The Turkish government, aiming to exit the FATF grey list and control the housing market, has implemented strict filters for citizenship applicants, particularly international investors. In this article, based on the latest circulars from the General Directorate of Land Registry (Tapu) and the Central Bank of Turkey, we examine all new Turkish citizenship laws and changes to help you protect your capital in this complex process.
Latest Changes in Turkish Citizenship 2025-2026
In recent years, Turkey has been a top destination for global investors seeking second citizenship and access to international markets. However, starting in late 2024 and moving into 2025, Turkey's policy paradigm has shifted from "attracting any capital" to "quality screening and financial transparency."
If you still believe that purchasing any property worth $400,000 automatically guarantees a passport, you are mistaken. Today, there are intricate details in title deeds and fund transfer methods that, if ignored, can lead to the rejection of your application and the freezing of your capital. Below, we analyze these vital changes.
Part 1: Key Changes in Investment Law
The 2025 changes go beyond a simple number. We are talking about smart monitoring systems that do not allow for legal loopholes.
1. Increase in Investment Amount: Is $600,000 on the Horizon?
Currently, the minimum investment for Turkish citizenship is $400,000 USD. However, according to 2025 strategic reports, a plan to increase this amount to $600,000 is on the Turkish Council of Ministers' table.
- Strategic Note for Investors: Given global inflation and new policies, the sudden approval of this new regulation in 2026 is highly likely. Therefore, if you intend to apply, timing is a decisive factor.
2. GEDAŞ Government Oversight in Property Valuation
One of the biggest new challenges is the end of the "price manipulation" era. Previously, buyers would coordinate with private companies to register property prices higher than their actual value to meet the citizenship threshold.
Now, the government entity GEDAŞ directly oversees the Appraisal Reports (Expertise Reports). The system randomly selects the appraiser, and if the government-determined value is even $1 less than $400,000, your case will be rejected. Additionally, appraisal reports are now valid for only 3 months.
Part 2: Prohibition of Shared Ownership and Joint Deeds
A significant blow to low-cost investment models is the ban on shared ownership or "Hisseli Tapu."
In the past, two or more people could jointly buy a high-value property (e.g., $800,000) and both obtain citizenship. However, according to the new circular from the Land Registry (TKGM):
- Single-Share Deed Rule: For citizenship purposes, each deed is valid for only one investor, their spouse, and children under 18.
- You must have full ownership (Tam Mülkiyet). Purchasing shares in hotels or projects without separate title deeds will no longer lead to a passport.
Part 3: The "First-Hand" Requirement for Foreigners
This section is where many international investors suffer irreparable losses due to lack of information. The Turkish government has enacted a law to prevent "circular property sales."
This means the property must not have been owned by any other foreign national within the last 3 years.
- Why is this dangerous? Suppose a foreign national bought a property 3 years ago, obtained a passport with it, and now intends to sell it to you. Under the new law, you cannot obtain citizenship by purchasing this property. Even if the previous owner did not get citizenship, their status as a foreigner disqualifies the property for your application. The property must be purchased from a Turkish citizen or a Turkish construction company with no significant foreign shareholders.
Part 4: Restricted Zones (Closed Districts)
To manage demographics and prevent over-concentration of foreigners in certain areas, the list of prohibited neighborhoods has been expanded in 2025.
In these areas, you will not be granted residency even if you buy property. While this does not directly block citizenship, the process becomes extremely risky and complex because you must first obtain short-term residency to apply for a passport.
Red List of Restricted Areas (2025 Update):
| Province | District (İlçe) | Key Status |
|---|---|---|
| Istanbul | Esenyurt | Almost all neighborhoods are closed; total avoidance is recommended. |
| Istanbul | Fatih | The entire district is closed due to historical texture and population saturation. |
| Istanbul | Avcılar & Başakşehir | Several popular neighborhoods, including Denizköşkler, are closed. |
| Antalya | Alanya (Mahmutlar) | A popular residential hub that is now on the restricted list. |
Part 5: Banking and Financial Challenges (DAB and Money Transfers)
Due to global anti-money laundering (AML) regulations, proving the source and path of funds is a major priority in 2025.
1. The Vital Importance of the DAB (Döviz Alım Belgesi)
Without the Döviz Alım Belgesi (Foreign Exchange Purchase Certificate), no deed will be issued in your name. This document is a confirmation from the Central Bank of Turkey that your foreign currency has entered the country and been converted to Lira. Importantly, cash deposits into the seller's account will not result in a DAB. Money must be transferred directly from the buyer's account to the seller's account.
2. International Money Transfer Methods
In 2025, banks like Ziraat Bank and VakıfBank have become highly sensitive to the origin of funds. Investors must use regulated channels or exchanges that have official intermediaries in Turkey, ensuring the transfer slip includes detailed information (buyer's name and passport number) for tracking within the Turkish banking system.
Part 6: Comparison of Old and New Rules (Table)
For a better understanding of the changes in Turkish citizenship, refer to the table below:
| Indicator | Old Status (Pre-2024) | New Status (2025 - 2026) |
|---|---|---|
| Min. Property Price | $250k - $400k | $400,000 (Likely increase to $600k) |
| Valuation System | Private Appraisers (Flexible) | Direct GEDAŞ Oversight (Strict) |
| Joint Ownership | Allowed (Multiple families) | Prohibited (One family per deed) |
| Land Purchase (Arsa) | Buying vacant land was enough | Mandatory construction project within 2 years |
| First-Hand Status | No specific restrictions | Must not have been owned by a foreigner in last 3 years |
| Money Transfer | Cash confirmation was possible | Only via banking system and DAB issuance |
Final Part: Strategic Recommendations
The new Turkish citizenship laws for 2025-2026 signal a clear message: Turkey is seeking genuine investors, and the era of buying cheap peripheral properties for immediate passports has ended.
For success in this journey, following these three principles is vital for all applicants:
- Deed Verification: Thoroughly check the 3-year ownership history before any payment.
- Transfer Precision: Never transfer money via cash or unverified channels.
- Avoid Restricted Zones: Even if your only goal is citizenship, buying in closed areas significantly reduces the future liquidity of your investment.
Turkish Citizenship New Rules FAQ
1. Can I get citizenship with an installment-based property purchase?
Yes, but you can only apply once the total amount (minimum $400,000) is fully paid and the title deed (Tapu) is issued in your name. Unpaid installments are not counted toward the citizenship threshold.
2. If we sell the property after 3 years, can the next person get citizenship?
No. Under the new rules, each property in Turkey can only be used once to obtain citizenship. This is one of the most critical changes affecting property liquidity for foreigners.
3. Is agricultural land (Tarla) suitable for citizenship?
Not at all. Only land with residential or commercial zoning (Arsa) that includes a building permit is accepted for citizenship purposes.
4. How long does the passport process take?
In 2025, due to more rigorous security screenings, the process takes between 6 to 9 months.
