Tercan Legal guides for Chinese clients · 04 · Updated October 2026
Buying a USD 400,000 property does not automatically bring Turkish citizenship. Whether the property qualifies, the valuation documents, the method of payment, the bank records, the seller, the property’s ownership history and the land registry steps can all decide whether the purchase can be used for a citizenship application. These points are best reviewed before any large payment is made.
The investment routes
| Real estate · USD 400,000 | Eligible real estate worth at least USD 400,000 in total, with a three-year no-sale commitment entered in the land registry. |
|---|---|
| Bank deposit · USD 500,000 | At least USD 500,000 or equivalent deposited with a bank in Türkiye and kept for at least three years under the rules. |
| Fixed capital · USD 500,000 | Fixed capital investment of at least USD 500,000 or equivalent, confirmed by the competent authority. |
| Other financial investments · USD 500,000 | Qualifying government debt instruments, real estate or venture capital investment fund units, private pension contributions and similar, generally at USD 500,000 with a holding period. |
| Employment · 50 jobs | Creating at least 50 jobs, confirmed by the competent authority. |
Each route is confirmed by a different authority. The conditions and procedure in force for the chosen route should be confirmed before the investment is structured.
Is a USD 400,000 property always enough?
No. The advertised price or the price agreed between the parties is not the test. The authorities also look at the price in the official land registry deed, the actual payments and bank transfers, the valuation and amount-determination documents, the legal nature of the property, the seller and the property’s past ownership, and any other restriction affecting eligibility.
“The price is above USD 400,000” and “this property can be used for citizenship” are two different legal questions.
Which property qualifies?
- independent units with condominium ownership (Kat Mülkiyeti);
- eligible property with a construction servitude (Kat İrtifakı);
- property registered as land on which there is a qualifying building.
Bare undeveloped land and agricultural land cannot be used under the current real estate route. Property acquired in co-ownership shares cannot in principle be used either; acquisition of the whole of a property by one foreign investor is assessed differently. An investor may buy one or several eligible properties, provided the investment as a whole meets the amount and the other legal conditions.
Why the TTB matters
The amount that counts for citizenship is confirmed through a prescribed valuation system. The TTB (Tutar Tespit Belgesi, amount determination document) is based on a valuation report by a licensed valuation institution, is processed through the official electronic system, and states the investment amount that can be accepted for the property in the citizenship procedure.
So it is not enough that the contract says USD 400,000. The authorities check that the transaction documents, the payment records and the amount in the TTB each meet the requirement.
September 2026 update (applied from 28 September 2026):
- No more than 12 months may pass between the date of the TTB and the land registry application for the citizenship transaction (previously six months). Beyond that, the valuation report underlying the TTB in principle has to be renewed.
- Valuation reports for citizenship purposes are no longer limited to a single designated institution; valuation institutions authorised by the Capital Markets Board and connected to the official valuation system may issue them, still through the official electronic system.
- Purchases from real estate investment trusts (GYO) for citizenship purposes now also require qualifying valuation support before transfer.
Implementing guidance on these changes may still be supplemented. Where a project takes time, the sequence of valuation, payment and registry application needs particular attention, and the rules applied by the land registry on the day of the transaction are decisive.
Why the method of payment matters
- DAB (Döviz Alım Belgesi, foreign currency purchase certificate): the purchase currency has to be handled through the banking system under the Turkish foreign exchange rules, with a DAB issued.
- Bank payment records: bank-confirmed receipts are key evidence that payment was actually made.
The amount in the official deed, the actual payments and the amount-determination document must correspond to one another and each satisfy the minimum investment. The payment route should not be left to the last stage: confirm the structure and the documents before transferring the main sum.
Ownership history can also disqualify a property
This is the point most often overlooked. Not every property bought from a Turkish individual or company qualifies. The current rules restrict properties with certain ownership and transfer histories, for example:
- property previously held by a foreign natural person and later transferred to a Turkish citizen or company cannot, under certain conditions, be used for a new citizenship application;
- property already used for citizenship by investment cannot in principle be used again;
- property bought from the investor’s own name, a spouse, children or other close relatives, or from companies connected to them, may not count.
The exact scope and exceptions are set by the land registry’s current guidance and have to be checked case by case. Before buying, establish the current registered owner, the seller’s identity, the past transfers, any link between the seller and the buyer or the buyer’s close relatives, and whether the property has been used in another citizenship application.
The seller’s name on the current title deed is not enough to decide eligibility.
Applying on a promise-of-sale contract
Possible where the conditions are met. The contract must be drawn up by a notary in the form required by law, the property must have condominium ownership or a construction servitude, at least USD 400,000 or equivalent must be paid in advance under the rules, and a commitment not to transfer or cancel for three years must be entered in the land registry.
An ordinary private agreement is not the same as a qualifying promise-of-sale arrangement. For new developments where final title has not yet passed, confirm before payment that the project and the contract structure really meet the citizenship requirements.
What the three-year commitment means
A commitment not to sell for three years is entered in the land registry. This is a legal restriction of the citizenship procedure, not general investment advice. If ownership changes or the investor asks for the entry to be removed before the period ends, the competent authorities are notified and citizenship that has been granted or is being processed may be affected. Consider before buying whether you are willing and able to hold the investment for the required period.
The application process in outline
1. Pre-investment legal review: property, seller, land registry, investment amount, payment structure and eligibility.
2. Valuation and TTB: obtained through the prescribed system.
3. Payment documents: bank payment records, DAB and other required documents.
4. Land registry transaction: purchase or qualifying promise of sale, with the three-year restriction registered.
5. Certificate of conformity: the competent authority confirms that the investment meets the requirements.
6. Residence permit and citizenship applications: filed under the investment procedure.
7. Review by the authorities: meeting the investment amount does not mean automatic citizenship. The final decision is made by the competent authorities under the law, including national security and public order checks. No lawyer or agent can guarantee the outcome or the timing.
Spouse and children
Where the legal conditions are met, the investor’s foreign spouse and the minor or dependent children of the investor or the spouse can be included in the same procedure. Adult, financially independent children do not generally acquire citizenship merely because a parent has invested. Family structure, ages, dependency and documents should be confirmed individually before applying.
A particular point for Chinese investors: nationality
From the Turkish side, the investment route does not as such require an applicant to give up an existing nationality. That does not mean acquiring Turkish citizenship has no consequences under Chinese law: the Nationality Law of the People’s Republic of China does not recognise dual nationality for Chinese nationals and regulates the consequences of acquiring a foreign nationality.
Before deciding to apply, take advice from qualified Chinese legal professionals or the competent Chinese authorities on the effect on Chinese nationality, on family members, on Chinese passports and identity documents, and on other legal or administrative matters in China. Tercan Legal advises on Turkish law only; this guide is not an opinion on Chinese law.
The most common risks
- Looking only at the sale price. An advertised price above USD 400,000 does not prove eligibility.
- Paying first, checking later. If a problem with the property, the seller or the payment structure appears after payment, it is much harder to correct.
- Ignoring the property’s history. A Turkish seller today does not mean the earlier transfers meet the rules.
- Inconsistent payment documents. Mismatches between the contract, the registered price, the bank payments and the amount-determination document cause problems.
- Treating a purchase as citizenship. Reaching the threshold is only one part of the system.
- Relying only on the seller’s side. Sales staff can explain the project and the commercial terms; eligibility for citizenship is a separate legal question.
Checklist before paying
- Land registry status, registered owner and seller’s identity
- Whether the property type qualifies and counts towards USD 400,000
- Mortgages, attachments or other restrictions
- Past ownership and transfers
- Timing of the valuation and TTB
- DAB and bank payment documents
- Legal form of the contract or promise of sale, and how the three-year restriction will be registered
- Whether family members can be included
For the legal checks on the purchase itself, see guide 03: Buying property in Türkiye: a legal guide for Chinese buyers.
How Tercan Legal can help
Pre-investment legal due diligence on the property; land registry and ownership review; review of the seller and the transaction structure; legal review of eligibility; sale and promise-of-sale contracts; legal coordination of valuation, TTB and transaction documents; review of payment documents; land registry procedures; the certificate of conformity and the subsequent citizenship application. See Turkish Citizenship by Investment Lawyer.
If you are considering a purchase in Türkiye with citizenship in mind, have the property and the structure checked against the current rules before paying a deposit or the main price. Confirm before investing, not after paying.
Contact Tercan Legal
Tercan Legal is an Istanbul law firm that has advised foreign clients from more than 40 countries since 2013 and acts in matters throughout Türkiye. Matters are handled by lawyers registered with the Istanbul Bar; the founding lawyer spent years as in-house counsel to banks. Written materials can be provided in Chinese, and the language of day-to-day communication is agreed before engagement.
The first step is a free 20-minute online introductory meeting. Document review, written opinions and detailed consultations are charged, on terms agreed in writing beforehand.
Send us a message with a time that suits you for a call: WhatsApp / Telegram +90 506 689 97 22 · WeChat: ImmigrationLawFirmTR · info@tercanlegal.com.
Legal notice: this guide gives general information on Turkish law. It is not legal advice on any specific matter and reading it does not create a lawyer–client relationship. Laws and administrative practice change; each matter should be confirmed against the rules in force and its own facts. Nothing here is an opinion on Chinese law.
Frequently asked questions
What is the minimum investment for Turkish citizenship?
For the real estate route, eligible property worth at least USD 400,000 in total with a three-year no-sale commitment. The bank deposit and most other routes are generally USD 500,000.
Does a USD 400,000 property guarantee a Turkish passport?
No. Property type, valuation and TTB, payment documents and ownership history must all meet the rules, and the application is then reviewed by the authorities. Nobody can guarantee the result.
How long is the TTB valid?
From 28 September 2026, no more than 12 months may pass between the date of the TTB and the land registry application for the citizenship transaction. The previous period was six months.
Can a Chinese citizen keep Chinese nationality after becoming a Turkish citizen?
That is a question of Chinese law. The PRC Nationality Law does not recognise dual nationality; take advice from qualified Chinese legal professionals before applying.
