Turkey Citizenship by Investment 2026: $400,000 Rules, the September Changes and the Revocation Crackdown

Turkey is the most requested route among UAE residents who want a second nationality for business, family or regional access. It is also the route with the most rule changes and the most enforcement news this year. This guide covers the main rules, what changed this autumn, the steps for someone living in Dubai and the points that decide whether it suits you.

The core rules

• Minimum investment: $400,000 in real estate, in force since June 2022.
• Qualifying property: condominium or building title property, or land with a building on it. Bare land no longer qualifies (since December 2023).
• Holding period: a note on the title deed bars resale for 3 years.
• Family: a spouse and children under 18 are included without a further investment.
• Residence permit: the investor needs a short term residence permit, and the investor must attend in Turkey for the permit and the citizenship filing.

The investment amount, the valuation report and the payments must each independently reach the threshold. Foreign currency must be sold to a Turkish bank and a currency purchase certificate obtained before the property transaction.

What changed in September 2026

• Valuations (28 September 2026): any licensed valuer registered in the national valuation system may now be used, not only a single state affiliated firm. Reports and the related certificate are now valid for 12 months instead of 6, and certain listed property companies lost their exemption.
• Secure payment system: a government system that links payment and title transfer is now due to become mandatory on 1 December 2026, after earlier delays. Whether it covers the foreign currency flow used for citizenship purchases is not yet clear, so ask your lawyer before you pay.

The $400,000 threshold itself has not changed. Be careful with claims of automatic valuation uplifts that appear on some websites. We could not confirm them.

The enforcement crackdown

Turkish authorities have been cancelling citizenships obtained through inflated valuations and sham sales. The Interior Ministry reported on 21 September 2026 that 6,134 people, investors and their family members, had their citizenship decisions cancelled. An operation on 4 August 2026 reportedly led to 72 detentions. Figures differ between outlets, but the direction is clear: the risk of a cancelled citizenship is real when the purchase is not clean.

Red flags: a valuation that is guaranteed in advance, a price far above comparable homes, a promise to buy back or refund part of the price, side agreements, cash payments, and a developer who is also your only source of advice.

The steps for a client in Dubai

1. Documents. Passport, birth and marriage certificates. The UAE is not part of the Apostille Convention, so UAE issued documents are normally attested by the UAE Ministry of Foreign Affairs and then legalised by the Turkish consulate. Documents from Apostille countries can use an apostille. Translations are needed.
2. Power of attorney for your Turkish lawyer, signed once at a Turkish consulate or through a notary with the right legalisation. It must include the power to give the 3 year resale undertaking.
3. Tax number and bank account in Turkey, normally handled by the lawyer.
4. Funds. Currency is converted through a Turkish bank and you receive a currency purchase certificate. Payments should come from your own account.
5. Property checks. Title, mortgages, seizures, zoning and occupancy permit, plus the valuation report.
6. Title deed with the 3 year note, then the certificate of conformity.
7. Residence permit and citizenship filing, with fingerprints, in Turkey. Approval is by presidential decision after security checks.

Planning range: many files take 6 to 12 months or more. Treat shorter promises with caution.

Costs beyond the $400,000

Commonly quoted extras are the title deed tax (often shared between buyer and seller), valuation, notary and translation fees, lawyer fees, and the cost of the residence permit. Law firms often put total extras at 5 to 8 percent of the price. Those are marketing estimates, so ask for a written breakdown. Real estate agent commission in Turkey is capped by regulation at 4 percent of the price excluding VAT.

What the Turkish passport gives you

Turkish citizens need a visa for the Schengen area, the United Kingdom and the United States. The passport is useful for travel to many countries in Asia, Africa and parts of Europe, and for living and doing business in Turkey itself. If direct Schengen access is your main goal, read the next section carefully.

The US E-2 treaty visa is possible in principle because Turkey is a treaty country, but people who became citizens by investment must show 3 years of domicile in Turkey first, and the E-2 itself needs a real US business investment.

Is it right for you?

Turkey suits people who want real estate in Turkey, a base for business or family links, and are comfortable with a 3 year holding period. It does not suit someone whose main goal is Schengen visa free travel, someone who needs funds quickly, or someone who cannot attend in Turkey. Some nationalities face extra restrictions on buying property, so each client should be screened with the lawyer before any money moves.

How Visa Doctor helps

Visa Doctor is a licensed UAE documentation company in Dubai. For Turkey, we help you organise and attest documents, prepare the file, book translations and keep you updated. Legal, valuation and title work in Turkey must be done by licensed Turkish professionals, who you should engage and pay directly. We do not sell property and we do not hold your investment funds. See the full Turkey citizenship page for costs and the process.

Frequently asked questions

Sources and last check

Checked on 3 November 2026. Rules, prices and dates change, so confirm current details before you commit money. This article is general information, not legal or tax advice.

• Turkish Law 5901 and the Citizenship Regulation, article 20, as summarised by Turkish law firms
• Turkish Ministry of Trade statements on the secure payment system, 29 April and 28 September 2026
• Land Registry and valuation circular changes, 28 September 2026, as reported by Turkish law firms and property media
• Turkish Interior Ministry figures reported on 21 September 2026 (Turkish press) and Hurriyet Daily News, August 2026
• Hague Conference on Private International Law status table (Apostille Convention)