Turkey is taking further action against citizenship obtained through allegedly fictitious real estate transactions. Authorities have begun administrative proceedings involving 1,070 people whose citizenship was linked to property purchases classified as collusive.
The latest investigation is the second major enforcement operation targeting suspected abuse of Turkey’s citizenship by investment program. Justice Minister Akın Gürlek said the operation resulted in 72 detentions and the appointment of court trustees to 30 companies.
The investigation focused on transactions involving three property developers in Istanbul. Authorities reviewed purchases made by 734 foreign nationals and identified 274 transactions as collusive. Because citizenship applications can cover family members, those transactions ultimately resulted in citizenship for 1,070 people. Eleven additional applicants were still awaiting completion of the process when the investigation took place.
The transactions under investigation were valued at more than TL 3.5 billion, or approximately $72 million. Prosecutors initiated proceedings against 88 suspects, while precautionary measures were imposed over 2,011 properties, one hotel, 86 vehicles, two yachts and 42 bank accounts.
The latest action forms part of a broader government campaign targeting alleged fraud, forged documents and structures that authorities say have been used to circumvent Turkey’s citizenship laws.
A Second Major Investigation Into Property-Based Citizenship
The new operation follows an earlier investigation launched in August involving transactions connected to another developer. Authorities found cases in which relatively low-value properties had been presented with inflated valuation reports, resulting in citizenship being granted to 687 people.
That first operation led to 72 detentions across 16 provinces. Authorities also estimated that around TL 2.5 billion, equivalent to approximately $52.6 million, which should have entered Turkey through the investment process had not actually done so.
The measures taken during the first investigation covered 1,045 properties, a hotel in Bodrum, 15 vehicles, one yacht and 10 bank accounts. Seven companies were placed under court-appointed trustees.
The scale of the second operation is larger across several of these measures.
On the same day as the first raid, Turkey’s Interior Ministry announced that citizenship had already been cancelled or withdrawn for 6,134 people across the program. This figure included 5,391 individuals associated with 1,150 investors involved in collusive transactions, as well as 743 people linked to 263 investors who had been identified after naturalization on public order and national security grounds.
The wider enforcement effort dates back to September 2025, when police dismantled a network accused of arranging fictitious property sales for 451 investors. The operation resulted in 106 arrests across 19 provinces.
The two prosecutor-led investigations announced in August and September now involve 1,757 people in total. It has not been clarified how much overlap exists between those cases and the 6,134 citizenships that had already been cancelled or withdrawn by early August.
Why Hundreds of Transactions Can Affect More Than 1,000 Citizens
The figure of 1,070 people does not represent 1,070 separate property investments. A single qualifying investment can result in citizenship being granted to the investor and eligible family members.
The investigation also points to repeated use of the same developers, intermediaries, valuation practices and transaction structures across multiple applications.
This distinction is important when assessing the scope of the alleged misconduct. The authorities are investigating transactions they consider to have circumvented the requirements of the citizenship program rather than announcing the termination of the program itself.
For applicants who obtained citizenship through genuine investments supported by accurate valuations and complete documentation, the investigations are focused on distinguishing legitimate transactions from those involving alleged attempts to bypass the rules.
The cases also demonstrate that compliance issues can remain relevant after citizenship has been granted. Historical applications may still be examined where authorities identify grounds for further action.
Citizenship Revocation Can Also Involve Security Concerns
Fraudulent property transactions are not the only basis for citizenship cancellations or withdrawals under the wider enforcement figures.
The August figures also included 263 principal applicants who had been identified by police and Turkey’s National Intelligence Organization, known as MİT, on public order and national security grounds after naturalization. No fraudulent investment was alleged in connection with those cases.
Such cases can arise from national security concerns or issues raised by external regulatory bodies, including the Financial Action Task Force, in relation to investors after citizenship has been granted.
Applicants therefore face considerations beyond simply meeting the formal investment threshold. Full disclosure to legal advisers from the outset can allow potential refusal or revocation issues to be identified before an application is submitted.
Greater Attention on Due Diligence
The investigations have also highlighted the importance of independent checks on applicants and their investments.
Turkey's government does not use external third-party due diligence providers as part of its citizenship compliance process. As a result, applicants and their advisers may undertake additional independent checks before submitting applications.
For a citizenship-linked property purchase, due diligence can extend beyond the applicant's eligibility. The property itself, the seller, the valuation and the structure of the transaction all require careful examination.
Independent Turkish legal counsel can also help ensure that the investor's interests are represented separately from those of a developer, sales intermediary or citizenship agent.
Turkey's Citizenship by Investment Program in 2026
Turkey introduced its citizenship by investment program in 2017 with a minimum real estate investment of $1 million. The property threshold was reduced to $250,000 in September 2018 and subsequently increased to $400,000 in June 2022. The $400,000 threshold remains in place.
Real estate continues to account for a substantial share of applications. Other qualifying routes include a $500,000 bank deposit, a fixed-capital investment or a fund subscription, with the relevant investment required to be maintained for at least three years.
The property valuation system has also undergone significant changes since the transactions investigated by authorities took place.
In March 2024, citizenship-related property appraisals were moved to a single state-owned valuation company. Since December 2024, the document confirming a property's investment value has been generated through the land registry's own system and recorded directly. Paper versions are no longer accepted.
These measures have changed the process for establishing the value of qualifying property investments, while the latest investigations show that authorities continue to examine earlier transactions for evidence of alleged manipulation or fictitious sales.
If you are considering relocating to Europe through these or other programmes, you can book an individual consultation. I will assess your situation, including available residence-permit options, the right to work, family requirements, budget, and legal risks before you submit an application or sign an agreement. Submit a request, and we will develop a step-by-step relocation plan tailored to your objective
The latest investigation is the second major enforcement operation targeting suspected abuse of Turkey’s citizenship by investment program. Justice Minister Akın Gürlek said the operation resulted in 72 detentions and the appointment of court trustees to 30 companies.
The investigation focused on transactions involving three property developers in Istanbul. Authorities reviewed purchases made by 734 foreign nationals and identified 274 transactions as collusive. Because citizenship applications can cover family members, those transactions ultimately resulted in citizenship for 1,070 people. Eleven additional applicants were still awaiting completion of the process when the investigation took place.
The transactions under investigation were valued at more than TL 3.5 billion, or approximately $72 million. Prosecutors initiated proceedings against 88 suspects, while precautionary measures were imposed over 2,011 properties, one hotel, 86 vehicles, two yachts and 42 bank accounts.
The latest action forms part of a broader government campaign targeting alleged fraud, forged documents and structures that authorities say have been used to circumvent Turkey’s citizenship laws.
A Second Major Investigation Into Property-Based Citizenship
The new operation follows an earlier investigation launched in August involving transactions connected to another developer. Authorities found cases in which relatively low-value properties had been presented with inflated valuation reports, resulting in citizenship being granted to 687 people.
That first operation led to 72 detentions across 16 provinces. Authorities also estimated that around TL 2.5 billion, equivalent to approximately $52.6 million, which should have entered Turkey through the investment process had not actually done so.
The measures taken during the first investigation covered 1,045 properties, a hotel in Bodrum, 15 vehicles, one yacht and 10 bank accounts. Seven companies were placed under court-appointed trustees.
The scale of the second operation is larger across several of these measures.
On the same day as the first raid, Turkey’s Interior Ministry announced that citizenship had already been cancelled or withdrawn for 6,134 people across the program. This figure included 5,391 individuals associated with 1,150 investors involved in collusive transactions, as well as 743 people linked to 263 investors who had been identified after naturalization on public order and national security grounds.
The wider enforcement effort dates back to September 2025, when police dismantled a network accused of arranging fictitious property sales for 451 investors. The operation resulted in 106 arrests across 19 provinces.
The two prosecutor-led investigations announced in August and September now involve 1,757 people in total. It has not been clarified how much overlap exists between those cases and the 6,134 citizenships that had already been cancelled or withdrawn by early August.
Why Hundreds of Transactions Can Affect More Than 1,000 Citizens
The figure of 1,070 people does not represent 1,070 separate property investments. A single qualifying investment can result in citizenship being granted to the investor and eligible family members.
The investigation also points to repeated use of the same developers, intermediaries, valuation practices and transaction structures across multiple applications.
This distinction is important when assessing the scope of the alleged misconduct. The authorities are investigating transactions they consider to have circumvented the requirements of the citizenship program rather than announcing the termination of the program itself.
For applicants who obtained citizenship through genuine investments supported by accurate valuations and complete documentation, the investigations are focused on distinguishing legitimate transactions from those involving alleged attempts to bypass the rules.
The cases also demonstrate that compliance issues can remain relevant after citizenship has been granted. Historical applications may still be examined where authorities identify grounds for further action.
Citizenship Revocation Can Also Involve Security Concerns
Fraudulent property transactions are not the only basis for citizenship cancellations or withdrawals under the wider enforcement figures.
The August figures also included 263 principal applicants who had been identified by police and Turkey’s National Intelligence Organization, known as MİT, on public order and national security grounds after naturalization. No fraudulent investment was alleged in connection with those cases.
Such cases can arise from national security concerns or issues raised by external regulatory bodies, including the Financial Action Task Force, in relation to investors after citizenship has been granted.
Applicants therefore face considerations beyond simply meeting the formal investment threshold. Full disclosure to legal advisers from the outset can allow potential refusal or revocation issues to be identified before an application is submitted.
Greater Attention on Due Diligence
The investigations have also highlighted the importance of independent checks on applicants and their investments.
Turkey's government does not use external third-party due diligence providers as part of its citizenship compliance process. As a result, applicants and their advisers may undertake additional independent checks before submitting applications.
For a citizenship-linked property purchase, due diligence can extend beyond the applicant's eligibility. The property itself, the seller, the valuation and the structure of the transaction all require careful examination.
Independent Turkish legal counsel can also help ensure that the investor's interests are represented separately from those of a developer, sales intermediary or citizenship agent.
Turkey's Citizenship by Investment Program in 2026
Turkey introduced its citizenship by investment program in 2017 with a minimum real estate investment of $1 million. The property threshold was reduced to $250,000 in September 2018 and subsequently increased to $400,000 in June 2022. The $400,000 threshold remains in place.
Real estate continues to account for a substantial share of applications. Other qualifying routes include a $500,000 bank deposit, a fixed-capital investment or a fund subscription, with the relevant investment required to be maintained for at least three years.
The property valuation system has also undergone significant changes since the transactions investigated by authorities took place.
In March 2024, citizenship-related property appraisals were moved to a single state-owned valuation company. Since December 2024, the document confirming a property's investment value has been generated through the land registry's own system and recorded directly. Paper versions are no longer accepted.
These measures have changed the process for establishing the value of qualifying property investments, while the latest investigations show that authorities continue to examine earlier transactions for evidence of alleged manipulation or fictitious sales.
If you are considering relocating to Europe through these or other programmes, you can book an individual consultation. I will assess your situation, including available residence-permit options, the right to work, family requirements, budget, and legal risks before you submit an application or sign an agreement. Submit a request, and we will develop a step-by-step relocation plan tailored to your objective