Buying property in installments in Türkiye has become a popular option among foreign investors, especially as many real estate projects offer flexible payment plans that extend over several months or years. However, when the main goal of the purchase is to apply for Turkish citizenship through real estate investment, there are specific requirements that should be clearly understood before signing a purchase agreement.
The key question is: Can you buy property in installments and still apply for Turkish citizenship?
The short answer is yes. Property can be purchased through an installment plan, but future unpaid installments are not counted toward the investment amount required for citizenship. To become eligible, the amounts actually paid and officially documented must meet the minimum investment threshold under the applicable regulations.
What Is the Minimum Property Value Required for Turkish Citizenship in 2026?
Foreign investors may apply for Turkish citizenship by purchasing one or more properties with a total qualifying value of at least USD 400,000 or its equivalent, provided that a restriction is registered in the title deed stating that the property will not be sold for three years.
It is important to note that meeting the investment requirement gives the investor the right to apply for citizenship, but citizenship is not granted automatically. The application is still subject to official review and approval procedures.
Can You Obtain Turkish Citizenship by Buying Property in Installments?
Yes. An installment payment plan itself does not prevent a real estate investment from being used for a citizenship application.
However, only the amount that has actually been paid and officially documented is taken into account when assessing whether the minimum investment requirement has been met.
In practical terms, if a property is priced at USD 500,000, but the investor has paid only USD 200,000 so far, the remaining unpaid installments cannot be treated as part of an already completed USD 400,000 investment.
Once the documented and accepted payments reach the legally required amount, and the other conditions are fulfilled, the investor may proceed with the relevant eligibility procedures.
This makes the payment plan itself an important part of citizenship-focused property investment, rather than merely a financing arrangement.
A Practical Example of Buying Property in Installments for Citizenship
Suppose an investor chooses a property priced at USD 450,000 under the following payment plan:
- USD 250,000 as a down payment
- USD 200,000 to be paid in future installments
In this case, simply having a contract showing a total property price of USD 450,000 does not necessarily mean that the USD 400,000 investment condition has already been fulfilled.
The relevant authorities also examine the value of payments and transfers actually completed and documented.
Therefore, the investor should ensure that the officially accepted payments reach the required legal threshold before relying on the property as the basis for a citizenship application.
What About a Preliminary Real Estate Sales Agreement?
In certain situations, investors may proceed through a notarized preliminary real estate sales agreement, commonly referred to as a promise-to-sell agreement.
This route is subject to specific legal requirements.
The property covered by the agreement must comply with applicable conditions, the required investment amount must be met, and the relevant restriction preventing transfer or cancellation for three years must be officially registered where required.
For this reason, a preliminary sales agreement should not be treated as an ordinary installment contract. It is a specific legal mechanism with its own requirements that should be reviewed carefully before signing.
Can the Investment Amount Be Paid in Several Installments?
Yes. Payments can generally be made in several stages, provided that they are properly documented and comply with the procedures applicable to real estate transactions connected to citizenship applications.
It is advisable for all payments to be:
- Documented through the banking system
- Consistent with the buyer and seller information
- Clearly linked to the relevant property purchase
- Completed according to the required citizenship investment procedures
When the investment is formally evaluated, the accepted property value and documented payments must satisfy the applicable minimum investment requirement.
Can You Purchase More Than One Property to Reach USD 400,000?
Yes. In direct property purchases, investors may generally use more than one property to reach the required total investment amount, provided that all properties collectively satisfy the relevant legal conditions.
For example, an investor might choose:
- A residential apartment
- A second investment apartment
- A commercial unit
If their combined qualifying value and documented payments meet the required threshold, they may potentially be used together in the citizenship investment application.
Different rules may apply when using a preliminary real estate sales agreement, so the structure of the transaction should be reviewed carefully.
What Is the Role of the Real Estate Investment Value Determination Document?
One important element in citizenship-related real estate transactions is the official verification of the property’s qualifying investment value.
Investors should not rely solely on the price shown in a property advertisement or on the commercial price agreed with the developer.
Official procedures are used to verify whether the property value and related payments meet the required investment threshold.
Therefore, the officially recognized value of the investment is a key part of the citizenship process.
Main Steps for Applying for Turkish Citizenship Through Property Investment
After selecting the appropriate property and completing the required payments and legal procedures, the investor generally proceeds through several stages.
These may include:
- Completing the real estate purchase and required payments
- Registering the necessary three-year restriction on the property
- Obtaining the relevant certificate of conformity or eligibility
- Applying for the residence permit associated with the investment process
- Submitting the Turkish citizenship application to the relevant authorities
Each stage requires accurate documentation and compliance with applicable procedures.
Common Mistakes When Buying Property in Installments for Citizenship
One of the most common mistakes is choosing a property because its total advertised price exceeds USD 400,000 without checking whether the amount actually paid at the time of the application reaches the required threshold.
Investors should also avoid signing a payment plan before confirming that:
- The property itself is eligible
- The seller and transaction structure meet the necessary conditions
- The payment method complies with the applicable procedures
- The declared and officially accepted values are appropriate
- The title deed and registration process are correctly structured
Errors in banking transfers, declared property values, or the sales agreement can complicate the citizenship file even if the commercial price of the property is above the legal threshold.
Is Buying Property in Installments a Good Option for Investors?
From an investment perspective, installment plans can provide valuable financial flexibility, particularly for investors who do not want to allocate all of their capital to one transaction immediately.
However, if the main objective is to obtain Turkish citizenship as quickly as possible, the payment plan should be structured from the beginning so that the required qualifying payments are completed at the appropriate time.
There is therefore an important distinction between:
Buying property in installments for general investment purposes, where the payment may be spread over a longer period,
and
Buying property for Turkish citizenship, where the amount paid, how it is transferred, and how it is documented directly affect when the investment becomes eligible.
OmranTRK: Choosing the Right Property Starts With Defining Your Investment Goal
At OmranTRK, we believe that choosing a property should not begin only with its size or price. The investor’s objective should be clearly defined from the start.
An investor seeking a home or rental income may require a different strategy from someone building a Turkish citizenship application through real estate investment.
For this reason, the property, payment plan, documentation, and legal procedures should all be reviewed before making the final purchase decision, especially when the property is being purchased in installments.
It is possible to purchase property in Türkiye through an installment plan, and that property may form part of a strategy for obtaining Turkish citizenship.
However, future unpaid installments are not treated as an investment that has already been completed.
For citizenship purposes, the officially accepted property value, completed payments, and documented transfers must meet the current minimum investment requirement of USD 400,000, together with the commitment not to sell the property for three years.
Therefore, if Turkish citizenship is the main objective of the purchase, this should be determined before signing the property purchase agreement and installment plan, so the transaction can be structured correctly from the beginning.
This article is intended for general informational purposes. Regulations and procedures may change, so investors should confirm current requirements with the relevant official authorities and qualified professionals before completing any citizenship-related real estate transaction.
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