Acquiring Turkish Citizenship Through Real Estate Investment: Conditions, Process, and Advantages

Introduction

Turkey attracts the attention of foreign investors with its strategic location, investment potential, touristic appeal, and affordable real estate opportunities. One of the most significant advantages offered to foreign investors is the opportunity to obtain Turkish citizenship through real estate investment. This path to citizenship provides not only an investment opportunity but also long-term security for many individuals.

In this article, we will examine every aspect of purchasing real estate in Turkey and acquiring Turkish citizenship—from legal regulations and procedures to practical steps and potential risks.

1. Legal Framework and Regulations

Main Laws and Regulatory Framework

• The primary legislation governing this area is Law No. 5901 on Turkish Citizenship and its Implementing Regulation, which outlines the rules for acquiring citizenship through investment.
• The scope of acquiring citizenship by investment was expanded with the Presidential Decree dated 18 September 2018.
• The Ministry of Environment, Urbanization and Climate Change, together with the General Directorate of Land Registry and Cadastre and other relevant authorities, is authorized to issue a Certificate of Conformity and to verify the compliance of the property with legal requirements.
• With the 2022 amendment, the phrase “equivalent in Turkish Lira” was removed from the regulation, and it became mandatory for the investment amount to be calculated in foreign currency.

Previous Regulations and Changes

The rules in this field have changed several times; therefore, it is important to know which version of the law applies to the investment date.

• Between 12 January 2017 and 18 September 2018, a minimum investment amount of USD 1,000,000 was required.
• From 19 September 2018 onwards, the minimum amount has been reduced to USD 400,000 (or equivalent foreign currency).
• Due to these amendments, properties purchased under previous rules may be subject to separate evaluation.

2. Requirements and Conditions

To apply for Turkish citizenship through real estate investment, several investment, administrative, and legal conditions must be fulfilled.

2.1 Investment Conditions

At least one of the following investment conditions must be met:

• Purchase one or more real estate properties with a minimum total value of USD 400,000 (or acquire ownership through condominium title or easement).
• Register a restriction in the land registry stating that the property cannot be sold, transferred, or released for three years.
• Obtain a Certificate of Conformity confirming that the property meets all legal and valuation requirements.
• Obtain a valuation report from a real estate appraisal company licensed by the Capital Markets Board (CMB).
• Obtain a Foreign Exchange Purchase Certificate proving that the amount paid in foreign currency has been sold to the Central Bank of the Republic of Turkey through a Turkish bank.
• The investor must have no criminal record and no condition that poses a threat to public order or security.
• The spouse and children under 18 years old of the investor are eligible to apply together.

2.2 Administrative and Legal Procedures

Meeting the investment conditions does not automatically grant citizenship. The following administrative and legal steps must be completed carefully:

• Annotation in the land registry: A restriction must be registered stating that the property cannot be sold for three years.
• Certificate of Conformity: Issued by the Ministry of Environment and Urbanization (or regional directorate) confirming compliance with the regulations.
• Validity of the valuation report: The report is generally valid for three months, and the application must be completed within that period.
• Required documents: Passport copies, notarized translations, power of attorney (if represented by a lawyer), population registration records, and other supporting documents.
• Official title deed transaction: The sale must be executed before the Land Registry Office as an official deed; otherwise, it has no legal effect.
• Public security review: Applications may be rejected if there are findings that the applicant poses a threat to national security or public order.
• Citizenship application phase: Once the Certificate of Conformity is obtained, the application is submitted to the General Directorate of Population and Citizenship Affairs, and the final decision is made by the President of the Republic of Turkey.

3. Step-by-Step Application Process

Step	Action	Description / Notes
1	Preliminary analysis / feasibility	Selection of suitable city or district, investment assessment, risk evaluation
2	Obtaining a tax identification number	Issued by the tax office for foreign investors
3	Property selection & contract	Identify the property and prepare the sales or preliminary agreement
4	Property valuation report	Obtain a report from a CMB-licensed valuation company
5	Foreign exchange transaction	Sell the foreign currency to the Central Bank and obtain the certificate
6	Title deed transfer	Execute the official deed at the Land Registry Office
7	Registration restriction	Record the “non-sale for 3 years” annotation in the title registry
8	Certificate of Conformity	Apply to the competent ministry or directorate for confirmation
9	Citizenship application	Submit to the General Directorate of Population and Citizenship Affairs
10	Evaluation and decision	Review of public security and eligibility; citizenship granted if approved

The process may take approximately 6–12 months, depending on the completeness of the documents and the workload of the authorities.

4. Advantages, Disadvantages, and Key Considerations

4.1 Advantages

• Direct citizenship opportunity: Allows foreigners to acquire citizenship more quickly than through residence permits.
• Family inclusion: The investor’s spouse and minor children can apply simultaneously.
• Dual nationality: Turkey allows dual citizenship, depending on the investor’s home country laws.
• Tangible asset investment: Real estate can retain value, generate rental income, and appreciate over time.
• Right to live and work in Turkey.
• Turkish passport advantages: Visa-free or visa-on-arrival access to more than 110 countries.
• Long-term return potential: The property remains a valuable investment asset.

4.2 Disadvantages and Risks

• Market risk: Potential depreciation in real estate prices.
• Exchange rate risk: Fluctuations in foreign currency values.
• Administrative and legal complexity: Multiple procedures, documents, and official permissions required.
• Rejection risk: Citizenship may be denied if all requirements are not fully met.
• Three-year restriction: The property cannot be sold during this period, limiting liquidity.
• Tax obligations: Including property tax, rental income tax, and capital gains tax.
• Valuation discrepancies: The declared purchase value must match the appraised value.

4.3 Important Points to Consider

• Declared vs. actual value: The declared price on the title deed must reflect the real transaction value for tax and legal compliance.
• Military or restricted zones: Properties located in these areas may not be eligible for purchase by foreigners.
• Subdivision or consolidation (ifraz / tevhit): Urban planning restrictions may apply.
• Occupancy permit (iskan): Properties with completed occupancy permits and condominium titles are preferred.
• Document validity periods: Valuation reports and certificates must be within their validity when submitted.

5. Investment Amount and Foreign Exchange Purchase Certificate

Foreign investors must purchase real estate worth at least USD 400,000 to qualify for Turkish citizenship.
This amount must be proven with a Foreign Exchange Purchase Certificate issued by a Turkish bank, confirming that the currency used for the purchase was sold to the Central Bank of Turkey.

 Note: The payment must be transferred directly from the investor’s overseas bank account. Cash payments or transfers through third parties are not accepted.

6. Duration of the Citizenship Process (Step-by-Step Timeline)

1. Property selection and valuation report: 1–2 weeks
2. Title deed and foreign exchange transaction: 1 week
3. Certificate of Conformity application: 3–4 weeks
4. Citizenship application (Population and Citizenship Affairs): 3–6 months
5. Presidential approval and ID registration: 1–2 months

In total, if all documentation is complete, the process is usually finalized within 6 to 12 months.

7. Tax Liabilities and Financial Obligations

Investors may be subject to property tax, rental income tax, and capital gains tax, depending on the type of property owned.
However, since Turkey has Double Taxation Avoidance Agreements with many countries, investors are generally not required to pay tax twice on the same income.
If the property is sold after five years, no capital gains tax applies.

8. Eligible Family Members

The spouse and children under 18 years of age of the investor are eligible for Turkish citizenship.
If a child is over 18 but dependent due to health or special care reasons, they may also be included with supporting documentation.
Once citizenship is granted, all family members can obtain Turkish ID cards and apply for Turkish passports simultaneously.

9. Non-Sale Condition (3-Year Rule)

The investor cannot sell the property purchased for citizenship purposes for at least three years.
This restriction is officially recorded in the land registry.
If the property is sold before the end of this period, the granted citizenship may be revoked.

10. Citizenship by Investment in Different Cities – Local Insights

Istanbul

Istanbul is the most dynamic real estate market in Turkey and remains the top choice for foreigners seeking citizenship through investment.
As of 2025, the minimum required property value is USD 400,000.
Districts such as Başakşehir, Beylikdüzü, Sarıyer, Üsküdar, and Kadıköy are particularly attractive due to both investment returns and administrative convenience.
Most transactions are processed by the Istanbul Regional Land Registry Directorate, and the process typically takes 6–8 months to complete.

Antalya

Antalya’s favorable climate and tourism appeal make it highly popular among Russian, Iranian, and Middle Eastern investors.
The citizenship process here is generally faster due to less administrative congestion.
Areas such as Alanya, Konyaaltı, Lara, and Kepez often meet the compliance criteria with ease.
Investors should ensure that the property is not located in a military-restricted area and that the valuation report clearly reflects at least USD 400,000.

Ankara

As the capital, Ankara offers a more stable and secure real estate environment.
Property registration and verification processes are conducted under strict supervision, which ensures reliability during the conformity stage.
Çankaya, Etimesgut, Yenimahalle, and İncek are among the most preferred districts for foreign investors.
Ankara is also ideal for families planning to reside permanently after obtaining citizenship.

Conclusion

Obtaining Turkish citizenship through real estate investment is not only an economic opportunity but also a long-term life strategy.
Whether it is a residence in the heart of Istanbul, a seaside apartment in Antalya, or a prestigious home in Ankara, the key is to manage the legal process properly and transparently.

Given the legal complexity, it is essential that the process be handled by an experienced lawyer.
Our firm provides comprehensive, written guidance at every stage of the procedure, supported by formal agreements with our clients.
All payments are conducted via official banking channels to ensure transparency and professionalism.

Since real estate acquisition and citizenship procedures involve two distinct legal areas, we strongly advise against making cash payments or proceeding without a contract.
It is always in the investor’s best interest to work with a qualified attorney who can oversee the process from start to finish.