Turkish citizenship by property: the $400,000 rule in 2026
Turkey still runs one of the most used citizenship-by-investment schemes in the world, and property remains the main route in: buy real estate worth at least $400,000, commit not to sell it for three years, and you and your immediate family can apply for a Turkish passport.
That threshold has been stable since June 2022, but the programme is under political debate in 2026 and foreign purchases have fallen sharply. Here is where the rules stand as of August 2026 — and what may change.
The current rule: $400,000 and a three-year hold
The government's Invest in Türkiye guide confirms the core requirement: foreign nationals become eligible for citizenship by buying real estate worth a minimum of $400,000, with a commitment not to resell for three years. A no-sale annotation is placed on the title deed and lifted automatically once the three years are up.
According to a 2026 guide published through Legal 500, the $400,000 can be spread across one or more properties — residential, commercial or land — and the value must be confirmed by a government-authorised valuation report. You can let the property out during the holding period.
How the threshold got here
The property route has been repriced twice since it launched. Legal 500's guide sets out the history: the minimum was $1 million when the scheme was introduced in 2017, cut to $250,000 in 2018 — which triggered the programme's boom years — and raised to the current $400,000 in June 2022. Any future change would most likely arrive the same way, by presidential decision with little notice.
The other routes
Property is the most popular option, but not the only one. The alternatives set out in the Invest in Türkiye guide all carry a three-year commitment.
- Bank deposit of at least $500,000 in a Turkish bank
- Fixed capital investment of $500,000, confirmed by the Ministry of Industry and Technology
- Government bonds, or real estate / venture capital fund shares, of $500,000
- Creating jobs for at least 50 Turkish citizens
Process, timing and family
Applicants need a licensed valuation report confirming the $400,000 threshold, and the property must be registered in the buyer's name free of debts and encumbrances. Legal 500 puts the typical timeline at three to six months from completing the investment to citizenship approval.
A spouse and children under 18 are included in the same application at no extra investment cost, and rental income is allowed throughout the holding period.
Will the rules change? The 2026 debate
The programme's future is being openly debated. Hürriyet Daily News reported in January 2026 that proposals are circulating to replace citizenship incentives with residence permits, against a backdrop of falling foreign demand and public pressure over housing costs.
The demand slide is real: TurkStat figures reported by Daily Sabah show foreigners bought 21,534 homes in Turkey in 2025, down 9.4% on the year and the lowest total in nine years — far below the 2022 peak of 67,490. As of early August 2026 no change to the $400,000 threshold has been enacted, but if citizenship is part of your plan, verify the current rules with official Turkish government sources or an immigration lawyer before you commit funds. Habio's Turkey buyer guides cover the practicalities of the purchase itself.
Frequently asked questions
What is the minimum property investment for Turkish citizenship in 2026?
$400,000 in real estate, held for at least three years and confirmed by an official valuation report. The figure has applied since June 2022, but check official Turkish government sources before committing, as changes to the programme are under discussion.
Can I combine several properties to reach $400,000?
Yes. One or more residential, commercial or land purchases can be combined, provided the total appraised value is at least $400,000 and the three-year no-sale commitment is registered.
Does my family get citizenship too?
Your spouse and children under 18 are included in the same application at no additional investment.
Can I rent out the property during the three years?
Yes. The restriction is on selling, not letting — rental income is allowed during the holding period.
Is Turkey ending citizenship by investment?
Not as of August 2026, but proposals to replace citizenship incentives with residence permits have been reported in the Turkish press, so confirm the current position with official sources before you invest.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.