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Turkish Citizenship by Property in Alanya: How the USD 400,000 Route Works

Foreign buyers can apply for Turkish citizenship after buying real estate worth at least USD 400,000 and undertaking not to sell it for three years. The undertaking is recorded in the title deed register. Citizenship is granted by decision of the President of the Republic, so this is an application, not an automatic right. This guide explains the conditions, the steps and the common mistakes, and introduces two completed projects in Alanya. Last checked: October 2026.

What the rules require

You buy real estate worth at least USD 400,000 or the equivalent in another foreign currency, you state at the land registry that the purchase is made for citizenship, and you undertake not to sell for three years. Five points decide whether a purchase qualifies.

1. The deed price, the payments and the valuation are checked together.

The sale price stated in the official deed and the total of the bank payments must each reach the threshold, and both are confirmed against the Amount Determination Certificate (TTB), which is drawn from the valuation report. A purchase that sits exactly on the threshold leaves no margin, so allow some.

2. The valuation comes from an authorised firm.

The report is prepared by a valuation company authorised by the Capital Markets Board (SPK) and requested through Web Tapu, the land registry's online system. The certificate based on it is valid for twelve months.

3. Payment goes through a bank.

The purchase price is brought in as foreign currency and sold to a bank in Turkey, which issues a Foreign Exchange Purchase Certificate (Döviz Alım Belgesi); the price is paid to the seller by bank transfer. The amount exchanged for the certificate must cover the sale price only — not VAT, commission, costs, taxes or fees. Plan the payment and the currency conversion before the title deed appointment.

4. The property has to be built.

Since December 2023, agricultural land and plots without a building no longer qualify. A unit with condominium ownership (kat mülkiyeti) or construction servitude (kat irtifakı) can qualify.

5. Whole ownership, in your own name, used once.

Property acquired in shares does not qualify. The purchase must be in the applicant’s own name: property bought in the name of a spouse, a child or a company does not count towards the amount. More than one property can be combined; what counts is that the totals reach the threshold. A property can be used for citizenship only once: where a Real Estate Investment Certificate has already been issued for it, it cannot be used again for another foreign buyer.

Who is included

Your spouse and the minor or dependent children of you and your spouse can be included in the same application; no separate investment is needed. The five years of residence and the Turkish-language condition of the ordinary route do not apply to this exceptional route. As on every route, there must be no obstacle on grounds of national security or public order.

The process, step by step

1. Choose the property and reserve. The type of unit, the title deed records and any annotations or restrictions are checked for suitability.
2. Valuation. An authorised valuation firm prepares the report and the Amount Determination Certificate.
3. Payment and exchange certificate. Payment is made through a bank and the Foreign Exchange Purchase Certificate is issued.
4. Title deed transfer and the three-year undertaking. The transfer takes place at the Land Registry Directorate and the undertaking is recorded in the register. If a representative acts for you, the power of attorney must expressly authorise giving this undertaking.
5. Investment certificate. Once the conditions are confirmed, the land registry authorities issue the Real Estate Investment Certificate (Taşınmaz Yatırımı Tespit Belgesi) and send it to the migration and citizenship authorities.
6. Residence permit and citizenship application. You apply for a residence permit at the provincial migration directorate and then file the citizenship application at the provincial population and citizenship directorate.
7. Review and decision. The file is reviewed by the authorities concerned; if it is found suitable, citizenship is granted by presidential decision.

A word of caution: be wary of anyone who promises “guaranteed citizenship in 45 days”. The title deed and investment stages can move quickly, but how long the decision takes depends on the review of the file.

Why Alanya

Alanya offers villas and residences that suit year-round living, not only a summer season.

• Access: Gazipaşa–Alanya Airport is about 25 minutes from the eastern districts; Antalya Airport is about two hours away.
• Year-round living: hospitals, shopping, restaurants, social life and international schooling options stay active through the winter.
• Established international community: German, Russian, Scandinavian, Polish and Dutch residents, among others, have settled here.
• Districts: elevated areas such as Kargıcak and Tepe offer sea views, low building density and privacy. The centre and Mahmutlar are busier and closer to city life.

What to check when choosing a property for citizenship

Completed or off-plan? Off-plan property can also qualify when the conditions are met. A completed home with title deeds ready removes the wait for construction, lets you see what you are buying and makes the title deed stage more predictable.

Title status and records. Condominium ownership is not a condition in itself; a unit with construction servitude can also qualify. What matters is that the type of unit, the title deed records and any annotations fit the rules. A property with a statutory mortgage, or with an annotation that could lead to a change of ownership — such as a promise to sell or a pending lawsuit — cannot be used.

Who is selling, and the property’s history. The land registry’s guide dated 9 December 2024 also sets conditions on the seller’s side. A property cannot be used for citizenship if it is registered to:

• a foreign person, or a first-degree relative of the buyer who is a Turkish citizen;
• a person who became a citizen by the exceptional route (Article 12(1)(b) of the Turkish Citizenship Law), whenever the property was acquired;
• a company in which the buyer or a first-degree relative is a partner or director.

A resale property is also excluded if the buyer or a first-degree relative (Turkish or not) transferred it to a Turkish citizen or company, or if a foreign individual or an exceptional-route citizen did so within the last three years; acquisitions arising from a construction contract (eser sözleşmesi) are exempt from this three-year rule. First-degree relatives include those by blood, marriage and adoption. Blue Card holders, citizens of the Turkish Republic of Northern Cyprus and Turkish citizens with more than one citizenship do not count as foreigners here, unless they became citizens by the exceptional route. Have the title deed history and the seller checked before the transfer. Buying directly from the developer also gives you one counterpart for technical, legal and after-sales questions.

If the seller is a company with foreign capital. Its units (Article 36 of the Land Registry Law) can be used only if the condominium ownership or construction servitude was established in the company’s name, the unit has never been transferred, and the company documents — by building permit or service contract — that it made the whole construction investment. Where a contractor built in return for land share, only the units registered to the contractor can be used.

Can it be resold after three years? Once the undertaking period ends, a sale is possible. Two limits apply under the guide: during the three years the property must not be made the subject of a promise to sell, and if after the three years it is transferred back to the previous owner or to first-degree relatives of that owner, the investment certificate is cancelled. Look beyond today’s price at location, build quality, facilities, views, access and second-hand demand.

Completed Torus Yapı homes in Alanya

Torus Apex — Tepe. Six detached villas of 305 m² (8+1), each with a private heated pool. Completed and ready to move in; title deed and occupancy permit in place. Smart home by ABB, climate control by Hitachi, bathrooms by Hansgrohe and Geberit, kitchens by Siemens and Franke, façade in Italian Laminam porcelain. View Torus Apex →

Torus Silence — Kargıcak. A gated site on a 15,000 m² plot: duplex residences from 84 m² to 353 m² and detached villas. Completed and ready to move in. Title deeds ready (construction servitude); the occupancy permit has been issued. View Torus Silence →

Is a particular home suitable for citizenship? That depends on the unit — on its current valuation report and on the price and payments recorded for it — and has to be confirmed unit by unit. If you are buying for citizenship, say so in your enquiry and ask which units are currently suitable.

Torus Yapı has been developing and building in Alanya since 2019, under the Torus Trade group. Torus Hill Suites was delivered and is fully sold; Apex and Silence are complete. The company that designed and built the homes is the one you sign with — and the one that answers afterwards.

How far we go with you. We personally follow the valuation, the title deed application, the transfer itself and the confirmation that the property qualifies for citizenship. Beyond that point buyers usually continue with a lawyer, and we help you find a suitable one. Buyers handle the residence permit application themselves; we support them with documents and guidance.

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Villas and residences for sale in Alanya →

Frequently asked questions

Request the details

Ask for the current availability list and floor plans, and tell us if you are buying for citizenship. We reply on WhatsApp within one working day.

This guide is general information, not legal advice. Rules change; check the current rules with a lawyer before you buy.