A complete procedural map of citizenship by real estate investment under the 2026 regulations, written for investors who need exact thresholds, documents and timing.
The statutory floor is $400,000 USD in real estate. Older $250,000 guidance is obsolete and no longer accepted by the Land Registry. The purchase must be executed in foreign currency and converted through the Central Bank of Turkey (TCMB), which produces the Foreign Currency Purchase Certificate (Döviz Alım Belgesi — DAB). Without a DAB in the applicant's name, the file cannot proceed.
A restriction note is recorded on the Tapu stating that the property cannot be sold or transferred for three full years. The property may be rented out and income retained during this period; only disposal is blocked. The annotation is lifted automatically at the end of the 36 months.
An SPK-licensed independent appraisal report must match or exceed the $400,000 USD threshold. The declared deed value cannot fall below the appraised figure.
Funds are transferred directly from the buyer's personal foreign bank account to the seller's Turkish bank account. Cash payments are strictly invalid for citizenship files.
The foreign currency is converted through an intermediary Turkish bank and the Central Bank of Turkey (TCMB) issues the Foreign Currency Purchase Certificate (Döviz Alım Belgesi).
The Tapu office records the transfer together with the mandatory pledge that the property will not be sold or transferred for 36 months.
The Ministry of Environment, Urbanization and Climate Change issues the compliance certificate, clearing the path for an immediate special investor residence permit.
Final submission to the Population and Citizenship Directorate. Passports are dispatched for the main applicant, spouse and all children under 18.
Every figure on this page is verified against current Turkish legislation. For a property-specific ruling, speak directly with our Alanya legal desk.
