Turkish Citizenship by Investment (2025): $400K Property — Step-by-Step, Rules & Timeline

Turkey’s Citizenship by Investment (CBI) program lets foreign buyers obtain citizenship with a qualifying $400,000 real-estate purchase. Approval depends on eligible assets, clean documents, and aligned payments. This 2025 guide covers rules, proofs (SPK valuation, TAPU, MT103), family inclusion, costs, and a realistic timeline.

What changed in 2025

• $500k deposit route: deposits must be held in TL; currency-protection (YUVAM) incentives have been wound down, changing the risk/benefit for depositors.
• Payments via Turkish banks only: real-estate transfers that qualify for citizenship must clear through a Turkish bank; cash is not acceptable. Keep aligned MT103 slips and a bank letter.

Step-by-step guide

1. Eligibility & budget: confirm your profile and family scope.
2. Asset selection: shortlist eligible properties; run title history checks.
3. SPK valuation: order a licensed valuation; target ≥ $400k on combined assets.
4. Funds & payments: transfer via a Turkish bank; keep MT103 slips and a bank letter; amounts must match contracts.
5. Title & pledge: register TAPU and record the 3-year non-sale annotation. Without this annotation the file will not qualify.
6. Residence permit stage: obtain a short-term ikamet linked to the property.
7. Citizenship filing: submit the full pack for all applicants.
8. Approval & passports: typical completion in ~4–7 months from a complete file.

Required documents (one table)

Glossary (you will see these in your file)

• TAPU: official Turkish title deed; for CBI it carries a 3-year non-sale annotation.
• SPK valuation: licensed appraisal used to confirm market value and eligibility.
• MT103: SWIFT confirmation used as proof of bank transfers; values and dates must align with contracts.
• Ikamet: residence permit; often issued while the citizenship case is processed.

Asset scope: multiple, off-plan, commercial, land

• Multiple units: allowed; combined SPK value must be ≥ $400k and titles clean.
• Off-plan: possible in eligible projects; ensure escrow/delivery mechanics are accepted for CBI.
• Commercial property: allowed if fully compliant and valued by SPK.
• Land: stronger due diligence (zoning, permits, utilities); get written eligibility before deposits.

Who is not eligible (or commonly refused)

• Purchases relying on mortgages/pledges to meet the $400k minimum.
• Assets previously used in another CBI application.
• Properties with title defects, encumbrances, or valuation below threshold.

Total costs (indicative 4–10%)

• Transfer taxes & registry fees
• Legal fees; sworn translations/apostilles
• Valuation, notary, and government filing fees
• Potential VAT specifics depending on asset and buyer profile

Exact percentages vary by asset type, structure, and family size.

FAQ

Can I combine several properties? Yes — combined SPK valuation must be ≥ $400k and each title clean.

Can I use a mortgage? Not to count toward the $400k minimum; funds must be unencumbered.

Are cash payments acceptable? No — qualifying transfers must run through a Turkish bank with MT103 proof.

How long does it take? Often ~4–7 months from a complete, coherent file.

Expert note

“Approvals are fastest when contracts, valuation, and MT103 slips tell one coherent story. That alignment matters more than anything else.” — Daniel, Legal Counsel

Legal sources (reference names)

Official investment guidance (Türkiye), land registry/cadastre norms, and program circulars. (Listed for transparency.)

This material is for information only and does not constitute legal advice.

Next steps

Explore more in our program insights and broader guides. Our team helps verify asset eligibility, prepare KYC/SoF, and structure compliant payments for smooth approvals.