When you walk into a sales office in Alanya, one of the first lines you will usually hear is: "You can get citizenship with this apartment." That line is often true, but incomplete. What determines citizenship is not the sticker price in the window; it is the dollar amount written in the official valuation report, the restriction entered on the title deed, and the order in which the file is completed. This article explains the realities a buyer will face on the ground in Alanya when buying a home and moving toward Turkish citizenship through real estate investment, according to the 2026 rules.
First the number, then the apartment
The minimum investment required for citizenship through real estate is USD 400,000 (or the foreign-currency equivalent). The critical point here is that this amount must be verified not by the price in the sales contract, but by the official valuation (appraisal) report prepared by an authorised institution. In other words, the apartment you see in Alanya as a "400,000-dollar" property must also reach at least that value in the SPK-licensed valuation report.
Because the value is assessed in US dollars using Central Bank exchange rates, buyers usually aim for a figure a little above the threshold. Leaving a small buffer against exchange-rate movement is a common approach. A number that sits exactly on the threshold can put your file at risk if the valuation comes in below expectations.
2026 rules at a glance
The table below summarises the basic requirements for citizenship through real estate. Because amounts and procedures can change over time, verify the current details with a licensed Turkish lawyer before applying.
| Requirement | Detail |
|---|---|
| Minimum property value | USD 400,000 (verified by an official valuation report) |
| Holding period | 3 years; a restriction against sale is recorded on the title deed |
| Valuation rule | State-authorised SPK appraisal; calculated in dollars using Central Bank rates |
| FX conversion | Converted into Turkish Lira through an authorised bank; a DAB document is issued |
| Family members included | Spouse and children under 18 (no extra investment required) |
| Residence / language | No minimum stay requirement, no language exam |
| Dual citizenship | Permitted (subject to your own country's rules) |
| Alternatives | USD 500,000 (deposits, bonds, fixed capital, or funds) or employment for 50 people |
| Estimated timing | About 3-12 months (varies; confirm the current timeline) |
How the process works in Alanya
The on-the-ground sequence is more structured than brochures suggest. The order of the steps directly affects whether the file is accepted.
The first step is to work with an independent, licensed Turkish lawyer rather than relying on the seller's own agent, and to carry out due diligence on the title deed of the property. In Alanya, one can encounter resold properties, units without an occupancy permit, or properties with a mortgage, so this check should not be skipped.
After a suitable property is selected, obtain a state-authorised valuation (SPK appraisal) report confirming a value of at least USD 400,000. Then convert the investment amount into Turkish Lira through an authorised Turkish bank, and obtain the DAB (Foreign Currency Purchase Certificate) documenting that transaction. This document proves that the funds entered the system properly.
The next link is the title deed. The Tapu (ownership) transfer is completed at the Land Registry Office, and a three-year restriction against sale (resale limitation) is recorded on the title deed. This restriction legally prevents you from selling the property for three years; that is the commitment in exchange for citizenship.
After that, obtain the Certificate of Conformity (real-estate investment determination certificate) showing that the investment meets the rules. In the final stage, a short-term residence permit is issued to the investor, and the citizenship application is filed for the investor and the family members included in the file. Approval is granted by presidential decree; at the end of the process, Turkish ID cards and passports are delivered.
Family situation
In citizenship through real estate, with a single investment the investor's spouse and children under 18 are included in the same file without extra investment. Adult children and other relatives are usually outside the scope and need a separate basis. It is worth clarifying the status of dependent family members with your lawyer in advance.
There is no minimum physical stay requirement in Turkey and no Turkish language exam for citizenship. However, during the process, an investor residence permit must be obtained before the citizenship file is completed. Because Turkey permits dual citizenship, most investors keep their existing passport; whether you can hold two citizenships together depends on your own country's rules and should be checked independently.
Why 400,000 dollars, why Alanya
The real-estate threshold was raised from USD 250,000 to USD 400,000 by an amendment published in the Official Gazette on 13 May 2022 and entering into force on 13 June 2022. Guides that still cite USD 250,000 are outdated, so treat old articles you find online with caution.
Alanya offers a practical option for buyers trying to reach this threshold because of its coastal housing supply and price range on the Mediterranean shore. Still, remember: what carries the citizenship file is not the appeal of the location, but the reported value, the title-deed restriction, and the completeness of the documents.
Non-real-estate routes usually require USD 500,000: a bank deposit held for three years, government bonds held for three years, fixed capital investment, or eligible fund units. There is also a route through establishing a business that employs at least 50 Turkish citizens. The USD 400,000 property route remains the most common and the least expensive option.
Honest expectations on time and cost
End-to-end timing varies by source. Some sources say about three to six months, while others give estimates that go up to eight to twelve months. For that reason, do not read any single figure as certain; treat the timeline as an estimate that depends on due diligence, valuation, and transaction volume at the time, and verify current timing with a licensed lawyer.
Government fees, notary costs, taxes, and similar items are mentioned in advisory sources, but they have not been independently confirmed against an official fee schedule; treat such amounts as indicative and confirm them with your lawyer. Likewise, this article does not include specific statute numbers or exact current fees, because those details can change quickly and confirming them is a legal advisory task, not brochure writing.
In short: finding the right apartment in Alanya is the visible, easy part. The real work that gets you citizenship is fixing the valuation above the threshold, bringing the money in with documentation, recording the title deed restriction, and completing the file in the right order. At every step, take the note "verify with a lawyer" seriously.