Quick answer
Yes, both new-build and resale property can qualify for Turkish citizenship, as can commercial units. The property must be worth at least USD 400,000 by official valuation, have an eligible title (condominium or construction servitude), be bought whole, not have been used for citizenship before, and be paid through a Turkish bank with a three-year no-sale annotation.
Key takeaways
- New-build, off-plan, resale and commercial units can all qualify.
- Value, title type and title history decide eligibility, not the age of the property.
- Off-plan: the full USD 400,000 must be in one notarised sale promise contract.
- Resale: the price must match the valuation and the title history needs extra checks.
Both new-build and resale homes can qualify for Turkish citizenship, and so can commercial units such as shops and offices. What decides it is not whether the property is new, but its value, its title and its history. This guide explains what qualifies under the rules in force in October 2026, compares new-build, off-plan and resale purchases for a citizenship investor, and lists the checks we run before a client pays a deposit.
What every qualifying property needs
- Value: at least USD 400,000 in total, in one property or several, confirmed by a valuation report from a valuation company licensed by the Capital Markets Board.
- Title type: a unit under condominium ownership (kat mülkiyeti) or construction servitude (kat irtifakı), or land registered as a plot with a permanent building that has an occupancy permit. Undeveloped land, agricultural land and timeshares do not qualify.
- Whole title: shared (fractional) titles bought after 1 February 2023 do not qualify.
- History: a property already used for a citizenship application cannot be used again, and properties being sold by foreign nationals are generally excluded.
- Payment: through a Turkish bank, with the foreign currency sold to the bank and a foreign currency sale certificate issued.
- Commitment: a three-year no-sale annotation on the title deed.
New-build and off-plan
Advantages: a new building designed to the current earthquake code, modern amenities, a developer warranty, and, for a non-resident foreign buyer paying in foreign currency, a possible VAT exemption on the first sale. Off-plan units are often priced below the completed value.
What to watch: for citizenship the qualifying amount must be paid in full, so a developer's instalment plan helps only above that amount. An off-plan purchase needs a notarised sale promise contract registered at the land registry, and since 2023 the whole USD 400,000 must be in one notarised contract (it may cover several units). Delivery risk sits with the developer, so their record matters.
Resale
Advantages: you see exactly what you buy, you can live in it or let it from the day of transfer, there is no construction risk, and the choice of established central locations is wider. Prices are negotiable.
What to watch: the valuation must support the price, so an inflated asking price can cost you the qualification as well as money. The title history needs particular care: mortgages, liens, annotations, unpaid municipal property tax, the seller's nationality and whether the unit was used for citizenship before. For older buildings, check the construction year and structural condition, because Istanbul's building stock varies widely in earthquake resilience.
Side by side
| Off-plan | New, completed | Resale | |
|---|---|---|---|
| Move in or let | At delivery | Immediately | Immediately |
| Price | Often below completed value | Developer list price, negotiable | Negotiable, must match valuation |
| VAT | Exemption possible for qualifying foreign buyers | Exemption possible for qualifying foreign buyers | Usually none on a private resale |
| Main risk | Delivery | Price | Title history and building condition |
| Contract | Single notarised sale promise contract | Title deed transfer | Title deed transfer |
Commercial property
Shops, offices and other commercial units under condominium title qualify on the same terms, and often yield more rent than homes. They suit investors who do not plan to live in the property. See our commercial property service.
Our checks before you pay a deposit
- Title deed extract: owner, title type, shares, mortgages, liens and annotations.
- Whether the unit has been used for citizenship before, and the seller's nationality.
- Comparable sales and an indicative valuation, before the official report is ordered.
- Occupancy permit, zoning status and, for older buildings, construction year and condition.
- Municipal property tax and building management debts.
- For off-plan: the developer's record, the construction permit and the draft notarised contract, reviewed with your lawyer.
Read the full citizenship guide, browse eligible projects, or send us a property you are considering and we will tell you whether it is likely to qualify.
Frequently asked questions
- Can I get Turkish citizenship by buying a resale apartment?
- Yes, if it is worth at least USD 400,000 by official valuation, has an eligible title, is bought whole and has not been used for citizenship before. Properties being sold by foreign nationals are generally excluded.
- Can I combine several properties?
- Yes. The USD 400,000 can be reached with one property or several, as long as each meets the rules. For off-plan units, the whole amount must be in a single notarised contract.
- Do commercial properties qualify?
- Yes. Shops, offices and other commercial units under condominium title qualify on the same terms.
- Is VAT payable on a resale property?
- A private resale is usually outside VAT. On a first sale by a developer, a non-resident foreign buyer paying in foreign currency may qualify for a VAT exemption.
- Can you check a property I have found?
- Yes. Send us the listing and we will check the title type, the history and the price against comparable sales before you pay a deposit.
Sources and legal basis
- Turkish Citizenship Law No. 5901 and its implementing regulation (Art. 20)
- Land Registry Law No. 2644, Art. 35 (property purchases by foreigners)
- General Directorate of Land Registry and Cadastre (title deeds)
- Capital Markets Board (SPK): licensed valuation companies and investment fund route
- VAT Law No. 3065, Art. 13(i) (exemption for non-resident buyers paying in foreign currency)
General information, not legal or tax advice. Rules change, so check the current position for your case with an independent lawyer or tax adviser before you act.
