🎯 Citizenship by Investment (CBI) - 2025 Updates
Turkey launched its CBI (Citizenship by Investment) program in 2017 and became one of the world's most popular investment citizenship destinations. 2024-2025 regulations introduced strict oversight mechanisms to prevent abuse.
$400,000 USD Investment Requirement
Foreign nationals must purchase real estate worth at least $400,000 USD or equivalent foreign currency to obtain Turkish citizenship through exceptional means.
- ✅ Single or Multiple Properties: Can be met with one property or combined value of multiple properties.
Can be met with one property or combined value of multiple properties.
- ⏰ 3-Year No-Sale Commitment: Title deed annotation is mandatory. Sale during this period results in citizenship cancellation.
Title deed annotation is mandatory. Sale during this period results in citizenship cancellation.
- 🏗️ Under-Construction Projects: Sales Promise Agreement must be notarized with full payment upfront.
Sales Promise Agreement must be notarized with full payment upfront.
🤖 GABİM System: AI-Powered Oversight
The property's market value of at least $400,000 must be confirmed by an SPK-licensed valuation expert. However, appraisers cannot be manually selected!
⚙️ GABİM (AI-Powered Automatic Assignment System)
Assignment is made through the General Directorate of Land Registry and Cadastre's automated system, preventing valuation manipulation.
⚠️ CRITICAL RISK
If the valuation report is below the purchase price (e.g., paid $400,000 but report shows $350,000), citizenship application cannot be filed. Rona Legal strongly recommends "pre-valuation".
💱 Foreign Exchange Purchase Certificate (DAB)
What is DAB and Why is it Mandatory?
DAB certificate proves the foreign buyer brought the real estate payment in foreign currency to Turkey and this currency was sold to the Central Bank reserves.
🚨 Title Deed Office will NEVER initiate sale without DAB certificate!
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Full support for DAB process, GABİM oversight, closed neighborhoods, and due diligence from our Istanbul office.
Frequently asked questions
How much is the title deed fee and who pays it?
The fee is 2% from the buyer and 2% from the seller (4% in total) over the declared transfer price, which cannot be below the property tax value (Law No. 492, Tariff No. 4). In practice the buyer often assumes the full fee, though parties may agree otherwise. Verify the current tariff before closing, as rates can change.
Can the title transfer be completed without a DAB certificate?
For purchases by foreign natural persons, no: the land registry requires the foreign-currency purchase certificate (DAB) showing the price was sold to a bank and on to the Central Bank. Paying cash or transferring directly to the seller from abroad puts both the transfer and any citizenship file at risk.
Are the 'closed neighbourhoods' for foreigners still in force?
In Istanbul, no: under the Migration Directorate's practice, Istanbul's closed-neighbourhood restrictions were lifted as of 10 June 2026 (for residence-permit applications). As this is administrative practice and may differ by province, confirm the current status with the provincial migration office elsewhere. Even while in force, the restriction never barred property purchase — only residence applications.
Which value must meet the USD 400,000 citizenship threshold?
Under the guide annexed to Circular 2024/4 of the Land Registry, the deed price, the mandatory valuation-report value and the total bank transfers must each independently meet the threshold; if any falls short, the amount-determination certificate (TTB) is not issued. Since the valuation firm is assigned by the system, a pre-valuation analysis should precede signing.
Can a foreign buyer purchase a home without paying VAT?
A VAT exemption applies to first deliveries of homes and offices to qualifying foreigners (VAT Law art. 13/i): the price must be brought into Türkiye in foreign currency and the property held for at least three years. The exemption carries first-delivery conditions; see our VAT exemption guide for details.
How do I declare tax on my rented-out property in Türkiye?
A non-resident owner declares only Turkish-source rental income as a limited taxpayer; the housing exemption, lump-sum vs actual expense choice and filing calendar change year by year. Double-tax treaties may alter the outcome depending on your country — see our rental tax guide.
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