VNIS Investment

Turkey immigration

Turkish Citizenship 2026: real estate investment from $400,000

Turkey is among the few programmes still granting citizenship directly through investment, most commonly at $400,000 in real estate: no residence requirement, no language requirement, quick processing. In exchange, weigh the currency and liquidity risks of this market carefully.

Figures updated 08/2026

Real estate threshold
$400,000
By official appraised value; held for at least three years
Processing time
3–6 months
Residence and language requirements
None
Passport reach
~110 destinations
No visa-free access to the EU, US or UK; an E-2 treaty with the United States applies
Family
Spouse plus children under 18
Children aged 18 and over must file independently

Overview

Under the rules in force, at the $400,000 level introduced by the 2022 amending decree and maintained to date, a foreign investor purchasing one or more properties with a total appraised value of at least $400,000, together with a three-year no-sale undertaking annotated directly on the land registry, becomes eligible to file for citizenship for the whole family.

Four alternative routes exist: a $500,000 deposit with a Turkish bank held for three years; the purchase of $500,000 in government bonds or fund units; $500,000 in fixed capital investment; or the creation of 50 jobs. In practice, more than 90% of investors choose the real estate route because it retains an asset capable of generating a return.

The procedure has four stages and is relatively quick: valuation by a licensed appraiser, transfer of funds through the banking system with foreign exchange confirmation, a short-term residence permit, then the citizenship application. Total time commonly runs 3–6 months. There is no language examination, no requirement to live in Turkey, and Turkish law permits retention of your original citizenship; the Vietnamese rules on dual nationality require separate advice.

Three risks warrant consideration. First, currency: movements in the lira affect the dollar value of the asset on resale. Second, the price premium charged to foreign buyers on certain developments. Third, passport reach: roughly 110 countries and territories, without visa-free access to the EU, the United States or the United Kingdom, though the E-2 treaty with the United States provides a distinct route. We require an independent valuation before any contract is signed.

Programmes

Routes currently open

Turkish Citizenship by Investment — real estate ($400,000)

Source: goc.gov.tr

Purchase real estate with a total appraised value from $400,000 and hold it for three years, receiving Turkish citizenship and passports for the whole family within roughly half a year.

Investment / cost
$400,000 in appraised value (multiple assets may be aggregated), plus transfer tax of around 4%, valuation, notarial and legal fees
Estimated timeline
Commonly 3–6 months from completion of the purchase to the citizenship decision
Benefits
  • Citizenship for life, transmissible to children born later; the passport renews as for any citizen
  • No residence requirement, no language examination, no complex financial capacity interview
  • Letting the property is permitted during the holding period; free to sell after three years
  • Access to the E-2 treaty investor route to the United States (Vietnam has no E-2 treaty with the United States)
Key requirements
  • Value per the official appraisal certificate (not the contract price) of at least $400,000
  • Purchase funds transferred through the banking system with the required foreign exchange confirmation
  • A three-year no-sale undertaking annotated on the land registry
  • Clean criminal record; the asset must not sit within a development or area restricted from sale to foreign nationals

The $400,000 level follows the 2022 decree published in the Official Gazette (Resmi Gazete) and remains in force as at 08/2026 — monitor the Gazette, as the level may be adjusted by decree

How we work

The Turkey case path

  1. 01

    Assess your eligibility

    1–2 working sessions

  2. 02

    Select the programme

    1–3 weeks

  3. 03

    Prepare the file

    2–6 months, depending on the programme

  4. 04

    File and monitor

    Per the processing schedule of the adjudicating authority

  5. 05

    Settlement and beyond

    A long-term relationship

Further reading

Updates on Turkey

Mua nhà Istanbul lấy quốc tịch: Quy trình và những lưu ý thẩm định giá

Hộ chiếu Thổ Nhĩ Kỳ mạnh cỡ nào? Visa E-2 Mỹ và những giá trị thực

Quốc tịch Thổ Nhĩ Kỳ 2026: Đầu tư bất động sản từ 400.000 USD

Answers

Frequently asked questions

How long does citizenship take after a $400,000 property purchase in Turkey?

The usual procedure runs 3–6 months: valuation and completion of the transfer take 4–8 weeks, followed by a short-term residence permit, then the citizenship application and biometrics. A spouse and children under 18 are assessed within one application. Actual timing depends on the caseload of the migration authority at the time.

Where can a Turkish passport travel?

Roughly 110 countries and territories offer visa-free entry or a visa on arrival, including Japan, South Korea, Singapore, Hong Kong and most of South America. The gaps should be stated plainly: a Turkish passport does not carry visa-free access to the Schengen area, the United States, the United Kingdom, Canada or Australia. Its distinct strength is the E-2 treaty with the United States: Turkish citizens may apply for an E-2 investor visa to live in the United States and run a business there — a route not available to Vietnamese citizens.

Does selling the property after three years cost you the citizenship?

No. The holding undertaking applies only for the first three years, and the land registry annotation lapses automatically at the end of that period. You may sell the asset and the citizenship remains for life and passes to the next generation. Many investors run this as a closed cycle: buy, hold for three years while letting the property, then sell to recover capital.

What are the risks of Turkish citizenship by investment?

Three principal risks. Currency: property is priced in lira while the programme threshold is set in dollars, so exchange rate movements bear directly on recoverable value. Valuation: some developments quote foreign buyers above the prevailing market, which calls for an independent appraisal. Project legality: local counsel must review zoning, tax obligations and title status before any deposit. We make no commitment as to investment returns, and we recommend viewing this as the cost of a citizenship with a prospect of recovery, not as a reliable source of profit.

Can Vietnamese nationals hold dual citizenship when naturalising in Turkey?

Turkey permits dual citizenship and does not require renunciation of your original nationality. On the Vietnamese side, the law in force rests broadly on a single-nationality principle, though certain cases permit retention of Vietnamese citizenship under the regulations. This is a significant personal legal question and requires advice from a lawyer specialising in Vietnamese civil status and nationality law before proceeding.

This information is provided for reference and does not constitute legal advice. Immigration policy may change at the discretion of each country. Contact VNIS Investment for an assessment based on your actual circumstances.

Beyond Future

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