Why Expensive Property Doesn't Always Qualify for Turkish Citizenship

The price of a property is only one of the conditions of the investment programme. Sometimes, a $420,000 apartment may be a more suitable choice than a villa worth a million dollars.

When considering property in Türkiye as a pathway to citizenship, buyers often make a reasonable assumption: if the purchase price exceeds the government's minimum threshold, the property must qualify.

In practice, the situation is more complex.

A property may offer an exceptional location, refined architecture and strong investment appeal, yet still be unsuitable for a citizenship application. The reason may have nothing to do with its quality or market value, but rather with its legal history and the circumstances of the transaction.

Price Opens the Door, but Does Not Guarantee the Outcome

As of October 2026, the minimum investment threshold for acquiring Turkish citizenship through real estate is USD 400,000, or its equivalent as determined under the applicable regulations.

The buyer must also undertake not to sell the property for three years.

However, meeting the minimum investment amount is only the beginning.

Eligibility depends on the property's legal status, ownership history, documentation supporting the purchase price and payment, and compliance with the prescribed acquisition procedure.

In other words, a high asking price does not, in itself, establish eligibility for the programme.

Ownership History Matters

One of the most important stages of due diligence is examining the property's previous transactions.

A property may have changed hands several times, including between foreign nationals. Certain circumstances surrounding those transfers may affect its eligibility for the citizenship programme.

Particular attention is required when a property has previously been involved in a citizenship application.

This does not necessarily mean that every such property is permanently excluded from future investment transactions. However, its eligibility must be assessed against the applicable restrictions and its specific ownership history.

These matters should be investigated before paying a deposit, rather than after signing a purchase agreement.

Market Price and Qualifying Investment Value Are Not the Same

A property may be advertised for USD 600,000, and the buyer and seller may agree on that amount.

For citizenship purposes, however, the relevant authorities consider the documentation required by law, including evidence of the transaction value and payment made through the prescribed procedures.

Discrepancies between private agreements and official records may create obstacles during the application process.

Financial transparency and legally compliant documentation must therefore be established from the outset.

When a Beautiful Property Becomes the Wrong Choice

Consider two hypothetical situations.

The first involves a contemporary apartment priced at USD 420,000. Its legal history has been reviewed, the documentation meets the relevant requirements, and the acquisition can be structured in accordance with the programme.

The second is a USD 900,000 villa with panoramic sea views. From a lifestyle perspective, it may be an exceptional property. Yet aspects of its transaction history or documentation could make it unsuitable for the buyer's particular citizenship objective.

In this situation, the more expensive property is not necessarily the better decision.

These examples are illustrative. Final eligibility must always be established through an individual legal assessment.

Due Diligence Should Come Before Selection

When citizenship is the primary purpose of a property purchase, a conventional real estate assessment is not enough.

It is essential to establish:

• Whether the property meets the programme's current eligibility requirements.

• Whether its ownership history permits its use for citizenship purposes.

• Whether any legal restrictions or encumbrances could affect the transaction.

• Whether the valuation and payment documentation comply with the applicable rules.

• Whether the acquisition and three-year non-disposal undertaking can be properly registered.

This approach allows property to be considered both as an investment asset and as a legal means of achieving a specific objective.

Property Should Serve Your Strategy

Buying property abroad is rarely driven by a single consideration. Some buyers prioritise the sea, architecture and quality of everyday life. Others focus on capital preservation, rental income or the opportunity to acquire an additional citizenship.

When several objectives come together in one transaction, establishing the right priorities becomes particularly important.

At INEST HOMES, we assess property not only by its price and characteristics, but also by how well it aligns with the buyer's objectives.

When a purchase is connected to Türkiye's citizenship by investment programme, the selection process begins with an assessment of the property's legal eligibility and the proposed transaction structure.

Because in investment, a higher price does not always mean a better decision.