How to Get Turkish Citizenship by Real Estate Investment: 2026 Guide

Turkey is one of the few countries that offers foreign investors Turkish citizenship by real estate investment. Foreigners who buy property worth at least USD 400,000 can apply for Turkish citizenship for themselves, their spouse and their children under 18. There is no requirement to live in Turkey and no language test.

In this guide we explain the requirements for Turkish citizenship by investment, the step-by-step application process, the documents you need, the costs and the benefits of a Turkish passport. We also show how Goldcity Condominium manages the entire process from start to finish in Mahmutlar and Kargicak, two of Alanya's most sought-after areas.

What Is Turkish Citizenship by Real Estate Investment?

Under the exceptional citizenship provisions of the Turkish Citizenship Law, foreigners who make a qualifying investment in Turkey can acquire Turkish citizenship. The most popular route is buying residential or commercial property.

Its biggest advantage is that your money becomes a tangible asset. You can live in the property, rent it out, and sell it once the 3-year holding period ends. In other words, the money you spend on citizenship is an investment that can grow in value, not a fee.

Property Requirements for Turkish Citizenship

To qualify, the property purchase must meet these conditions:

• Property worth at least USD 400,000 (or the equivalent in foreign currency or Turkish lira)
• An annotation on the title deed stating the property will not be sold for 3 years
• A valuation report prepared by a CMB (SPK) licensed appraisal company
• Payment made through the banking system, with a Foreign Currency Purchase Certificate (DAB) showing the currency was converted into Turkish lira at a Turkish bank
• The property must not have been used in another citizenship application and must not fall under restrictions on sales to foreigners

You do not have to reach USD 400,000 with a single property. You can combine several apartments or villas. Off-plan properties also qualify, through a notarised sales promise agreement with the 3-year annotation, as long as the full price has been paid.

Step-by-Step Application Process

1. Consultation and budget planning: We shortlist properties that match your goals (living, rental income, capital growth) and budget.
2. Property selection and legal due diligence: Title deed, zoning, occupancy permit, debts, mortgages and liens are checked, and eligibility for citizenship is confirmed before you buy.
3. Tax number and bank account: You get a Turkish tax number and open a bank account. Both can be done by power of attorney.
4. Payment and DAB certificate: The purchase price is transferred through a bank, converted into lira, and the DAB certificate is issued.
5. Valuation report: A licensed appraisal company values the property.
6. Title deed transfer and 3-year annotation: The transfer is completed at the Land Registry and the "no sale for 3 years" annotation is added.
7. Certificate of Conformity: The Land Registry issues a certificate confirming the investment meets the citizenship criteria.
8. Residence permit: Using this certificate, residence permits are applied for the investor and family.
9. Citizenship application: The file is submitted to the competent Population and Citizenship Directorate, and biometric data is taken.
10. Security review and decision: The Ministry of Interior reviews the application and grants citizenship to approved applicants.
11. ID card and passport: Turkish ID cards and passports are issued.

How long does Turkish citizenship by investment take?

Once documents are ready, the stage from property selection to the title deed and Certificate of Conformity usually takes a few weeks. The time to a citizenship decision depends on the security review and varies by file. Most applications are finalised within a few months, though some take longer. You do not need to wait in Turkey.

Required Documents

• Valid passport with a notarised Turkish translation
• Birth certificate and, if married, marriage certificate (apostilled and translated)
• Passports and proof of relationship for spouse and children
• Biometric photos
• Title deed and the Certificate of Conformity from the Land Registry
• Licensed valuation report
• Foreign Currency Purchase Certificate (DAB) and bank receipts
• Residence permit
• Receipt of the application fee

Many documents come from abroad, so we plan apostille and sworn translation from day one. Missing paperwork is the most common cause of delays.

Benefits of Turkish Citizenship

• A strong passport: Visa-free or visa-on-arrival travel to more than 110 countries
• Citizenship for your whole family: Your spouse and children under 18 are included in the same application
• Dual citizenship: Turkey allows dual citizenship; you keep your current nationality if your home country permits it
• No residency requirement: You do not have to live in Turkey to keep your citizenship
• Education and healthcare: Access to state schools, universities and the public healthcare system on the same terms as Turkish citizens
• Work and business: Work without a work permit, set up a company and trade freely
• US E-2 investor visa: Turkey is a US treaty country, so Turkish citizens are eligible to apply for the E-2 visa
• Lifelong and hereditary: Citizenship is for life and passes to your children
• An income-generating asset: Your property can earn rental income and can be sold after 3 years

Costs Beyond the Property Price

• Title deed fee: 4% of the sale price (in practice it may be shared between buyer and seller)
• Valuation report fee
• Notary and sworn translation costs
• Citizenship application fee and passport/ID fees
• Residence permit fee and health insurance
• VAT on new-build properties (an exemption may apply to eligible foreign buyers)
• Annual property tax and compulsory earthquake insurance (DASK)

Before you buy, we give you an itemised cost breakdown so there are no surprises.

Why Alanya: Mahmutlar and Kargicak?

Alanya is one of the top cities in Turkey for foreign home buyers. Mahmutlar and neighbouring Kargicak stand out for citizenship investors:

• Mahmutlar: A long coastline with a seafront promenade, supermarkets, restaurants, hospitals and schools, and a lively international community all year round. Strong rental demand supports returns.
• Kargicak: Right next to Mahmutlar on the hillside, quieter and greener, with wide views of the sea and Alanya Castle.
• Access: About 15 minutes to Alanya centre and about 26 km to Gazipasa-Alanya Airport, with road access to Antalya Airport.
• Climate: A mild Mediterranean climate with sunshine most of the year.

Your Citizenship Journey with Goldcity Condominium

Goldcity Condominium serves international investors from its sales office in the 211,000 m² Goldcity complex in Kargicak, next to Mahmutlar. Our projects are surrounded by indoor and outdoor pools, an aquapark, a SPA, a fitness centre and hotel services, so you enjoy resort comfort every day.

What we do for you:

• Eligible property selection: Le Jardin Villas offers villas that can meet the citizenship threshold on their own. In residence projects such as Trio Hill Residence, you can combine several apartments to reach USD 400,000. See all developments on our projects page.
• Eligibility check before purchase: We confirm title, valuation and payment structure meet the citizenship criteria before you commit.
• Legal and official procedures: We coordinate the tax number, bank account, valuation report, DAB, title transfer and Certificate of Conformity.
• Application file: We work with lawyers and sworn translators to prepare complete residence permit and citizenship files.
• Remote process: With a power of attorney, much of the process can be completed without you being in Turkey.
• After-sales: Handover, utility subscriptions, rental and property management support to protect your investment.
• Service in English, Russian and Turkish

For a summary of the requirements, see our citizenship services page, and for purchase details read our guide to buying property in Turkey.

Frequently Asked Questions

How much property do I need to buy for Turkish citizenship?

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You need to buy property worth at least USD 400,000, with a title deed annotation that it will not be sold for 3 years. You can reach this amount with more than one property.

Does my family also get Turkish citizenship?

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Yes. Your spouse and children under 18 can obtain Turkish citizenship through the same investment.

Do I have to live in Turkey to get or keep citizenship?

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No. There is no residency requirement before or after citizenship, and no language test.

Will I lose my current citizenship?

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Turkey allows dual citizenship. If your home country also allows it, you keep your current nationality.

Can I get citizenship with an off-plan property?

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Yes, provided the full price is paid and the notarised sales promise agreement carries the 3-year annotation.

Can I sell the property after 3 years?

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Yes. After the 3-year period you can sell the property and keep your citizenship. Meanwhile you can live in it or rent it out.

How does Goldcity Condominium help with citizenship?

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We coordinate the entire process for you, from choosing eligible property in Mahmutlar and Kargicak to legal checks, valuation, title deed, Certificate of Conformity, residence permit and the citizenship application.