Author: Av. Merve Kartal · Published: 04.11.2026

Turkish citizenship by investment is based on Article 12 of the Turkish Citizenship Law and Article 20 of the regulation implementing that Law. A foreign national who makes one of the seven types of investment listed in the regulation may acquire Turkish citizenship by a decision of the President. Fulfilling the conditions makes an application possible; citizenship is not acquired automatically.

The rule has three tiers, and the amounts are found at the lowest tier:

Tier	What it says	Source
1. Law	Who may acquire citizenship by exceptional means	Turkish Citizenship Law No. 5901, Art. 12
2. Law	Which investor may be granted a residence permit	Turkish Law on Foreigners and International Protection No. 6458, Art. 31/1-(j)
3. Regulation	The amounts and conditions	Regulation on the Implementation of the Turkish Citizenship Law, Art. 20

Turkish citizenship by investment: what does the law say?

When listing the exceptional cases, the Turkish Citizenship Law states that the specified foreign nationals may acquire Turkish citizenship by a decision of the President, provided that they have no circumstance that would constitute an obstacle with respect to national security and public order (5901 Art. 12/1). One of those listed directly concerns the investor:

“b) … those who hold a residence permit pursuant to paragraph (j) of the first paragraph of Article 31 of the Turkish Law on Foreigners and International Protection No. 6458, and foreign nationals holding a Turquoise Card and their foreign spouse, and their minor or dependent foreign children.” (5901 Art. 12/1-b)

The provision cited lists among those who may be granted a short-term residence permit “those who do not work in Turkey but will make an investment in a scope and amount to be determined by the President” and their spouses and children (6458 Art. 31/1-j). These permits may be granted for periods of up to five years each (6458 Art. 31/5). The details of the residence permit are on the page about residence permits for foreign owners of immovable property.

The “Ministry” in the Law is the Ministry of the Interior (5901 Art. 3). Applications from persons who have a circumstance that would constitute an obstacle with respect to national security and public order are rejected by the Ministry of the Interior (5901 Art. 12/2).

The conclusion to be drawn from this is important: citizenship is acquired by a decision of the President. The Law states this expressly: “meeting the required conditions does not confer an absolute right on the person to acquire citizenship” (5901 Art. 10/1).

Which types of investment does the regulation list?

A foreign national who satisfies any one of the following conditions may acquire Turkish citizenship by a decision of the President under Art. 12/1-(b) of the Law (Regulation Art. 20/2). The amounts in force as of 4 November 2026:

Route (Regulation Art. 20/2)	Type of investment	Amount and condition	Determining institution
a	Fixed capital investment	At least 500.000 US dollars or the equivalent in foreign currency	Ministry of Industry and Technology
b	Purchase of immovable property	Immovable property in the nature of land on which condominium ownership or kat irtifakı (construction servitude over a building not yet completed) has been established or on which there is a building; at least 400.000 US dollars or the equivalent in foreign currency; provided that an annotation that it will not be sold for three years is entered in the title deed records	Ministry of Environment, Urbanisation and Climate Change
b	Promise to sell immovable property	Immovable property on which condominium ownership or kat irtifakı (construction servitude over a building not yet completed) has been established; a promise-to-sell contract drawn up by a notary public, provided that at least 400.000 US dollars or the equivalent in foreign currency is deposited in advance and an undertaking that no transfer or cancellation will be made for three years is annotated in the land registry	Ministry of Environment, Urbanisation and Climate Change
c	Employment	Employment of at least 50 persons	Ministry of Labour and Social Security
ç	Bank deposit	At least 500.000 US dollars or the equivalent in foreign currency, deposited in banks operating in Turkey, on condition that it is held for three years	Banking Regulation and Supervision Agency
d	Government debt instruments	At least 500.000 US dollars or the equivalent in foreign currency, on condition that they are held for three years	Ministry of Treasury and Finance
e	Investment fund participation units	Participation units in a real estate investment fund or a venture capital investment fund worth at least 500.000 US dollars or the equivalent in foreign currency, on condition that they are held for at least three years	Capital Markets Board
f	Private pension	Contribution of at least 500.000 US dollars or the equivalent in foreign currency, on condition that it is held in funds whose scope is determined by the institution and the person remains in the system for three years	Insurance and Private Pension Regulation and Supervision Agency

The terms in the table: condominium ownership is ownership of an independent unit, such as a flat or shop, in a completed building. Kat irtifakı (construction servitude over a building not yet completed) is the right established over the land for the independent units of a building that is under construction or yet to be built (Turkish Condominium Ownership Law art. 1, art. 2). Annotation is a note entered on the title deed record. Cancellation is the deletion of a title deed record.

According to the table, the three-year period exists in five of the seven routes: immovable property, deposits, government debt instruments, investment funds and private pension. The regulation does not provide for such a period in the fixed capital investment and employment routes. The period depends on the investment itself: the annotation in the title deed, the holding period, or the period of remaining in the system. The regulation also provides that it is possible to switch between investment types in order to complete the stipulated period (art. 20/8).

What changed in the immovable-property route in 2023?

The Presidential Decision dated 11 December 2023 and numbered 7938 (Official Gazette 12 December 2023; entered into force on the date of publication) changed the phrase “immovable property corresponding to the foreign-currency amount” in the immovable-property purchase route to “immovable property corresponding to the foreign-currency amount, being land on which condominium ownership or kat irtifakı (construction servitude over a building not yet completed) has been established or on which there is a building“.

So, not every immovable property qualifies for this route now. In the purchase route, the immovable property must be in one of the following situations:

condominium ownership established,
kat irtifakı (construction servitude over a building not yet completed) established, or
designated as land in the title deed and with a building on it.

For the promise-to-sell route, the regulation includes only real property on which condominium ownership or kat irtifakı (construction servitude over a building not yet completed) has been established.

Land without a building on it and without kat irtifakı (construction servitude over a building not yet completed) does not fall within this definition. Nor does real property registered in the title deed with a designation other than land, such as field, on which neither condominium ownership nor kat irtifakı (construction servitude over a building not yet completed) has been established. When buying real property in Alanya, this distinction determines from the outset whether the investment qualifies for this route.

The establishment of kat irtifakı (construction servitude over a building not yet completed) is explained on the page concerning construction contracts in return for a land share; the formal requirements for a promise to sell are explained on the page concerning the promise-to-sell agreement; and the general rules on purchasing real property are explained on the Tenancy and Real Estate Law page.

How is foreign currency used, and at what rate is the amount calculated?

The regulation imposes a procedural requirement for investments made in foreign currency. In the real property, deposit, government debt instrument, investment fund and private pension routes, the foreign-currency amounts are sold before the transaction to a bank operating in Türkiye, which then sells them to the Central Bank of the Republic of Türkiye (Regulation art. 20/10). The Turkish lira obtained from the sale is held for three years: in the deposit route, in Turkish-lira deposits; in the government debt instrument route, in government debt instruments denominated in Turkish lira; and in the private pension route, in the relevant funds. The Central Bank determines the implementation principles.

In other words, the foreign currency is converted into Turkish lira before the transaction, and the payment must be planned accordingly.

For the determination of monetary values, the effective selling rate and/or cross exchange rate of the Central Bank of the Republic of Türkiye on the date of determination is used (Regulation art. 20/6). The body making the determination establishes the procedures and principles for how the determination is to be carried out (art. 20/9).

Where is the application made, and how does the process work?

Citizenship applications are made to the governor’s office of the place of residence within Türkiye, and abroad to Türkiye’s diplomatic missions (embassy, consulate general or consulate). The application may be made in person or under a power of attorney concerning the exercise of this right (5901 art. 37).

In the real property route, the procedure generally follows these steps:

The real property meets the qualification and value requirements under the regulation, and the foreign-currency amount is sold to a bank in Türkiye before the transaction (Regulation art. 20/2-b, art. 20/10).
The purchase is registered in the title deed, and an annotation that the property will not be sold for three years is entered (art. 20/2-b).
The investment is assessed by the Ministry of Environment, Urbanisation and Climate Change. This body determines the procedure for the assessment (art. 20/9). In practice, a document known as a certificate of conformity, showing that the investment meets the conditions in the regulation, is issued for this purpose.
A residence permit is obtained for the investor (6458 art. 31/1-j). The Law defines those who may acquire citizenship through this route as persons who have “obtained” this permit (5901 art. 12/1-b).
A citizenship application is made. The application authority prepares the citizenship file for the exceptional route upon the written instruction of the Ministry of the Interior (Regulation art. 20/3).
An archive investigation is requested from the National Intelligence Organisation and the General Directorate of Security on national security and public-order grounds (Regulation art. 35/2). A Presidential decision is then issued, or the application is rejected.

The decision takes effect from the date on which it is made and is notified to the person concerned (5901 art. 20/1, art. 41). The Turkish Citizenship Law does not prescribe a time limit for the decision.

Which documents are requested in the application file?

The regulation lists the contents of the file (art. 20/3):

Application form stating the request
Passport or similar document showing which country’s citizen the applicant is (if stateless, a document concerning this, if obtainable)
Civil status document; if married, a marriage certificate; if divorced, a divorce certificate; if widowed, the spouse’s death certificate
Birth certificate or civil registry extract showing identity details; if married, a document proving the family relationship with the spouse and children
If there are first- or second-degree relatives who are Turkish citizens, their civil registry extracts (the application authority obtains this document from the system)
If the date of birth does not include the month and day, a supplementary document obtained from the competent authorities of the country; if that is also unavailable, a signed declaration accepting that the procedure will be carried out in accordance with Article 39 of the Population Services Law
Receipt showing that the service fee paid to the state for the citizenship procedure has been deposited with the Finance cashier’s office

It is sufficient for documents such as passports obtained from foreign authorities to have a Turkish translation and notary public certification (Regulation art. 67).

The completed file is sent to the Ministry of the Interior for a decision (art. 20/4). Applications under Article 12/1-(b) of the Law (investors and Turquoise Card holders) and Article 12/1-(c) (persons whose acquisition of citizenship is deemed necessary) are received directly by the Ministry of the Interior where deemed necessary (art. 20/5).

Frequently asked questions

Can one become a Turkish citizen by buying real property?
The regulation lists this as one of seven investment types: the purchase of real property worth at least 400.000 US dollars or the equivalent amount in foreign currency, where condominium ownership or kat irtifakı (construction servitude over a building not yet completed) has been established or the land classified as a plot has a building on it, subject to an annotation that it will not be sold for three years; the foreign currency must also be sold to a bank in Türkiye before the transaction (Regulation art. 20/2-b, art. 20/10; as of 4 November 2026). This makes it possible to apply; citizenship is acquired by Presidential decision (5901 art. 12/1).

Can I buy vacant land?
No, not if kat irtifakı (construction servitude over a building not yet completed) has not been established. Under the purchase route, the land must have a building on it, or condominium ownership or kat irtifakı (construction servitude over a building not yet completed) must have been established on the real property (Regulation art. 20/2-b).

If the title deed has not yet been transferred, can this be done by a promise of sale?
The regulation separately lists a promise of sale (art. 20/2-b), but only for real property on which condominium ownership or kat irtifakı (construction servitude over a building not yet completed) has been established; the conditions are set out in the table. This route cannot be used for a project where kat irtifakı (construction servitude over a building not yet completed) has not been established.

Can I sell the real property immediately?
No. An annotation stating that it will not be sold for three years must be entered in the land registry (Regulation art. 20/2-b). The regulation provides that it is possible to switch between investment types in order to complete the period (art. 20/8); how this is applied depends on the procedures and principles of the relevant institutions. The regulation does not separately govern the effect on citizenship of disposing of the real property before the annotation period expires.

If I meet the conditions, is citizenship acquired automatically?
No. Citizenship is acquired by decision of the President, and there must be no impediment on grounds of national security or public order (5901 art. 12). Meeting the conditions does not confer an absolute right (5901 art. 10/1).

Will my family also become citizens?
The statutory provision also includes the investor’s foreign spouse and his or her minor or dependent foreign children (5901 Art.12/1-b). However, family members do not automatically become citizens. Acquisition of citizenship does not affect the spouse’s citizenship (5901 Art.20/2); because the spouse is separately mentioned in the statutory provision, the spouse may apply for citizenship through this route. Children in the applicant’s custody acquire citizenship with the consent of the other parent who is not a Turkish citizen; if consent is not given, the matter is dealt with in accordance with the decision of the judge in the country where the habitual residence is located (5901 Art.20/2; Regulation Art.37). The consent is given before a notary public or before the official at the application authority (Regulation Art.68).

As a rule, children must be included in the application together with their mother or father (Regulation Art.37). If a child who was not included in the application together with a parent applies after reaching majority, the rules of the general route requiring conditions such as five years of uninterrupted residence in Turkey apply, rather than those of the investment route (5901 Art.20/3, Art.11). If the citizenship decision is annulled, the annulment also applies, on a person-specific basis, to the spouse and children who acquired citizenship as a result (5901 Art.32).

What can I do if my application is rejected?
The period for bringing an action against administrative acts is sixty days from the day following the date of written notification, unless a special statute provides a different period (Code of Administrative Procedure Art.7). Within this period, it is also possible to request from the superior authority, or if there is none, from the authority that made the act, that the act be withdrawn; such a request stops the running of the action period (Art.11). The court in which the action must be brought depends on the authority from which the rejection came. The rejected person may reapply; in that case, a new file is opened (Regulation Art.73).

Do the investment amounts change?
Yes. The amounts are set out not in the Act but in the regulation and may be amended by presidential decision. For example, the amount under the immovable property route was increased from 250.000 to 400.000 US dollars by Presidential Decision No 5554 published in the Official Gazette dated 13 May 2022; this amendment entered into force on 13 June 2022. The figures on this page are taken from the text in force as of 4 November 2026.

Governing legislation

Turkish Citizenship Act No 5901 — Art.3, Art.10, Art.11, Art.12 (exceptional acquisition), Art.20 (spouse and children), Art.31–32 (annulment), Art.37 (application authority), Art.41 (notification) — mevzuat.gov.tr

Law on Foreigners and International Protection No 6458 — Art.31 (short-term residence permit; those who will invest and its duration) — mevzuat.gov.tr

Regulation on the Implementation of the Turkish Citizenship Act — Art.20 (investment types, amounts, documents, foreign exchange sales), Art.35, Art.37, Art.67–68, Art.73 — mevzuat.gov.tr

Condominium Ownership Act No 634 — Art.1–2 (condominium ownership and kat irtifakı (construction servitude over a building not yet completed)) — mevzuat.gov.tr

Code of Administrative Procedure No 2577 — Art.7 (period for bringing an action), Art.11 (application to superior authorities) — mevzuat.gov.tr

This article is intended to provide general legal information and does not constitute a legal opinion. As the circumstances of each case differ, you are advised to seek legal assistance from your attorney at law regarding your specific situation.