Turkey is one of the few countries where citizenship can be obtained relatively quickly through investment. The program remains highly popular among foreign buyers, offering visa-free travel and broader access to European markets. But behind the appealing marketing pitches from developers and real estate agencies lies a long list of important details. If those details are overlooked from the start, the process of obtaining a second passport can drag on or lead to financial losses. In this article, we break down the key features of Turkey’s investment citizenship program and explain the issues intermediaries usually prefer not to mention.
1. Cadastral valuation vs. market price
The biggest nuance of the program is tied to the minimum investment threshold. Formally, applicants must purchase real estate worth at least $400,000. But it is important to understand that the property value must be confirmed by an official report from an independent appraiser. As Fatih Barcın, managing partner at Tuncay & Barcın Law Office in Alanya, notes, in 2026 there has been a rise in cases where property prices are artificially inflated to meet the program’s requirements. If a government review determines that the actual value falls below the required threshold, the applicant may be denied citizenship.
One important detail is the validity period of the valuation report. Under Turkish law, it is valid for only 28 days. If, for any reason, the paperwork or transfer of funds is delayed and the title deed registration (TAPU) is not completed in time, the appraisal will have to be done again. That is why it is better to sort out every legal step of the procedure in advance. A step-by-step overview of the Turkish passport application process is подробно described on the website of specialist Turkish lawyers in the article “Turkish Citizenship by Investment in 2026.”
2. Additional costs when purchasing property
Many investors focus only on the program’s minimum threshold, but in reality the total cost is usually higher. In addition to the $400,000 property purchase, buyers should also factor in the following expenses:
- Property purchase tax — 4% of the property value.
- TAPU issuance fee — approximately $1,000 (the amount may vary by region).
- Legal services, document translation, and transaction support — usually $3,000–$5,000.
These additional expenses should be built into the budget in advance to avoid unpleasant surprises during the process.
3. Citizenship-eligible property: a one-time-use principle
Another important point concerns how many times the same property can be used in the citizenship program. A property can only be used once for citizenship purposes. For example, if an apartment was previously purchased by a foreigner who already obtained citizenship through that investment, the new buyer cannot use the same property to apply for a passport.
In addition, the seller must be either a Turkish citizen by birth or a Turkish company. In recent years, the authorities have tightened control over sham transactions in which a property is formally resold to a Turkish citizen and then sold back to a foreigner in order to re-enter the program. If such actions are discovered, the investor’s application may be canceled.
4. Currency requirements for payment
Many buyers make mistakes when transferring funds for the property purchase. Some assume they can simply deposit cash into a bank account or use cryptocurrency. In practice, this can lead to a citizenship denial. Payment must comply with the following rules:
- Foreign currency must be converted into Turkish lira through a local bank.
- The financial institution issues a special document — DAB (Document of Exchange Activity) — confirming the currency exchange transaction.
- The document must state that the funds are specifically intended for the purchase of real estate under the citizenship program.
If this certificate is missing, or if the wording in the payment purpose is incorrect, it will be impossible to submit the passport application.
5. Restriction on selling the property
After obtaining Turkish citizenship, the property cannot be sold for three years. This restriction is recorded directly in the title deed. Sometimes intermediaries offer a “quick resale,” claiming that the apartment can be sold immediately after citizenship is granted. In practice, this violates the terms of the program. If the restriction is ignored, citizenship may be revoked not only for the investor, but also for all family members included in the application.
Obtaining Turkish citizenship through real estate purchase is not just an investment — it is a complex legal process. It requires thorough due diligence on the property, proper document preparation, and strict compliance with all financial requirements. To reduce risks and navigate every stage of the process correctly, contact Tuncay & Barcın Law Office. The firm’s specialists have deep expertise in Turkish legislation and provide comprehensive protection of the client’s interests at every stage of legalization in Turkey.
