Obtaining Turkish citizenship through real estate investment remains one of the most popular programs for foreign buyers. Its main advantage is that investors don't simply pay a program fee, but acquire a tangible asset—an apartment, a villa, or several properties—that can be used and, subject to applicable regulations, generate income.

The program continues in 2026 with a minimum real estate investment threshold of $400,000 and the purchased property must be held for at least three years.

However, the procedure itself has become significantly more rigorous. The state pays special attention to the actual value of the property, expert appraisals, bank transfers, and the legal integrity of the entire transaction.

Therefore, today, simply finding an apartment labeled "suitable for citizenship" is not enough. It's important to verify whether the specific property and the transaction itself actually meet the program's requirements before purchasing .

Briefly about the main thing

For those who need a quick answer:

• the minimum investment amount in real estate is from $400,000 ;
• the property cannot be sold for three years ;
• You can purchase one or more suitable objects, subject to the program requirements;
• Along with the main investor, the spouse and minor children may be included in the application;
• There is no requirement to permanently reside in Turkey before applying for investment citizenship;
• In September 2026, the procedure for real estate valuation changed: valuations can again be carried out by accredited valuation companies that meet the requirements;
• the document confirming the investment value of the property for the procedure is valid for 12 months ;
• Following violations identified by the state in previous years, investment citizenship transactions are under significantly closer scrutiny.

How to obtain Turkish citizenship by purchasing real estate

The program allows a foreign investor to obtain Turkish citizenship through the purchase of real estate worth at least US$400,000, provided all legal requirements are met.

It could be an apartment, a villa or several properties.

But there is a very important point here.

The price in an advertisement does not guarantee anything.

If the seller says:

"This apartment costs $400,000 and is eligible for citizenship,"

this is not enough.

It is necessary to check the property itself, its history, the seller, the documents, the expert assessment, the payment structure, and the suitability of the property for use in an investment program.

Therefore, we recommend starting the citizenship application process before purchasing real estate , rather than after.

Basic conditions for obtaining Turkish citizenship through real estate

The main requirement of the program is a minimum investment in real estate.

In this case, several conditions must be met at once.

The property must meet the requirements of the investment program, all payments must be made officially, payments must be confirmed by bank documents, and the property must be subject to a three-year sales restriction.

Once the investment requirements are met, the necessary supporting documents are prepared, and only then does the citizenship application process begin.

That is, the purchase of real estate worth $400,000 in itself does not automatically mean receiving a passport.

Is it possible to buy several apartments for $400,000?

Yes, an investment does not necessarily have to consist of one object.

For some buyers, this is an even more interesting strategy.

For example, instead of a single apartment, you can form an investment portfolio of several suitable properties: use one property for your own residence, and consider others for rental income.

But here you can’t just take several apartments and add up their prices.

Each object and the entire transaction structure must comply with the program requirements.

Therefore, such a scheme must be thought out in advance.

What stages does a buyer go through?

If we simplify the procedure as much as possible, it looks like this.

1. Selecting a property

We select properties not only based on location, layout, and investment potential, but also verify their suitability for citizenship.

2. Legal verification

The TAPU, the property owner, the history of the property, restrictions, encumbrances, and other legal nuances are checked.

3. Real estate valuation

The property undergoes the assessment procedure provided for by the procedure.

4. Payment

Funds must be transferred using a method that meets program requirements. Bank records and payment confirmations must be retained.

5. Registration of TAPU

When registering the property right, the obligation not to sell the property within the specified period is formalized, as provided by the program.

6. Obtaining confirmation of investment compliance

Once the requirements are met, the documents required for further submission are prepared.

7. Applying for citizenship

After this, an application is submitted by the investor and family members included in the procedure.

What Changed in September 2026: Real Estate Valuation

One of the most important changes in 2026 concerns the valuation of real estate for Turkish citizenship .

In the previous period, the appraisal procedure was centralized through the state-run GEDAŞ mechanism. In practice, the market encountered situations where the resulting appraisal value could be significantly lower than the actual market price of the property.

In September 2026, the order changed.

Following the changes agreed upon on September 18 and the subsequent update of the TKGM rules , accredited appraisal companies that meet the requirements established by the state were again admitted to the procedure.

This is good news for the real estate market.

The emergence of several professional appraisal companies makes the procedure more flexible and reduces dependence on a single appraisal mechanism.

But there is an important nuance:

This does not mean a weakening of state control.

Quite the contrary – after the events of recent years, we expect that even more attention will be paid to verifying the real value of real estate.

The assessment is valid for 12 months.

Another important change that investors need to take into account is that the document confirming the investment value of the property under the procedure is valid for 12 months .

This gives enough time to complete the remaining stages.

However, we still don't recommend dragging out the process unnecessarily. If you're purchasing real estate specifically for citizenship, it's best to structure the entire process sequentially—from property inspection to document submission.

Why has real estate valuation become so important?

In 2026, the topic of proper assessment came to the fore.

Turkey's Interior Ministry reported that citizenship decisions for more than 6,000 people , including investors and their family members, were annulled or revoked.

During the investigation of investment cases, fictitious transactions and false real estate valuation reports were also discovered.

Therefore, one of the main conclusions of 2026 is very simple:

It's not enough to just obtain citizenship. It's important to obtain it through a legally sound transaction that will stand up to scrutiny even after several years.

This is why we strongly advise against artificially inflating the price of real estate in order to reach the $400,000 threshold.

A dangerous scheme: "The apartment is worth $300,000, but we'll appraise it at $400,000."

Such offers have been encountered on the market.

For example, the real market value of a property is $300,000–320,000, but the buyer is promised that the documents will be drawn up in such a way that the property formally passes the program threshold.

At first glance, it seems to the buyer that he is saving money.

In fact, he is creating a serious risk for himself.

Government agencies may check not only the documents submitted during the initial registration, but also the circumstances of the transaction subsequently.

Therefore, the position of New Level Group is clear:

The value of the property must be real, payments must be official, and the entire procedure must be transparent.

It's definitely not worth skimping on legal security when applying for a second citizenship.

Why is it important to save bank documents?

Another point we pay special attention to is payment confirmation.

All real estate transactions must be carried out officially and kept:

• bank transfers;
• decontaminations;
• contracts;
• confirmation of receipt of funds;
• assessment documents;
• documents under TAPU.

Moreover, we recommend keeping them not only until you receive your passport.

It is best to keep a complete set of documents for an investment transaction at all times.

What real estate is suitable for Turkish citizenship?

This is where many buyers make the mistake of relying solely on price.

The program is concerned not only with the price of the property , but also with the legal status of the property and the seller.

That's why we check before purchasing:

• who is the current owner;
• history of the transfer of ownership;
• the presence of restrictions and encumbrances;
• cadastral data;
• expert cost;
• the possibility of using the object specifically in the citizenship program;
• the correctness of the future payment structure.

It is especially important to carry out this check before transferring the deposit .

What properties are not suitable?

Don't rely on logic:

"If the apartment is over $400,000, it's automatically eligible."

This is wrong.

Even expensive properties may not meet the requirements of a particular investment transaction due to their legal history, the nature of previous ownership transfers, the seller, or other restrictions.

Therefore, the statement “Citizenship Approved” or “suitable for citizenship” in the advertisement should not be perceived as a guarantee, but as information that needs to be verified.

Is it possible to rent out real estate?

Yes, the obligation not to sell the property for three years does not mean that the property must stand empty.

The owner can use it for living or, if the characteristics of the property and current regulations allow it, receive income from rental.

That's why, when choosing real estate for citizenship, we recommend considering not only the program's legal requirements, but also the property's investment potential.

A good apartment should remain a good apartment even without citizenship.

Is it possible to sell an apartment after receiving citizenship?

Real estate acquired under the program must be owned by the investor for a specified three-year period.

After the mandatory period has expired, the property can be sold.

If the terms of the program are met, the acquired citizenship is retained.

Therefore, the investment can be considered as repayable : the investor receives a passport, but the capital remains invested in real estate.

This is where it is especially important to choose a liquid asset.

In three years, you should have something to sell - and preferably at a good market price.

Does the family receive citizenship?

One of the important advantages of the investment program is the opportunity to obtain citizenship not only for the main investor.

If the program requirements are met, the applicant's spouse and minor children may also receive citizenship.

This makes the program particularly interesting for families considering Turkey as a place for permanent residence, education for their children, or a second country of residence.

Do I need to live in Turkey before receiving citizenship?

No.

This is one of the fundamental differences between the investment program and citizenship by naturalization.

Investment citizenship does not require five years of continuous residence in the country with a temporary residence permit.

The investor fulfills the program conditions and goes through the established registration procedure.

If you don't want to invest $400,000, there are other legalization options. For example, if you purchase real estate with a cadastral value above the established threshold, you can consider a residence permit with a TAPU in Turkey .

10 Mistakes to Avoid When Obtaining Turkish Citizenship with Real Estate

Based on our experience, we have identified mistakes that are best avoided:

1. First, buy an apartment, and then find out if it qualifies for citizenship.
2. Focus only on the price in the advertisement.
3. Agree to artificially inflated prices.
4. Do not check the history of the object.
5. Do not check the seller.
6. Make payments using a method that cannot be properly verified.
7. Do not save bank documents and decontaminations.
8. Buying real estate for exactly the minimum amount without a reasonable reserve.
9. Choosing an object solely for the sake of a passport, without thinking about its liquidity.
10. Consider that after receiving a passport, the documents for the transaction will never be needed again.

Most risks can be eliminated before the purchase if the transaction is structured correctly from the start.

Will inspections increase in 2026?

We think so.

Following the violations identified, it is entirely logical to expect more thorough scrutiny of new investment transactions.

But for a conscientious buyer this should not be a problem.

If the property truly has the stated value, the documents are properly completed, the funds are transferred officially, and the property meets the program requirements, additional oversight primarily protects the investor and makes the market more transparent.

Could Turkey's citizenship program change?

Yes, investment and migration programs may change.

At the time of updating this article , Turkish citizenship through the purchase of real estate remains valid with a minimum investment of $400,000 .

At the same time, the market is discussing possible new investment formats, including a program often referred to as the “Turkey Golden Visa.”

However, it is important to distinguish between the officially existing rules and the initiatives being discussed.

Until the new program is formally enshrined in law, it is premature to consider it a full-fledged alternative to the current investment citizenship program.

Therefore, if you are already planning to purchase real estate in Turkey and your budget meets current requirements, it makes sense to consider obtaining citizenship under the current rules , rather than basing your decision on predictions about what will happen tomorrow.

What are the benefits of Turkish citizenship?

The passport itself is only part of the benefits.

Citizenship gives the right to live in Turkey indefinitely without having to renew a residence permit, to work and conduct business, and to take advantage of the state education and healthcare systems.

A Turkish passport also allows travel to many countries and territories around the world without the need for a standard visa.

We've covered all the benefits in detail in a separate article:

→ Benefits of Turkish Citizenship in 2026: What a Turkish Passport Provides

For those who value freedom of travel especially highly, we've prepared a separate, up-to-date guide:

Visa-free countries for Turkish citizens in 2026

This way, these three articles will be properly linked and will not compete for the same search query.

Is it worth getting Turkish citizenship through real estate in 2026?

If you are considering purchasing real estate in Turkey and have the necessary budget, the investment program is worth considering.

But our recommendation remains unchanged:

Don't buy bad real estate for the sake of a good passport.

The right investment should solve several problems at once:

High-quality real estate + capital preservation + possibility of renting or living + legally secure acquisition of citizenship.

Then, after the mandatory period has expired, you will have not only a Turkish passport, but also a liquid asset.

Why is it important to start with an inspection of the object?

At New Level Group , we recommend starting the process not with a deposit, but with a property inspection.

Even before transferring money, it is necessary to understand:

• whether the object is eligible for citizenship;
• does its cost meet the requirements;
• are there any problems in the history of the property;
• how the payment should be made;
• What documents need to be obtained;
• What deal structure to use.

This approach allows us to minimize risks even before the buyer takes on financial obligations.