Can You Buy Multiple Properties to Reach the $400,000 Threshold?
- Özgür Kurucuk
- Nov 5
- 5 min read
For many investors exploring Turkish Citizenship by Investment, a common question arises: Can multiple smaller properties together meet the $400,000 requirement? The answer is yes — Turkey’s investment law allows you to combine several real estate units to reach the threshold, as long as they are all registered under the same applicant and purchased around the same time for a single citizenship application.
This flexibility has opened doors for many investors who prefer to diversify their assets rather than invest in one large property. With expert legal guidance from Kurucuk & Associates, a leading law firm in Istanbul known for its English-speaking team, you can navigate this process confidently — from property selection to final citizenship approval.
Understanding the $400,000 Real Estate Requirement
Overview of Turkish Citizenship by Investment (Law No. 5901, Article 12)
The foundation of the Turkish Citizenship by Investment Program lies in Law No. 5901, which grants citizenship to foreign nationals who make a qualifying investment in Turkey. Under Article 12, one of the most popular routes is real estate investment, requiring a minimum value of USD 400,000 maintained for at least three years.
This pathway not only leads to Turkish citizenship but also allows investors to own valuable assets in one of the most dynamic real estate markets bridging Europe and Asia.
The Role of the Directorate of Population and Citizenship Affairs
Once the investment is complete, applications are processed through the Directorate of Population and Citizenship Affairs, under the supervision of the Ministry of Interior. The General Directorate of Land Registry and Cadastre confirms ownership and compliance, while the Certificate of Conformity verifies that all investment conditions are met before forwarding the case for Presidential approval.
Why Real Estate Is the Preferred Route
Among all investment options — such as bank deposits, capital investments, or job creation — real estate stands out for its tangible value, security, and growth potential. Many investors see it as a way to achieve two goals at once: securing a second citizenship and owning a profitable property portfolio in Turkey.
Can You Buy Multiple Properties to Reach Threshold of $400,000?
Yes, absolutely. You can combine Multiple Properties to Reach Threshold of $400,000, as long as all the following conditions are met:
Every property is registered under the same applicant’s name.
All purchases occur within the same application period.
The total appraised value, verified by a licensed valuation company, equals or exceeds $400,000.
Example Scenario
Let’s say an investor purchases:
Apartment A for $150,000
Apartment B for $150,000
Apartment C for $100,000
The total comes to $400,000, satisfying the legal minimum. These properties, once registered together and annotated with the three-year no-sale condition, make the applicant eligible for Turkish citizenship.
Key Points to Remember
All purchases must be made within a similar timeframe — usually a few weeks apart.
The total combined value must be certified through an SPK-licensed valuation report.
Each property’s title deed must include a “no sale for 3 years” (Tapu Kilidi) annotation.
Only real estate can be combined — mixing property with other investments (like bank deposits or bonds) is not allowed.
Legal Conditions and Documentation
Title Deed (Tapu) and Registration
Each property must be properly registered in the Title Deed Registry and must clearly show the three-year restriction on resale. This legal annotation ensures that the property remains compliant with the citizenship rules.
Valuation Reports and Proof of Payment
An official valuation report (Ekspertiz Raporu) confirms that the total property value meets or exceeds $400,000. Payments must be made through a Turkish bank account, accompanied by a Foreign Exchange Purchase Certificate (Döviz Alım Belgesi) proving that funds were converted into Turkish Lira through the Central Bank of Turkey (CBRT) system.
Holding Requirement (Three-Year Rule)
Applicants must retain ownership for at least three years. Selling or transferring the property earlier could lead to revocation of citizenship.
Verification and Coordination
All processes are coordinated with the General Directorate of Land Registry and Cadastre to verify every title deed, transaction, and valuation before submission to the Directorate of Citizenship Affairs.
Common Misunderstandings About Combining Investments
A common misconception is that you can mix real estate with other investment types — such as combining property with a $100,000 bank deposit.
✅ Multiple properties — allowed if purchased under the same name and within the same application.
❌ Mixed investment types — not permitted for a single application.
Turkey’s investment regulations are clear: each application must fall within one qualifying category. If you start with real estate, you must complete your investment entirely in that category.
Advantages of Buying Multiple Properties
1. Diversification and Flexibility
Purchasing multiple properties across different cities or developments allows investors to diversify risk and benefit from various market trends — for example, combining an Istanbul apartment with a coastal property in Antalya.
2. Strategic Resale Opportunities
After fulfilling the three-year holding period, investors can sell one or more units individually, giving them flexibility in managing their portfolio.
3. Accessibility for Mid-Budget Investors
By combining smaller units, investors who may not want to purchase one large property can still qualify for citizenship while maintaining a balanced investment portfolio.
Step-by-Step Process to Apply
Select eligible properties that collectively meet or exceed $400,000.
Obtain valuation reports from SPK-authorized firms.
Convert funds into Turkish Lira through a Turkish bank.
Transfer payment and obtain the Foreign Exchange Purchase Certificate.
Register all title deeds under the applicant’s name and add the three-year no-sale annotation.
Obtain the Certificate of Conformity from the Ministry of Environment and Urbanization.
Apply for a short-term residence permit (fingerprints now required for both applicant and spouse).
Submit the citizenship application with all notarized and translated documents to the Directorate of Population and Citizenship Affairs.
Expert Legal Guidance from Kurucuk & Associates
At Kurucuk & Associates, we understand that the citizenship process is more than just a transaction — it’s a life-changing decision. Our English-speaking lawyers in Istanbul have helped hundreds of investors secure Turkish citizenship through real estate investments that fully comply with the latest government regulations.
“Our team ensures that every valuation report, title deed, and bank transfer meets the precise legal standards required under Turkish law,” says a senior partner at Kurucuk & Associates. “We help clients avoid costly mistakes and guide them through each step with complete transparency.”
From drafting your Power of Attorney to obtaining the final Certificate of Conformity, our firm provides full legal representation throughout your citizenship journey.
Key Takeaways
✅ You can buy multiple properties to meet the $400,000 minimum for Turkish citizenship.
❌ You cannot combine property purchases with other types of investments in the same application.
🏠 All properties must be under one name and bought within a similar timeframe.
⚖️ Professional legal oversight is essential to ensure every document, transfer, and valuation meets Turkish government requirements.
Frequently Asked Questions
Can I buy several apartments to reach $400,000 for Turkish citizenship?
Yes, as long as the total value is $400,000 or more and all properties are purchased under one name within the same application.
Must the properties be in the same city?
No. You may buy properties in different cities across Turkey, provided they are registered to the same applicant.
Can I combine real estate with a bank deposit?
No, the Turkish program does not allow combining different investment types in a single application.
What documents are needed to combine multiple properties?
You will need title deeds, valuation reports, bank transfer receipts, and the official Certificate of Conformity.
How long must I hold the properties?
You must retain ownership for at least three years after purchase.
Start Your Turkish Citizenship by Investment Journey Today
Unlock your future with Kurucuk & Associates, Istanbul’s trusted Turkish Citizenship by Investment law firm. Our experienced English-speaking lawyers handle every step — from property purchase to citizenship approval — ensuring your investment meets all legal requirements.
👉 Schedule a consultation today and take the first step toward your Turkish passport with complete confidence.
