Can I buy multiple smaller properties to meet the USD 400,000 threshold?

Yes. The qualifying threshold is the total value of properties purchased, not a single-property minimum. All properties must be from Turkish citizen sellers, all must be valued by an SPK-licensed valuer, and all carry the 3-year non-transfer annotation. Many applicants combine 2–3 mid-price apartments to hit the floor while diversifying rental cashflow.

Can I rent the property out during the 3-year hold?

Yes. The 3-year lock prevents sale, transfer and use of the property as collateral, but it does not prevent you from renting it out and collecting rental income. Many CBI applicants buy in Istanbul or Antalya specifically for the rental yield during the hold period.

Do I need to be physically present at the title-deed transfer?

No. You can grant Power of Attorney (vekâletname) to a Turkish lawyer who attends the Land Registry on your behalf. Many applicants complete the entire transaction remotely once the POA is in place.

What's the difference between the buyer-side and split title-deed tax?

The title-deed transfer tax (tapu harcı) is 4% of the declared property value. By law it is split 2% / 2% between buyer and seller, but in practice it is often negotiated. The buyer paying the full 4% is a common posture for foreigners and is the conservative default in our calculator. If your seller agrees to the legal 2% split, your closing cost drops by USD 8,000 on a USD 400,000 purchase.

Can I claim VAT exemption on the property?

Foreigners purchasing a property from a developer for the first time can claim a VAT exemption — a meaningful saving since Turkish property VAT can run 1–18% depending on size and category. The exemption requires a foreign-currency transfer (which CBI applicants are doing anyway), no resale within 3 years, and proof of foreign-resident status. Check eligibility with a Turkish tax lawyer before signing.

What happens if the valuation comes in below USD 400,000?

The qualifying threshold is the SPK-licensed valuation, not the declared price. If the valuer comes in below USD 400,000 your application will be rejected even if you paid more in cash. The fix is either to negotiate price down or to add another property to combine values. Order the valuation before you commit funds.

Are there restricted districts where foreigners cannot buy?

Yes. Some Istanbul and Antalya neighbourhoods are closed to new foreign property registration as part of residence-density management. The list changes; check our restricted-districts page and verify your specific mahalle with the Land Registry before committing earnest money.

Pathway · Property

Citizenship by Property Purchase

Real estate is the most popular Turkish citizenship-by-investment route. A qualifying purchase of at least USD 400,000 with a 3-year hold gets the applicant a Turkish passport for the whole nuclear family.

At a glance

Typical timeline: 6–9 months end-to-end once the property is identified
Minimum qualifying property value: USD 400,000
Mandatory hold period: 3 years
Title-deed transfer tax: 4% of declared value (often split 2/2 with seller in practice)

Overview

The property route is a subset of citizenship by investment but deserves its own page because it accounts for the vast majority of CBI applications. The minimum qualifying purchase is USD 400,000 (raised from USD 250,000 by Presidential Decree No. 106 in 2022), supported by a government-licensed valuation report (SPK-licensed valuer) confirming the price.

The 3-year hold is a strict lock-up — the property cannot be sold, transferred or used as collateral during that period without putting the citizenship at risk. The qualifying purchase can be a single property or several properties whose total value meets the threshold, as long as all are bought from a Turkish citizen seller and the title-deed annotation flags the citizenship lock.

Beyond the purchase price, budget for the title-deed transfer tax (tapu harcı, 4% of declared value, often split with the seller), real-estate agency commission (typically 2% buyer-side), valuation report (around USD 350), translation and notary fees, and legal fees. Foreigners are entitled to a VAT exemption on first-sale-from-developer purchases — a meaningful saving that's often overlooked.

Eligibility

At least 18 years old with legal capacity to buy real estate.
Property must be purchased from a Turkish citizen seller (developer or resale) — not from a foreign owner who already used the property for CBI.
Government-licensed (SPK) valuation report must support the qualifying threshold.
Funds must enter Türkiye through the Turkish banking system with FX-conversion certificates (Döviz Alım Belgesi).
Spouse and children under 18 are added to the same application.
Property is annotated at Land Registry with a 3-year non-transfer note.

Application process

1
Property shortlisting and viewing
Build a shortlist that supports the threshold floor. Most applicants buy one property; multiple smaller properties combined to meet the threshold are also allowed.
2
Government-licensed valuation
Order an SPK-licensed valuation report. The report's certified value must support the threshold — if valuation falls short, you cannot rely on declared price.
3
Reservation and earnest deposit
Sign the reservation agreement and pay an earnest deposit. Use a Turkish bank to transfer the funds; keep the FX-conversion receipt.
4
Title-deed transfer (tapu) at Land Registry
Both parties (or their POAs) attend the Land Registry. Title-deed transfer tax (4% of declared value) is paid at this step. The citizenship lock annotation is added to the deed.
5
Conformity certificate
Apply for the conformity certificate (Uygunluk Belgesi) from the Land Registry General Directorate. This document confirms the purchase qualifies for citizenship.
6
Citizenship application
Submit the citizenship file with apostilled personal documents, the conformity certificate and the FX certificates to the Provincial Population Directorate.
7
Approval and passport
Government review averages 2–5 months. Approval issues by Presidential decree; ID and e-passport follow at the relevant offices.

Thresholds and key figures

Requirement	Value
Minimum qualifying property value	USD 400,000
Mandatory hold period	3 years
Title-deed transfer tax	4% of declared value (often split 2/2 with seller in practice)
Real-estate agency commission (typical)	2% buyer-side
Valuation report	from USD 350

Documents typically required

Passport (valid for at least 6 months beyond application)
Apostilled and translated birth and marriage certificates
Apostilled and translated no-criminal-record certificate
Turkish tax number (vergi numarası)
Bank FX-conversion certificates (Döviz Alım Belgesi)
SPK-licensed valuation report
Conformity certificate (Uygunluk Belgesi) from Land Registry General Directorate
Title deed (tapu) with citizenship-lock annotation
Health insurance valid in Türkiye for the application period

Recommended tools

Plan the numbers

Citizenship by Investment Calculator

Model the all-in property route cost — purchase price, 4% tapu tax, 2% agency, valuation, legal, government fees, dependants — in USD, EUR, GBP, RUB or TRY.

Restricted Districts

Check whether your target neighbourhood is open or closed to new foreign property registration before paying earnest money.

Best Istanbul Neighbourhoods for Foreigners

Where foreigners cluster, what each district costs, and the rental-yield posture for CBI buy-and-hold investors.

FAQ

Frequently asked questions

Can I buy multiple smaller properties to meet the USD 400,000 threshold?: Yes. The qualifying threshold is the total value of properties purchased, not a single-property minimum. All properties must be from Turkish citizen sellers, all must be valued by an SPK-licensed valuer, and all carry the 3-year non-transfer annotation. Many applicants combine 2–3 mid-price apartments to hit the floor while diversifying rental cashflow.
Can I rent the property out during the 3-year hold?: Yes. The 3-year lock prevents sale, transfer and use of the property as collateral, but it does not prevent you from renting it out and collecting rental income. Many CBI applicants buy in Istanbul or Antalya specifically for the rental yield during the hold period.
Do I need to be physically present at the title-deed transfer?: No. You can grant Power of Attorney (vekâletname) to a Turkish lawyer who attends the Land Registry on your behalf. Many applicants complete the entire transaction remotely once the POA is in place.
What's the difference between the buyer-side and split title-deed tax?: The title-deed transfer tax (tapu harcı) is 4% of the declared property value. By law it is split 2% / 2% between buyer and seller, but in practice it is often negotiated. The buyer paying the full 4% is a common posture for foreigners and is the conservative default in our calculator. If your seller agrees to the legal 2% split, your closing cost drops by USD 8,000 on a USD 400,000 purchase.
Can I claim VAT exemption on the property?: Foreigners purchasing a property from a developer for the first time can claim a VAT exemption — a meaningful saving since Turkish property VAT can run 1–18% depending on size and category. The exemption requires a foreign-currency transfer (which CBI applicants are doing anyway), no resale within 3 years, and proof of foreign-resident status. Check eligibility with a Turkish tax lawyer before signing.
What happens if the valuation comes in below USD 400,000?: The qualifying threshold is the SPK-licensed valuation, not the declared price. If the valuer comes in below USD 400,000 your application will be rejected even if you paid more in cash. The fix is either to negotiate price down or to add another property to combine values. Order the valuation before you commit funds.
Are there restricted districts where foreigners cannot buy?: Yes. Some Istanbul and Antalya neighbourhoods are closed to new foreign property registration as part of residence-density management. The list changes; check our restricted-districts page and verify your specific mahalle with the Land Registry before committing earnest money.

Other pathways

Considering a different route?

Pathway · Investment

Citizenship by Investment

Türkiye grants citizenship by exceptional means to qualifying investors under Article 12 of Law 5901, with thresholds set by Presidential Decree.

Pathway · Marriage

Citizenship by Marriage

Foreign nationals married to a Turkish citizen for at least three continuous years can apply for citizenship under Article 16 of the Turkish Citizenship Law, subject to cohabitation and good-character checks.

Pathway · Naturalisation

Citizenship by Naturalization

Five years of continuous legal residence in Türkiye, plus Turkish proficiency and good character, qualifies a foreign national for citizenship under Article 11 of the Turkish Citizenship Law — the slowest but most reliable pathway.

Pathway · Descent

Citizenship by Descent

Türkiye applies jure sanguinis — children of a Turkish citizen are Turkish citizens at birth, regardless of where they are born.

Back to all citizenship pathways