A free PDF guide — an investment from $400,000 that comes back
A guide to citizenship of Türkiye: theterms, the cost and the risks
The one large programme where the investment comes back: the property is held for 3 years and sold, and the passport stays for good. We set out both options, the full quotation for a family, the check on the property and how the process runs.
- PDF in English
- Free of charge
- Verified on 11.08.2026
- Sent by email, WhatsApp or Telegram
Preliminary information is not a guarantee of approval. Whether the programme is open to you and the final cost are settled after the check on the applicant.
01 / The essentials first
What to know about the programme before the calculation
Four things that set Türkiye apart from the other countries.
- The investment comes back, the passport stays
A note barring the sale for 3 years is entered on the title. Once it is lifted the property is sold on the open market, and the citizenship is not reconsidered.
- Citizenship by exception
The basis is article 12/1-(b) of Law no. 5901 on Turkish citizenship and article 20 of the regulation applying it. The programme has run since January 2017.
- The family comes in with no extra investment
A spouse and children under 18 are included in the application: for each of them only the fees and documents are added — about $910 a person.
- The threshold turns on the option
Property — from $400,000. From $500,000 — a bank deposit, government securities, fund units and the other grounds the law provides for.
02 / The cost
The cost for your family
Set out the family — the quotation is recounted for both options, together with the duties, the fees and the documents.
03 / Two options
Property or a deposit
Both lead to the same status and return the investment after three years. They differ in the threshold, in the costs and in how predictable the return is.
The values were checked against the official material on 11.08.2026. Only the rows for which there is no official wording are marked separately.
| Criterion | PropertyA property from $400,000 | A depositA bank deposit from $500,000 |
|---|---|---|
| The size of the investment | from $400,000 | from $500,000 |
| How long it is held | 3 years | 3 years |
| How it comes back | by selling the property on the open market | the deposit is returned at the end of the term |
| The costs on top | a 4% title duty, the agency commission, insurance | bank compliance and the BDDK certificate |
| The risk to the valueA BRIDGES estimate | the sale price depends on the market | the deposit is a fixed sum |
| How long it takesA BRIDGES estimate | 6-12 months | 6-12 months |
| Who it usually suitsA BRIDGES estimate | You are ready to choose a property with resale in mind | You want predictability without dealing in property |
- The size of the investment
- from $400,000
- from $500,000
- How long it is held
- 3 years
- 3 years
- How it comes back
- by selling the property on the open market
- the deposit is returned at the end of the term
- The costs on top
- a 4% title duty, the agency commission, insurance
- bank compliance and the BDDK certificate
- The risk to the valueA BRIDGES estimate
- the sale price depends on the market
- the deposit is a fixed sum
- How long it takesA BRIDGES estimate
- 6-12 months
- 6-12 months
- Who it usually suitsA BRIDGES estimate
- You are ready to choose a property with resale in mind
- You want predictability without dealing in property
The threshold is counted from the valuation of the property in a licensed valuer’s report, not from the price in the contract.
04 / The country
What the country looks like
Briefly about the country and about what sets the terms of the programme.
- TürkiyeThe cover of the guide: the country and the key terms of the programme.
- The essentials firstWhat to know before the calculation: the key facts of the programme.
- The terms of the optionsThe parameters of the programme in one table, on the official terms.
- The road mapThe process step by step — from the check to the documents.
- The check on the applicantWhat is examined before the status is granted, and where people stumble.
- The limitsThe limits that bear on the timings and the sum.
- Your teamWho runs the case and what each specialist answers for.
05 / The order of work
How the process runs
The property is checked before the deposit: a mistake in the title costs the whole transaction, not merely time.
- The preliminary check
The family, the nationalities, the source of funds. We settle the option and count the total all in before the first outlay.
- Finding and checking the property
On the property option the history of the title, the encumbrances and the fit with the programme are examined — before any deposit is paid.
- The transaction and the note on the title
A valuation by a licensed valuer, the transfer of the title, the 4% duty, DASK insurance. A note barring the sale is entered on the title.
- The certificate of conformity of the investment
The responsible authority confirms that the investment meets the conditions of the programme. For a deposit the certificate is issued by the BDDK.
- Residence and the citizenship application
A residence permit is arranged for the period of consideration, and then the citizenship application is filed for the whole family.
- The decision and the passports
Once the decision is favourable, ten-year passports and identity cards are issued to everyone in the application.
07 / The check
What is examined before the transaction and before the filing
Both the applicant and the property are examined: the programme counts only an investment that meets the requirements of the law.
- The history of the title
Examined before the deposit: encumbrances, attachments, earlier transactions and the fit with the programme. A mistake here costs the whole transaction.
- The source of funds
A clear chain from the earnings to the account the payment leaves. Bank compliance examines the origin of the money separately.
- The valuation
A report by a licensed valuer is required: the threshold is counted from the valuation, not from the price in the contract.
- Who is in the application
The main application covers the applicant, a spouse and children under 18. Adult children and parents file separately.
A licensed valuer’s report is required: meeting the threshold is evidenced by the valuation, not by the sum in the contract.
08 / The limits
What to take into account in advance
Five limits that bear on the timings, the sum and the return of the investment.
The note barring the saleThe property cannot be sold for 3 years
The note is entered on the title at the transaction and lifted when the term runs out. Until then the property is yours, but you cannot deal with it.
The return depends on the marketSelling the property is not a guaranteed sum
The investment comes back through the sale of a real asset, so the property is chosen with resale in mind and not from the developer’s brochure.
The threshold is counted from the valuationThe contract price does not replace the valuer’s report
Meeting the threshold is evidenced by a licensed valuer’s report. If the valuation is below the threshold, the investment does not count.
Adult children file separatelyThe main application covers only children under 18
Children of 18 and over, and parents, need a separate ground and a separate application. That is allowed for in the calculation from the start.
The taxes on owning the propertyThe costs do not end with the transaction
The annual property tax, the utilities and the upkeep of the property are paid separately and are not part of the programme’s quotation.
09 / Your team
Who runs your case
The work is led by specialists who handle Turkish transactions and the filing of applications.
The editorial record
The material was prepared and checked by
- First published
- 11 August 2026
- Last updated
- 11 August 2026
The official sources
- Law no. 5901 on Turkish citizenshipMevzuat Bilgi Sistemi, the Government of Türkiye · checked 11.08.2026Article 12/1-(b) — the ground for acquiring citizenship by exception.
- The Directorate of Migration Management — residence and citizenshipGöç İdaresi Başkanlığı · checked 11.08.2026How the residence permit is arranged while the application is considered.
- The General Directorate of Land Registry and CadastreTapu ve Kadastro Genel Müdürlüğü · checked 11.08.2026The transfer of the title, the note barring the sale and the cadastral fees.
10 / Common questions
Questions about the Turkish programme
Does the money really come back?
Yes. The property is bought outright and a note barring the sale for 3 years is entered on the title. Once it is lifted the property is sold on the open market and the citizenship is not reconsidered. The return is the sale of a real asset, so the property is chosen with resale in mind.
What options are there besides property?
The law allows several grounds. Property — from $400,000. From $500,000: a deposit with a Turkish bank, government debt securities, units in a property or venture fund, a contribution to the individual pension system.
Who is included in the application?
The applicant, a spouse and children under 18 — with no extra investment; only the fees and documents are paid. Adult children and parents file applications of their own.
Do I have to live in Türkiye?
No. There is no residence requirement. A residence permit is arranged for the period of consideration, but actual presence in the country is not checked.
How long does the process take?
From six to twelve months. Most of the time goes on the transaction, the certificate of conformity of the investment and the consideration of the application.
What costs come on top of the investment?
For property — the 4% title transfer duty, the agency commission, the valuation, the cadastral fees and the compulsory insurance. For a deposit — bank compliance and the BDDK certificate. Plus the fees for everyone in the application.
How long is the passport issued for?
For 10 years. Citizenship passes to children by descent and needs no renewal of any status.
Is the property checked before the purchase?
Always. The history of the title, the encumbrances and the fit with the programme are examined before any deposit is paid — otherwise the transaction may not count as an investment.
Free of charge
Take the guide and a quotation for your family
We will send the PDF with the terms of both options and a calculation for your family.
- The terms of both options and the investment thresholds
- The all-in quotation with the duties and the fees
- What is examined in the property before any deposit
- How the process runs and the real timings