Turkish citizenship through property: what it actually costs

Property gives the right to apply for Turkish citizenship from $400,000. The one thing to understand before you start looking at apartments: the threshold is measured not by the contract price but by the official valuation — the report of a licensed appraiser, registered with the land registry.

Why the price and the valuation are not the same

The valuation is almost always below the sale price. An apartment sold at $400,000 on paper may be valued at $360,000 — and the application will not be accepted. That is why we do not sell a "citizenship-eligible unit" on somebody's word: we request the valuation report from the developer and show it to the buyer before any money is paid.

The exchange rate matters too. The threshold is set in dollars, while prices in Turkey are usually in euros. At roughly $1.16 to the euro, $400,000 is about €345,000. You need headroom, because the rate on the valuation date and on the filing date can differ.

What we have today

01 · Central AlanyaOnur Garden — 3+1, 160 m²Top floor, a sea view, title deed and occupancy permit in place380 000 €

A completed complex in Alanya, a two-level top floor, a sea view, three bathrooms, two terraces, title deed and occupancy permit in place. The developer states that the valuation is ready and registered with the land registry — the strongest argument there is, and that document is exactly what we request and show before the deal.

02 · MahmutlarNovita Square — 4+1, 185 m²A terrace wrapping the upper level, 700 m to the sea430 000 €

Mahmutlar, a finished complex, about 700 metres to the sea, two levels, an open terrace wrapping the upper floor. The developer treats the unit as eligible for citizenship and calls it the last such unit in the complex. We are requesting the valuation as a document.

You can start with half

With the developer Yekta Homes the citizenship application can be filed after 50% of the price has been paid, with the remaining 50% in interest-free instalments over up to 12 months. This is the developer's own condition and applies to its projects; availability and starting prices are confirmed before we make an offer — they are updated monthly.

What we check before the deal

• the valuation report and its registration with the land registry;
• the title deed — the seller's ownership and the absence of encumbrances;
• the occupancy permit for the building;
• arrears on property tax, service charge and utilities;
• that the area in the documents matches the area in the listing;
• a condition of the programme: a home bought for citizenship cannot be sold for three years.

We verify the programme's terms on the filing date: they change, and last year's briefing is no basis here.

Timing

After the purchase a certificate of conformity is issued, then the residence permit and citizenship applications are filed for the investor, the spouse and children under 18. Timing depends on how loaded the authorities are. The honest answer is "it depends", not "three months"; an agent who quotes an exact term is promising something they do not control.

Other units that clear the amount

These are units in our catalogue priced above the threshold. We request the valuation for each one separately: a price above $400,000 does not mean the report will show the same figure.

03 · MahmutlarYekta Blue 5 — 3+1, 213,9 m²A spacious 3+1 from Yekta — the developer that allows filing at 50% paid455 000 €

04 · TosmurOff Tower — 4+1, 230 m²A furnished duplex: four bedrooms, three bathrooms, terraces400 000 €

05 · KestelSun Villa Garden — 3+1, 250 m²A 3+1 villa in a project on a 1,957 m² plot490 000 €

06 · ObaVictoria Villas — 3+1, 200 m²A private villa with its own pool and a barbecue area650 000 €

07 · CumhuriyetElite Elize 3 — 3+1, 135 m²A two-level penthouse, about 400 m to the sea, a spa on site715 000 €

08 · KonyaaltıBella Vida — 3+1, 177 m²Antalya, Konyaaltı: an apartment with a garden area720 000 €

09 · Kestel23 Beach — 3+1, 144 m²A garden duplex on the front row, a private 175 m² garden895 000 €

10 · KargicakToprak Royal Villas — 4+1, 230 m²One of the project's eight villas, with its own leisure area899 000 €

11 · KargicakRichmond Villas — 3+1, 309,5 m²A detached villa with a pool, 2 km to the sea1 025 000 €

12 · Bektas23 Nest — Sunset Villa — 4+1, 660 m²A 15×4 m pool, a garage and a panorama of the sea and Alanya3 975 000 €

Let us talk about your case

Write to us: we will select units within your budget, request the valuation reports from the developers and show them before any payment. Send a request