Turkish Citizenship by Real Estate: Official Requirements and Risks 2026

Under Turkish regulations, a foreigner can apply for citizenship by real estate investment by buying property worth at least $400,000 and accepting an annotation in the land registry that bans resale for three years. Art. 20 of the Law 5901 regulation sets that floor, and the grant depends on a decision of the President of Turkey.

How much do I need to invest in real estate to apply for Turkish citizenship?

The minimum is $400,000, or the equivalent in another currency. Art. 20, § 2, point (b), of the Regulation on the Implementation of the Turkish Citizenship Law (Yönetmelik 2010/139) requires property of that minimum value, bought with an annotation in the land registries that it will not be sold for three years. The property can be a condominium or floor-ownership unit, or land with a building.

The text also provides a second option: paying at least $400,000 in full and signing, before a notary, a promise-of-sale contract for the property, with the annotation that the transfer or cancellation will not be made for three years. In both cases, the body that certifies eligibility is Turkey's Ministry of Environment, Urbanization and Climate Change.

Is citizenship granted automatically after the purchase?

No. The purchase meets the investment requirement, but the decision belongs to the President. Art. 12 of Law No. 5901 (the Turkish Citizenship Law, or Lei 5901) says that, as long as there is no national security or public order impediment, a foreigner who qualifies can acquire citizenship by presidential decision. § 2 of the same article requires the Ministry to reject the application of anyone with such an impediment.

The process assembles a file. Art. 20, § 3, of the regulation lists, among other documents:

• •application form;
• •passport or equivalent document;
• •civil status certificates, such as marriage, divorce or the spouse's death;
• •birth certificate or identification record, with documents proving the family bond with spouse and children;
• •birth record of first- or second-degree relatives with Turkish citizenship, when they exist;
• •proof of payment of the service fee.

Under § 3, the receiving authority assembles the file following written instructions from the Ministry, and § 4 requires it to be sent to the Ministry for the decision. § 7 allows the Ministry of the Interior to form a commission with representatives of other ministries to follow these applications.

How is the dollar value calculated?

The regulation uses the Central Bank of Turkey's exchange rate. Art. 20, § 6, requires applying, on the date of determination, the effective selling rate of the Central Bank of the Republic of Turkey and/or the cross exchange rate. The conversion is valid on the date of determination, so record that date with your lawyer.

There is another exchange rule. Art. 20, § 10, provides that the foreign currency amounts set for point (b) are sold, before the transaction, to a bank operating in Turkey, which sells them to the Central Bank. Ask your Turkish lawyer for the exact order of these steps and the proof of each one.

How long do I have to keep the property?

Three years, with the annotation registered. The restriction appears in the land registry and prevents sale during that period. Art. 20, § 8, adds that it is possible to migrate between the investment types provided in § 2 to complete the period. Do not assume, however, that the switch is free: confirm with the Ministry of Environment and with your Turkish lawyer how the migration is assessed in your case.

Has the minimum amount changed in recent years?

Yes, so be careful with old articles. The regulation records the amendments in its own text:

• •Decision 5072, published in Turkey's Official Gazette on January 6, 2022 (No. 31711), rewrote the points of § 2;
• •Decision 5554, published on May 13, 2022 (No. 31834), changed the amount from 250,000 to 400,000 in the real estate point;
• •Decision 7938, published on December 12, 2023 (No. 32397), clarified that the property is a floor-ownership or constructed unit, or land with a building.

Before deciding, open the consolidated version of the regulation on Turkey's official legislation website and confirm that the text is still the same.

How does Brazil tax the property I own in Turkey?

Law 14,754/2023 does not tax the property itself; it determines which rule applies to the gain. Art. 2, § 2, says that the capital gains of a resident individual on the disposal of assets and rights abroad that are not financial investments under that law remain subject to the rules of Art. 21 of Law 8,981/1995.

Art. 21 of Law 8,981/1995 sets the tax on an individual's capital gain on the disposal of assets and rights: 15% on the portion of gains up to BRL 5,000,000.00 and 17.5% on the portion from BRL 5,000,000.00 to BRL 10,000,000.00, with higher rates in the following brackets. The capital gain arises when the property is disposed of. Anyone who holds assets abroad should also check whether they are required to file the report of Brazilian Capital Abroad (CBE) with the Central Bank.

To plan the purchase, see the tax planning and compliance services.

What happens to the property in my inheritance?

The property in Turkey is part of your assets abroad, and each country applies its own rules to assets located in its territory. Because Brazil and Turkey may treat inheritance differently, read the guide on succession with assets in several countries and the article on a valid international will. For the long-term view, see wealth preservation across generations and the corporate structures service.

What does this article not confirm?

Review periods, process fees, purchase costs and property taxes in Turkey, the applicant's family rights and the travel benefits of the Turkish passport were not confirmed in an official source in this review. For that reason, none of those figures appears here. Consult the Ministry of the Interior and the land registry (TKGM) before any payment.