Buying Multiple Properties for Turkish Citizenship 2026

Overview: Combining Multiple Real Estate Assets for Turkish Citizenship (2026)

Under Turkish Citizenship Law No. 5901, foreign investors can qualify for citizenship by naturalization through a combined real estate portfolio (such as two residential units, or a commercial shop paired with an apartment) totaling at least $400,000 USD, without being restricted to a single large purchase.

However, the General Directorate of Land Registry and Cadastre (TKGM) enforces rigorous regulatory directives distinguishing between completed title deeds (Tapu) and notarized preliminary sales contracts (Satış Vaadi Sözleşmesi).

Title Deed Transfer vs. Notarized Preliminary Contract (Multiple Properties)

Legal Parameter	Ready Title Deed Transfer (Tapu Devri)	Notarized Preliminary Contract (Satış Vaadi)
Combining Multiple Units	100% Permitted across different buildings/locations	Permitted ONLY within a SINGLE Notary Contract
Separate Contracts/Projects	Eligible to combine properties from different sellers	Strictly Prohibited to combine multiple notary contracts
Payment Condition	Bank transfer with Central Bank DAB certificate	100% full upfront cash payment documented in contract
3-Year Non-Sale Restriction	Encumbrance placed on all title deeds simultaneously	Contract annotated in Land Registry with 3-year non-disposal
Property Qualification	Residential or commercial unit with Kat İrtifakı/Mülkiyeti	Off-plan project with construction license & floor easement

Critical Rules to Prevent Rejection of Multiple Property Applications

1. The Single Contract Rule: When investing in off-plan developments, all units must be documented within a single notarized Preliminary Sales Contract. Multiple separate contracts cannot be aggregated.

2. Central Bank Foreign Currency Exchange (DAB): Foreign currency must be exchanged into Turkish Lira via an authorized bank prior to execution, citing each property parcel.

3. SPK-Accredited Valuation (Ekspertiz): Independent valuation reports must confirm that the aggregate market valuation meets or exceeds the statutory $400,000 USD threshold.

4. Foreign Chain-of-Title Audit: None of the subject properties may have been owned by foreign individuals within the preceding 3 years or previously utilized for naturalization.