Citizenship

Turkish citizenship by investment in 2026: the $400k threshold, the 3-year hold, the real cost and the timeline

22 October 2026 · 10 min read

Turkey grants citizenship to investors who buy real estate worth at least $400,000 and keep it for three years. The whole family is included and the passport is for life. Below: how the threshold is measured, what the 3-year hold means, who is included, how long it takes, what it really costs, and how it fits with the 20-year tax regime.

The investment options

$400,000 in real estate — one or several properties combined. By far the most common route.
$500,000 in a Turkish bank deposit, government bonds or investment fund units, held for 3 years.
Job creation — employing at least 50 people, for those setting up a business in Turkey.

For real estate, the $400,000 is measured by an official valuation report from a licensed valuer (SPK-licensed), not by the price in the sale contract. The threshold is fixed in US dollars on the transaction date; later movements in the lira do not affect the application.

The 3-year hold

Citizenship is granted for an investment that is kept, not for a purchase. For real estate this means a commitment not to sell for three years, entered on the title deed (TAPU) as an annotation. After three years the restriction lifts: you can sell, and the citizenship remains for life and passes to your children.

Three dates, not one. 3 years is the hold required for citizenship. 5 years is the holding period after which a sale of Turkish property is free of capital gains tax; selling earlier means tax at 15–40% on the gain. Plan the exit on a 5-year horizon.

Who is included

the applicant's spouse;
children under 18;
children over 18 only if they are dependent because of disability.

Parents and independent adult children are not covered and need their own basis (for example, a residence permit).

Timeline: 9–12 months

Weeks 1–3 — choose the property, valuation, purchase, TAPU with the no-sale annotation.
Months 1–2 — certificate of conformity confirming the investment meets programme rules.
Months 2–3 — investor residence permit and citizenship file.
Months 3–12 — Interior Ministry review and passports for the family. This is the longest and least predictable stage: neither Citizenship Law No. 5901 nor its regulation sets a deadline for a decision.

Timelines slip for two reasons: the quality of the document file and the current workload of the authorities. A complete file the first time saves months.

The all-in cost: about $430,000

Item	Approximate amount	Notes
Property (by valuation)	$400,000	Minimum; must be paid through a Turkish bank
Title deed fee (tapu harci)	~4% (~$16,000)	Legally 2% buyer + 2% seller; in practice the buyer often pays all 4%
Other taxes and fees	up to ~1% more	Valuation, translations, notary, DASK earthquake insurance; total taxes and fees ~4–5% ($16,000–20,000)
VAT (KDV)	usually 0	New builds: exemption for a non-resident foreigner paying in foreign currency (do not sell within 1 year); resales between individuals: no VAT
Our legal fees	$10,000 + $5,000	$10,000 for the citizenship process, $5,000 for transaction support
Total	~$431,000–435,000	Exact estimate depends on the property and family size

Do not under-declare the price. Sellers sometimes suggest a lower figure on the TAPU to save on the 4% fee. For a citizenship applicant this is a direct risk: the declared value must match the valuation and the amount paid through the bank. A mismatch can sink the application, and later increases the taxable "paper" gain on sale.

Documents

valid passport and notarised translation;
birth and marriage certificates, apostilled and translated;
biometric photos;
criminal record certificate (adults);
for the property: TAPU, valuation report, proof of payment through a Turkish bank (including the currency conversion certificate), DASK policy.

Payment must go through the Turkish banking system and be traceable. Cash or informal arrangements break the application.

What the passport gives you

Travel: visa-free or simplified (visa on arrival / e-visa) access to roughly 110–125 countries, depending on the index and how it counts. Schengen, the UK, the US and Canada still require visas.
US E-2 treaty investor visa: Turkey is a treaty country, so a Turkish citizen can apply for E-2 status by making a substantial investment in a US business. The E-2 is a renewable non-immigrant visa, not a green card.
Dual citizenship: Turkey allows it. Check whether your current country does, or requires notification.
Lifetime status passing to children.

Citizenship and the tax regime are separate

The passport gives status and mobility; the 20-year exemption gives the tax saving. Citizenship does not make you tax resident. To benefit from the exemption you must become tax resident in substance (the 183-day rule) and apply for the certificate on time. Whether citizenship-by-investment holders who never move are covered has not been specifically clarified.

Before you commit

The 3-year hold is a real commitment — plan liquidity so you are never forced to sell.
Contract price and valuation can differ; only the valuation counts.
Choose a property that is liquid enough to sell after 3–5 years.
The threshold has changed three times in nine years; terms can change again.
Check your existing country's position on second citizenship and on tax after departure.

Frequently asked questions

What is the minimum investment?

$400,000 in real estate, measured by an SPK-licensed valuation report, or $500,000 in deposits, government bonds or fund units held for 3 years.

How long must I keep the property?

At least 3 years; a no-sale annotation is entered on the title deed. Sales within 5 years of purchase are subject to capital gains tax.

Who in my family gets a passport?

Your spouse and children under 18, plus adult children who are dependent because of disability.

How long does it take?

Typically 9–12 months from purchase to passports with a complete file. The law sets no deadline for the ministry's decision.

What does it cost in total?

Roughly $430,000 for a $400,000 property: about 4–5% in taxes and fees (mainly the 4% title deed fee) plus legal fees.

Does Turkish citizenship make me tax resident?

No. Tax residency depends on physical presence and centre of interests. Citizenship and the tax exemption are separate tracks.

Check whether the regime works for you

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This article is general information, not tax, legal or investment advice. Tax consequences depend on your individual circumstances and on the rules of the country where you are currently tax resident. Laws, rates and government programme terms change; figures are current as of the publication date. Take advice from qualified professionals before acting.