain Turkish citizenship?

The estimated processing time is between 6 and 18 months, but there is no official guaranteed timeframe. In practice, the duration of the procedure depends on the completeness and accuracy of the document package, the speed of cadastral procedures, the issuance of the Certificate of Conformity, the registration of the residence permit, and the review of the civil case. Therefore, it is accurate to say that the procedure takes several months, but the exact timeframe varies from case to case.

How much does it cost to obtain citizenship, excluding the cost of real estate?

The minimum investment amount is $400,000. Additionally, the following costs must be taken into account:

transaction execution;
real estate appraisal;
translation and notary services;
state duties;
cadastral fees;
insurance;
registration of a residence permit.

The main expense item is a tax of 4% of the cadastral value, as well as other expenses related to the registration of TAPU.

A full list of expenses for registration of a tapu can be found on the page https://income-mersin.com/projects/registration-of-tapu.html

The exact amount of additional expenses depends on the property type, the investor's nationality, the transaction method, and the family composition. Therefore, before making a deposit, INCOME MERSIN does not provide a general estimate, but rather a personalized financial analysis for the specific transaction, especially if the property is being purchased during the construction phase, under a notarized deed, or as part of several properties.

What's important to consider in 2026

The key difference between a citizenship transaction and a regular real estate purchase is that it's important to consider not only the property's price and location, but also its official suitability for the investment program. Just because a property is advertised at $400,000 or moredoesn't mean it will pass the citizenship test. It's essential to analyze the TTB, bank charges, the property's history, the seller's legal status, the correctness of the TAPU , and the possibility of obtaining a Certificate of Conformity. It's at these stages that errors most often arise, which subsequently lead to denials or delays in the process.

How does INCOME MERSIN help?

INCOME MERSIN supports clients through all stages of obtaining Turkish citizenship through the purchase of real estate:

selection of an object for the program;
legal due diligence;
organization of the transaction;
support of bank transfers;
assistance in obtaining TAPU;
coordination of obtaining a Certificate of Conformity;
assistance with residence permit;
support in submitting documents for citizenship.

In 2026, simply acquiring an expensive property will not suffice for a successful outcome. A transaction that is legally sound and fully compliant with current Turkish requirements is required. Furthermore, if properties acquired under citizenship are not used as the basis for obtaining a residence permit, INCOME MERSIN can, at the owner's discretion, manage them for rental purposes. The company's experience shows that average rental yields range from 5-10% per annum, depending on the chosen management model.