The short answer: a property qualifies for Turkish citizenship when it is a built home or commercial unit (or a unit in a permitted off-plan project), worth at least USD 400,000, bought from an eligible seller with money brought in from abroad, and kept for three years. The right property does all of that and makes sense as an investment when you are free to sell.
Most mistakes happen before the purchase: a unit that fails the value check, a seller whose property cannot count, a price far above the market. This guide explains the rules a property must meet in 2026, what is excluded, and how to choose one that works on both counts. For the full application process, see our guide to Turkish Citizenship by Real Estate Investment.
At a glance
| Question | 2026 answer |
|---|---|
| Minimum value | USD 400,000 on four separate records |
| Qualifies | Apartments, villas, shops and offices; permitted off-plan units |
| Does not qualify | Bare or agricultural land; property from a foreign owner; property already used for citizenship |
| Several properties | Allowed, if each meets the rules |
| Holding period | 3 years, annotated on the title deed |
| Value confirmed by | A value certificate (Tutar Tespit Belgesi) from the Land Registry's system |
| Can you rent it out | Yes |
The rules a property must meet
It must be worth USD 400,000, four times over
The threshold is USD 400,000, or the same amount in another foreign currency or Turkish lira. It is checked on four records independently:
- the value certificate (Tutar Tespit Belgesi), prepared by a licensed valuer through the Land Registry's system since December 2024;
- the price on the title deed;
- the currency purchase certificate (döviz alım belgesi) showing the money was converted at a Turkish bank; and
- the bank transfers to the seller.
If any one of them falls short, a higher figure on another does not fix it. VAT, the title deed fee and commissions do not count toward the amount.
It must be the right kind of property
- Qualifies: apartments, villas, shops and offices registered as independent units, and units in off-plan projects that have a building permit.
- Does not qualify: undeveloped land and agricultural land, excluded since 12 December 2023.
It must come from the right seller
- Not from a foreign owner. Property owned by a foreign national or a foreign-controlled company does not count, and neither does property a foreigner sold to a Turkish citizen in the past three years.
- Not already used. A property that has already served someone else's citizenship application cannot be used again.
- Not from your own family or company. Purchases from your spouse or children, or through a company you or your family own, are excluded. The purchase must be a new acquisition in your own name.
It must be kept for three years
A no-sale annotation is written on the title deed for three years. You can live in the property or rent it out; you cannot sell it until the annotation is lifted.
Choosing where to buy
The rules are the same everywhere in Türkiye; the investment is not. Think about who will buy or rent the property from you after three years.
- Istanbul is where most foreign buyers choose. In 2025, 9,101 of the 22,980 homes sold to foreigners in Türkiye, about four in ten, were in Istanbul (statistics). A deep resale and rental market matters when you want to sell or let. Within the city, established central districts and well-connected new areas on both the European and Asian sides serve different budgets; our map shows every project with metro lines, schools and hospitals.
- Antalya and the coast suit buyers who want a holiday home, with demand that follows the tourist seasons.
- Ankara, Bursa and İzmir offer lower prices in large cities, with a smaller pool of foreign buyers at resale.
Completed, resale or off-plan
| Completed new build | Resale | Off-plan | |
|---|---|---|---|
| What you see | The finished unit | The finished unit, lived in | Plans and a show flat |
| Price | Developer's list price | Negotiable with the owner | Often lower, with payment plans |
| Paying | At transfer | At transfer | The full price up front for citizenship |
| Main check | Occupancy permit and title | Ownership history, title, building age | Developer's strength and permits |
| Watch for | VAT on the first sale | Whether the seller is foreign | Delays; a notarised contract is required |
For citizenship an off-plan unit must be paid for in full before completion, through a notarised promise-to-sell contract annotated on the title. That makes the developer's track record and the project's permits the most important checks of all. Our buying guide explains the protections for off-plan buyers.
Paying the right price
Citizenship buyers are an easy target for inflated prices, and an overpaid property is hard to sell without a loss after three years.
- Get the value certificate before you pay anything that is not refundable.
- Compare with recent sales in the same building and street, not only with the developer's list.
- Be wary of prices quoted only in US dollars with no local comparables.
- Remember the costs on top (the title deed fee, VAT on new builds and fees), explained in our property taxes guide.
The checks before you sign
- Title record: mortgages, liens and annotations.
- Ownership history: whether a foreigner or foreign-owned company has owned the property in the past three years, and whether it has been used for citizenship before.
- Building status: the occupancy permit (iskan), the type of title (kat mülkiyeti or kat irtifakı), and whether the building is recorded as earthquake-risky.
- Developer and permits for any new or off-plan project.
- Payment route: money sent from abroad in foreign currency, converted at a Turkish bank, and paid to the seller from your own account.
An independent Turkish lawyer, not one recommended by the seller, should carry out these checks.
From choosing to applying
- Get a Turkish tax number and open a bank account.
- Choose the property and have it legally checked.
- Obtain the value certificate.
- Bring the money in from abroad and receive the currency purchase certificate.
- Transfer the title with the three-year no-sale annotation.
- Receive the investment certificate from the Land Registry.
- Get an investor residence permit, then apply for citizenship.
Most families receive their passports four to eight months after starting. Every step is explained in our citizenship guide.
The mistakes we see most
- Buying from a foreign owner, the most common reason a property does not count.
- Paying before the value certificate and then finding it below USD 400,000.
- Counting VAT and fees toward the threshold.
- Choosing land, which is no longer accepted.
- Buying only for the passport and overpaying for a property that is hard to resell after three years.
Related guides
- Turkish Citizenship by Real Estate Investment: the full process, costs and 57 questions answered
- Buying Property in Turkey: the purchase, step by step
- Property Taxes in Turkey: the costs on top of the price
- Residence Permit Through Real Estate Investment: the USD 200,000 alternative
- Property Sales in Turkey 2012–2025: where foreigners buy
This guide is general information, not legal or investment advice. Citizenship rules change and are applied case by case. Confirm your purchase with a licensed Turkish lawyer before you transfer money.
Frequently asked questions
9 questions foreign buyers ask us most, grouped by topic.
Eligibility
What kind of property qualifies for Turkish citizenship?
A built home or commercial unit (an apartment, villa, shop or office) registered as an independent unit, or a unit in a permitted off-plan project, worth at least USD 400,000 on its value certificate, title deed, currency certificate and bank transfers.
Can I buy land for citizenship?
No. Since 12 December 2023 undeveloped land and agricultural land are not accepted. The property must be a built unit or a unit in a project with a building permit.
Can I buy from a foreign owner?
Generally not. Property owned by a foreigner or a foreign-controlled company (or sold by one to a Turkish citizen in the past three years) does not count, and neither does property already used for someone else's citizenship. Ask for the full ownership history before you sign.
Can I combine two or more properties?
Yes. Several units can make up the USD 400,000 together, as long as each passes the value, title and payment checks and each carries the three-year no-sale annotation.
Choosing
Is off-plan property accepted?
Yes, through a notarised promise-to-sell contract annotated on the title for three years, with the full price paid up front and one contract per clearly identified unit. Because you pay everything before completion, the developer's strength matters most here.
Which city is best for a citizenship property?
Most buyers choose Istanbul, where about four in ten foreign purchases were made in 2025. It offers the deepest resale and rental market, which matters when you sell after three years. Coastal cities such as Antalya suit buyers who want a holiday home.
How do I avoid overpaying?
Get the value certificate before you pay, compare the price with recent sales in the same building and street, and be wary of USD price lists with no local comparables. A price far above market value can be hard to recover when you sell.
What if the value certificate comes in below USD 400,000?
The property does not qualify on its own, even if you agreed to pay more. You can renegotiate, choose another unit or add a second property. That is why the certificate comes before any payment.
After you buy
Can I rent out the property during the three years?
Yes. The annotation stops you selling, not living in or letting the property. Rental income is taxable in Türkiye and must be declared.
