Turkish citizenship by real estate investment: a direct path to second citizenship for investors and their families
This analysis was updated in July 2026 and is provided for general reference only; it is not a substitute for personalized advice. It is based on Türkiye's current regulatory framework and the international policy landscape; figures and requirements may change over time.
Between 2020 and 2025, a number of citizenship-by-investment programs in Europe closed one after another. Türkiye continues to grant citizenship directly to investors and their families, with no permanent residence stage and no language or education requirements. The minimum investment of US$400,000 goes toward real estate held in the investor's own name, rather than a non-refundable contribution. This is the core distinction that keeps the program in demand among investors.
Why is Türkiye's program seen as one of the few still open?
The market picture over the past six years shows a clear contraction in Europe. Moldova abolished its program on June 18, 2020; Cyprus closed its program on November 1, 2020; Bulgaria abolished its program on April 5, 2022; and Montenegro closed its program on December 31, 2022. The major turning point came on April 29, 2025, when the Court of Justice of the European Union (CJEU) ruled in Case C-181/23 that Malta's program violated EU law. On July 24, 2025, Malta ended the program and enacted Act XXI of 2025, replacing its Malta Exceptional Investor Naturalisation (MEIN) framework.
Since the ruling in Case C-181/23, no European Union member state has maintained a program that grants citizenship directly through investment, with a published minimum investment amount. The Caribbean programs remain open, but they raised their minimum threshold to US$200,000 from July 1, 2024, introduced mandatory interviews from 2023, and have faced policy pressure from the European Union and the United States during 2024–2026. Against this backdrop, Türkiye's program maintains its US$400,000 investment threshold tied to real estate held in the investor's own name.
A note on scope: these milestones reflect the European context and are not representative of the global citizenship-by-investment market as a whole. Alongside Türkiye, several other countries and territories still operate such programs, including Caribbean nations, Egypt, Jordan, Nauru, Vanuatu, and Cambodia.
Four advantages of the program
First, investors receive Turkish citizenship and a passport directly, without the multi-year permanent residence pathway used by many European programs. The application still passes through an investment-based residence permit, but this is a procedural intermediate step, not a period of actual residence. Second, the whole family can be included in one application: a spouse and unmarried children under 18 are considered for citizenship together. Third, the program does not require relocation — there is no requirement to reside in Türkiye before or after naturalization, so investors can maintain their work, business, and life in their home country. Fourth, Türkiye sits at the crossroads of Europe and Asia, with free trade zones and a customs union with the European Union, although it is not a member state.
Turkish citizenship by investment requirements
The requirements focus mainly on the ability to meet the investment amount and to document a lawful source of funds. The program does not require English proficiency or any language certificate, an academic degree, management experience, an approved business plan, a medical examination, a mandatory interview, or residence in Türkiye.
Investors need only satisfy the following: be at least 18 years old as the main applicant; document a lawful source of funds; own real estate valued at no less than US$400,000 as confirmed by a valuation certificate; commit to holding the property for at least 3 years; be present in Türkiye for biometrics and filing — under current practice, usually two trips, depending on processing progress and the receiving authority's requirements; and provide identity documents and a police clearance certificate.
One investment — multiple benefits
At the US$400,000 level, investors and their families can access the following benefits: citizenship for the whole family in one application; no periodic renewal, unlike a permanent residence card; the investment remains the investor's own asset, held in real estate registered in their name; the ability to transfer the property after a minimum of 3 years while retaining citizenship; the option to rent it out on a short- or long-term basis, depending on location, property type, and market conditions; easier international travel with a passport that offers broad travel access; and access to healthcare and education under the rules applicable to Turkish citizens.
On the pathway toward a U.S. E-2 visa: Türkiye has had a bilateral investment treaty with the United States in force since 1990, so Turkish citizens may be eligible to apply for an E-2 visa — a U.S. nonimmigrant visa. For those who obtain citizenship through investment, however, U.S. law — Section 5902(b) of the National Defense Authorization Act (NDAA) for Fiscal Year 2023, Public Law 117-263 — adds a further condition: the applicant must have been domiciled in Türkiye for at least 3 continuous years before filing an E-2 application. This makes it a long-term, conditional pathway, not a benefit that comes with citizenship from day one. The list of visa-free destinations for Turkish passport holders changes over time; investors should check the Turkish Ministry of Foreign Affairs portal before planning travel.
The six-step process: from signing the contract to receiving the passport
A typical process involves six steps, with step 3 serving as the key milestone that sets everything else in motion:
- Deposit and eligibility assessment: sign the deposit agreement and visit the project if needed.
- Sign the service agreement and engage counsel: establish legal representation.
- Establish property ownership: sign the sale and purchase agreement, make the investment, and receive the title deed and the Certificate of Conformity. This is the key step.
- First trip to Türkiye to provide biometrics and file the investment-based residence permit application.
- Second trip to Türkiye to file the citizenship application, once the residence permit has been approved.
- Citizenship and passport issuance: complete the ID card and passport procedures with the Turkish authorities.
The investor must travel to Türkiye at least twice; the remaining steps can be handled through a representative under a power of attorney. Total processing time is approximately 12–18 months — this is an estimate based on practical case experience, not a timeline published by the Turkish authorities, and actual timing varies by application and filing date. After 3 years, the investor may sell the property; a sale may give rise to tax obligations under Turkish law, depending on the timing of the sale and the capital gain, while liquidity and sale price depend on the market at the time of the transaction.
Costs beyond the investment threshold
Beyond the US$400,000 real estate investment, an application also incurs other costs: transfer fees, valuation fees, taxes and charges under Turkish regulations, legal fees, and service fees. These vary by project and by the specific structure, so total costs should be budgeted case by case rather than based on a single generic figure.
Understanding the scope of benefits
The program grants citizenship to the investor, their spouse, and unmarried children under 18; this citizenship is not subject to periodic renewal and does not lapse solely because the holder does not reside in Türkiye. A Turkish passport offers broad travel access, along with the right to live, work, study, and own property in Türkiye under the rules applicable to citizens, and the ability to transfer the property after a minimum of 3 years while retaining citizenship.
At the same time, it is important to be clear about what falls outside the scope: this is not citizenship or permanent residence of a European Union country; it does not provide visa-free access to the Schengen Area; it does not grant the right to live and work freely in the European Union; and it does not mean a U.S. visa will be granted. For the E-2 route, applicants must still meet separate requirements, including a period of domicile in Türkiye. Türkiye is not a member of the European Union; its customs union with the European Union facilitates trade and the movement of goods, but it does not create the right to reside, live, or work in member states.
The Axis Istanbul project
Axis Istanbul is an apartment complex developed by Sur Yapı, located in a business district on the European side of Istanbul. The project connects directly to the M1 metro line and the O-3 highway; the T4 tram stop is about 100 m away. Axis Mall shopping center occupies the podium levels, and the project offers convenient access to the Old City, Topkapı Palace, and Hagia Sophia. Prices start from US$284,000 per unit, while the qualifying investment for the citizenship program starts from US$400,000 in total. The structural frame is complete and interior finishing is underway.
The developer offers US$5,000 in legal fee support under its policy as of July 2026; conditions apply and the offer may change. One important point: the price of a single unit does not by itself mean the program's investment threshold is met — the investor must reach a total of US$400,000 as confirmed by the valuation certificate.
Frequently asked questions
Does the program require residence in Türkiye?
No. The program does not require residence in Türkiye before or after citizenship is granted. The investor only needs to be present for biometrics and filing — in current practice, usually twice.
What is the minimum investment?
A minimum of US$400,000 in real estate registered in the investor's name, as confirmed by the valuation certificate, together with a commitment to hold the property for at least 3 years.
Which family members can be included in the citizenship application?
A spouse and unmarried children under 18 are considered for citizenship in the same application.
Can the property be sold after 3 years?
Yes. Once the minimum 3-year holding period ends, the investor may transfer the property while retaining citizenship. The transfer may give rise to tax obligations under Turkish law, depending on the sale date and the capital gain.
Is Turkish citizenship European Union citizenship?
No. Türkiye is not a European Union member. This citizenship does not grant the right to live and work freely within the bloc and does not provide visa-free access to the Schengen Area.
Is an English-language certificate or academic degree required?
No. The program does not require a language certificate, academic degree, management experience, or an approved business plan.
Is the U.S. E-2 visa route an immediate benefit?
No. The E-2 visa is a long-term, conditional pathway that requires at least 3 continuous years of domicile in Türkiye and meeting the separate requirements of the E-2 category; it is not a benefit that comes with citizenship from day one.
Conclusion
Turkish citizenship by real estate investment suits investors who want direct second citizenship for two generations of their family, with no language or degree requirements, capital held in an asset in their own name, and no residence obligation. Conversely, the program is not yet the right choice if the goal is the right to live and work in the European Union, Schengen visa-free access from the passport itself, or a fixed, committed return. Understanding the scope of benefits from the outset helps investors set the right expectations and make decisions suited to their family's circumstances.
