Foreign investors may apply for Turkish citizenship by purchasing qualifying real estate in Türkiye. Under the current programme, the investor must generally acquire eligible property worth at least USD 400,000 or its equivalent in foreign currency and undertake not to sell the property for at least three years.

Real estate acquisition is the most widely used route within the Turkish citizenship by investment programme. However, purchasing a property in Türkiye does not automatically result in citizenship.

The property, seller, purchase price, payment records, valuation procedures and land registry transaction must satisfy the applicable legal and administrative requirements. After the investment has been completed, the investor must obtain confirmation that the property acquisition qualifies for the citizenship programme and complete the residence permit and citizenship application stages.

For this reason, the legal status of the property should be examined before the investor signs a contract, pays a deposit or transfers the purchase price.

This article provides general information. Citizenship and property acquisition requirements may change, and each transaction should be assessed according to its individual circumstances.

İçindekiler

Can You Obtain Turkish Citizenship by Buying Property?

A foreign national may apply for Turkish citizenship by purchasing eligible real estate with a value of at least USD 400,000.

The property must be acquired through a transaction that meets the requirements of Turkish citizenship and land registry legislation. A restriction confirming that the property will not be sold for at least three years must also be registered in the land registry.

Türkiye’s official investment guidance currently confirms the USD 400,000 minimum property threshold and the three-year restriction on resale.

The general process includes:

Selecting an eligible property
Conducting legal due diligence
Completing the required valuation and payment procedures
Registering the property in the investor’s name
Entering the three-year no-sale restriction
Obtaining the relevant investment eligibility confirmation
Applying for the appropriate residence permit
Submitting the Turkish citizenship application
Completing the administrative and security review
Applying for a Turkish identity card and passport after approval

Completing the property purchase gives the investor the right to submit a citizenship application. It does not create an unconditional or automatic right to citizenship. The final application remains subject to review by the competent Turkish authorities.

What Is the Minimum Property Investment?

The current minimum value required for the real estate route is USD 400,000 or its equivalent in another accepted foreign currency.

The investment threshold applies to the qualifying value of the property or properties. Investors should not assume that every expense connected with the purchase will count toward the required amount.

Costs such as the following are generally separate from the property’s qualifying value:

Title deed fees
Taxes
Estate agency commissions
Legal fees
Translation and notarisation expenses
Valuation expenses
Banking expenses
Residence permit and application costs

An investor intending to meet the threshold exactly should therefore obtain advice before completing the transaction. Differences between the agreed purchase price, payment records and the value recognised in the official process may create a shortfall.

Is the Purchase Price or the Appraised Value Considered?

The amount written in the sale agreement is not the only figure that may be relevant.

The transaction may be examined through several records, including:

The price stated in the title deed
The amount shown in the sale agreement
Official valuation records
Bank transfer documents
Foreign currency transaction documentation
The actual amount paid to the seller
The amount accepted by the competent authority

These figures should be consistent with one another.

For example, stating USD 400,000 in a contract will not necessarily make the property eligible where the official valuation, title deed declaration or documented payment falls below the required threshold.

Artificially inflating the value of a property may also expose the investor to serious legal and financial risks. Independent legal and valuation review should be completed before the purchase price is paid.

Which Properties May Qualify?

Different types of real estate may potentially be used in a Turkish citizenship application, depending on their legal status and the structure of the transaction.

Eligible property may include:

Residential apartments
Villas and houses
Commercial premises
Offices
Shops
Certain types of land
Completed properties
Certain properties under construction
More than one property purchased as part of the qualifying investment

However, a property being available for sale does not necessarily mean that it is suitable for a citizenship application.

The property must be examined for both ordinary ownership risks and citizenship eligibility.

Can Residential Property Qualify?

Residential property is the most common type of investment used for citizenship applications.

An apartment, villa or house may potentially qualify where:

The investor is legally permitted to acquire it
The ownership records are clear
The value requirement is satisfied
Payment is properly documented
The seller and transaction comply with the applicable conditions
The required three-year restriction is registered

The investor should also review whether the property has a valid occupancy permit, whether it conforms to the approved construction project and whether there are unpaid debts or legal disputes connected with the building.

Can Commercial Property Qualify?

Commercial real estate may potentially be used for a citizenship application.

Examples may include:

Offices
Shops
Business premises
Warehouses
Certain income-producing commercial units

Commercial property should be reviewed for its permitted use, zoning status, licences, tenancy arrangements and existing contractual obligations.

Where the property is occupied by a tenant, the investor should also examine the lease agreement, rental payments, deposit arrangements and the conditions under which the tenant may be removed or the lease terminated.

Can Land Be Used for Turkish Citizenship?

Certain types of land may potentially be acquired by foreign investors and used as part of an investment structure.

However, land acquisitions may involve additional legal restrictions and obligations. Matters requiring review may include:

Zoning classification
Agricultural status
Development rights
Construction obligations
Military or security-zone restrictions
Municipal plans
Access roads
Infrastructure
Boundaries and cadastral records

Official guidance states that foreign natural persons may acquire real estate subject to territorial limits and restrictions concerning military, security and other protected areas.

Buying undeveloped land without checking these issues can result in an asset that cannot be used as expected, even where ownership can legally be transferred.

Can More Than One Property Be Purchased?

It may be possible to use more than one property to reach the minimum investment threshold.

For example, an investor may consider purchasing several apartments whose combined qualifying value reaches at least USD 400,000.

However, multiple-property applications require careful coordination. The investor should verify:

Whether each property is independently eligible
Whether the transactions can be combined
Whether the purchases are completed within an appropriate structure
Whether the payment documents match each property
Whether the required restrictions are properly registered
Whether all properties are included in the eligibility assessment
Whether the combined recognised value meets the threshold

Investors should not purchase several unrelated properties and assume that they will automatically be accepted as a single qualifying investment.

The structure should be reviewed before the first purchase is completed.

Can Property Under Construction Qualify?

Certain transactions involving property under construction may potentially qualify, particularly where the legal requirements for a preliminary property sale agreement are satisfied.

These investments carry additional risks because the property may not yet be ready for delivery or individual title deed registration.

Before investing in a project under construction, the investor should examine:

The developer’s ownership or development rights
The project’s construction permit
The approved architectural plans
The land registry records
The developer’s financial and legal status
Existing mortgages or project finance arrangements
Construction progress
Delivery dates
Penalty clauses
Termination rights
Refund conditions
The form and registration of the preliminary sale agreement

A developer’s statement that a project is “approved for citizenship” should not replace independent legal due diligence.

The investor must determine whether the specific property, contract, payment and land registry procedure satisfy the applicable citizenship conditions.

Can a Mortgaged Property Be Purchased?

The presence of a mortgage does not necessarily mean that a property cannot be purchased. However, an existing mortgage may create serious risks.

The investor should determine:

Who holds the mortgage
The amount secured by the mortgage
Whether the debt has been paid
Whether the mortgage will be released before or during the transfer
Whether the property could be sold through enforcement proceedings
Whether the encumbrance affects citizenship eligibility or valuation

Where the seller is a developer, a bank mortgage may cover an entire project or parcel rather than only the individual unit.

A written promise that the mortgage will be removed later may not provide sufficient protection. The release mechanism should be documented and coordinated with the title deed transfer and payment.

Can a Property with an Attachment Qualify?

A property subject to an attachment, court order, interim measure or enforcement restriction may not provide a secure investment.

Even where the title deed transfer appears technically possible, the investor may face:

Enforcement proceedings
Creditor claims
Cancellation actions
Restrictions on transfer
Loss of the property
Delays in completing the citizenship process

The land registry should therefore be checked shortly before the transaction, not only when the initial purchase discussions begin.

Legal Due Diligence Before Purchasing Property

Legal due diligence is one of the most important stages of a property-based citizenship application.

The purpose is to determine whether the investor will obtain secure ownership and whether the proposed transaction is suitable for the citizenship process.

Examination of the Registered Owner

The title deed should confirm the identity of the registered owner.

Where the seller acts through a representative, the power of attorney should be examined to determine whether it authorises the specific sale.

Where the seller is a company, the company’s corporate records, authorised signatories and internal approvals may also require review.

Examination of the Title Deed

The title deed records may reveal:

The type of property
Ownership shares
Mortgages
Attachments
Easements
Usufruct rights
Rights of residence
Preliminary sale annotations
Court orders
Restrictions on transfer
Other third-party rights

These records should be examined before the investor becomes contractually committed.

Zoning and Construction Review

The physical appearance of a property may not correspond with its legal status.

The review may include:

Zoning plans
Construction permits
Approved architectural projects
Occupancy permits
Building management records
Unauthorised extensions
Changes of use
Demolition or administrative decisions

A property marketed as a residence may, for example, be registered differently or contain unauthorised construction.

Review of Debts and Expenses

The investor should investigate whether there are outstanding obligations relating to:

Property tax
Municipal charges
Building management fees
Utilities
Tenant deposits
Maintenance expenses
Developer payments
Existing loans

The purchase agreement should clearly allocate responsibility for pre-transfer debts.

Review of the Purchase Agreement

The agreement should address:

The precise property being sold
The purchase price
Payment dates
Currency
Deposit terms
Title deed transfer date
Seller warranties
Removal of mortgages and encumbrances
Citizenship eligibility
Consequences of an unsuccessful transaction
Refund provisions
Delay and penalty clauses
Dispute resolution
Delivery of possession

The contract should not merely state that the property is citizenship-eligible. It should allocate legal responsibility if the seller’s statements are inaccurate.

Payment Requirements

Payment records play an important role in demonstrating that the qualifying investment has been completed.

Payments should generally be made through traceable banking channels. The documents should clearly identify:

The buyer
The seller
The amount
The currency
The payment date
The relevant property
The purpose of the transfer

Cash payments, transfers made by unrelated third parties and incomplete bank descriptions may complicate the application.

The investor should retain:

Bank transfer receipts
Account statements
Currency transaction documents
Signed payment acknowledgements
The purchase agreement
Invoices where applicable
Title deed payment records

The payment plan should be reviewed before funds are transferred. Trying to correct an incorrectly structured payment after the transaction may be difficult or impossible.

Property Valuation

A property valuation does not replace legal due diligence, and legal due diligence does not replace valuation. They serve different purposes.

A valuation focuses primarily on the financial and physical characteristics of the property.

Legal due diligence examines ownership, restrictions, contracts, zoning and other legal risks.

The investor should be cautious where:

The sale price is substantially above market value
The developer guarantees a specific valuation
The recognised value is expected to be exactly at the minimum threshold
The property has unusual legal characteristics
Several properties are being combined
The seller proposes payment methods that do not match the documentation

Where the property is valued below the required amount, the investor may need to acquire additional eligible property or restructure the investment before proceeding.

The Three-Year No-Sale Requirement

A property acquired for the citizenship programme must be subject to a restriction preventing its sale for at least three years.

The restriction is registered in the land registry as part of the qualifying transaction. Official Turkish investment guidance confirms that the property must be subject to a title deed restriction on resale for at least three years.

The restriction does not normally mean that the investor loses ownership or possession. The investor continues to own the property but may not dispose of it contrary to the registered commitment.

When Does the Three-Year Period Begin?

The relevant period should be calculated according to the date and form of the officially registered restriction.

Investors should not calculate the period only from:

The date of the private contract
The date of the deposit
The date of the bank transfer
The date they moved into the property
The date the citizenship application was submitted
The date citizenship was approved

Before selling the property, the land registry records and the official starting date of the restriction should be checked.

Can the Property Be Rented?

A property subject to the three-year no-sale restriction may generally be rented, provided that there is no separate legal, contractual or administrative obstacle.

However, the lease should be reviewed carefully, particularly where it:

Extends beyond the intended ownership period
Grants unusual rights to the tenant
Restricts access to the property
Includes a purchase option
Is signed with a related party
May be interpreted as a disguised transfer

The investor should also consider tax, rental registration and property management obligations.

What Happens If the Property Is Sold Early?

Selling or transferring the property before the end of the required period may create serious risks for the qualifying investment and citizenship status.

The consequences depend on the circumstances and the legal nature of the transaction.

Investors should not attempt to bypass the restriction through:

Informal sale agreements
Transfers to relatives
Company structures
Long-term agreements resembling a sale
Powers of attorney intended to transfer economic control
Undisclosed arrangements with third parties

Legal advice should be obtained before any transaction affecting the property is completed during the restricted period.

Step-by-Step Application Process

The precise procedure may vary depending on the property, applicant and administrative practice.

A typical application may involve the following stages.

1. Preliminary Eligibility Assessment

The investor’s nationality, family members, proposed investment, documentation and potential immigration issues are examined.

2. Tax and Banking Arrangements

The investor may need a Turkish tax number and suitable banking arrangements for the purchase and application.

3. Property Selection

The investor identifies one or more potential properties.

At this stage, marketing information should be treated as preliminary. No final decision should be made before legal review.

4. Legal Due Diligence

The property, seller, title deed, zoning status, construction records, encumbrances and contractual terms are examined.

5. Valuation and Transaction Preparation

The required valuation and supporting documentation are prepared. The purchase price and payment method are coordinated with the citizenship requirements.

6. Payment

The purchase amount is transferred through properly documented banking channels.

7. Title Deed Transfer

The ownership transfer is completed before the competent land registry office.

8. Registration of the Three-Year Restriction

The required restriction preventing resale for at least three years is entered in the land registry.

9. Investment Eligibility Confirmation

The competent authority examines whether the property investment meets the required conditions.

10. Residence Permit Application

The principal investor proceeds with the residence permit process applicable to qualifying investors. Official guidance recognises a residence permit route for foreigners making the prescribed investments before applying for citizenship.

11. Citizenship Application

The investor submits the citizenship file together with the investment, residence and family documents.

12. Administrative and Security Review

The competent authorities review the applicant’s documents, investment, identity and background.

13. Citizenship Decision

If approved, the citizenship decision and civil registration procedures are completed.

14. Identity Card and Passport Applications

Following approval, the investor and eligible family members may proceed with applying for a Turkish identity card and passport.

Can the Investor’s Family Apply?

The principal investor’s spouse and eligible minor children may generally be included in the citizenship application.

The family’s documents should be examined before the investment process begins.

Particular attention may be required where there are:

Children from previous marriages
Divorced parents
Joint custody arrangements
Sole custody decisions
Adoption records
Differences between names
Missing birth certificates
Children approaching the age of 18
Marriage records issued in more than one country

The authorities may require:

Marriage certificates
Birth certificates
Custody judgments
Parental consent
Adoption documents
Evidence of family relationships
Apostille or legalisation
Notarised Turkish translations

Adult children are not automatically treated in the same way as minor dependent children. Their position should be evaluated separately.

Documents Commonly Required

The exact document list depends on the investor’s nationality, family structure and transaction.

Common documents may include:

Valid passport
Notarised passport translation
Birth certificate
Marriage certificate
Marital status document
Children’s birth certificates
Custody or consent documents
Biometric photographs
Power of attorney
Tax number records
Property valuation records
Purchase agreement
Title deed
Bank payment documents
Investment eligibility confirmation
Residence permit documents
Citizenship application forms
Address and contact information

Foreign official documents may need an apostille or consular legalisation, depending on the issuing country. They may also need to be translated into Turkish and notarised.

Differences in names, dates of birth, birthplaces and marital information should be resolved before the application is filed.

Can the Purchase Be Completed Through a Power of Attorney?

Many property and citizenship procedures may be completed by a Turkish lawyer acting under a properly prepared power of attorney.

The document must include the authorities required for the intended transactions.

Depending on the scope of representation, it may need to cover:

Property purchase
Title deed applications
Registration of restrictions
Tax procedures
Banking-related documentation
Residence permit procedures
Citizenship applications
Receipt of official documents

A power of attorney issued abroad may need to be prepared before a Turkish consulate or completed with the appropriate apostille or consular legalisation procedure.

The document may also require a notarised Turkish translation.

The power of attorney should be reviewed before it is signed. General wording may not be sufficient for specialised property and citizenship procedures.

Common Mistakes to Avoid

Foreign investors frequently face difficulties because legal review begins only after the property has been selected or paid for.

Common mistakes include:

Purchasing a property without checking citizenship eligibility
Relying solely on a developer or estate agent
Paying a non-refundable deposit before legal review
Failing to examine mortgages and attachments
Using cash or untraceable payment methods
Making payments from unrelated third-party accounts
Using incomplete bank transfer descriptions
Purchasing a property valued below the threshold
Assuming several properties will automatically be combined
Signing an inadequate purchase agreement
Failing to register the three-year restriction properly
Using an incomplete power of attorney
Preparing family documents too late
Ignoring differences in civil registry documents
Believing promises of guaranteed citizenship
Selling or transferring the property before the required period ends

These mistakes may result in financial loss, application delays or refusal.

Does Buying Property Guarantee Turkish Citizenship?

No.

Purchasing qualifying property allows the investor to apply under the real estate investment route. It does not guarantee approval.

The applicant must:

Meet the investment conditions
Complete the land registry procedures
Document the payment correctly
Obtain the required eligibility confirmation
Complete the residence permit stage
Submit accurate citizenship documents
Pass the administrative and security assessments

No developer, estate agency, consultant or lawyer can lawfully guarantee the final citizenship decision.

Why Work with a Property and Citizenship Lawyer?

A property-based citizenship application combines several different legal processes.

The transaction may involve:

Real estate law
Citizenship law
Immigration law
Contract law
Banking procedures
Tax considerations
Family documentation
Administrative applications

A lawyer may assist with:

Evaluating the citizenship route
Reviewing the investor and family structure
Examining the title deed
Checking mortgages and restrictions
Reviewing zoning and construction records
Investigating the seller’s authority
Reviewing the purchase agreement
Coordinating the payment structure
Monitoring the title deed transfer
Registering the required restriction
Preparing the residence permit application
Preparing the citizenship application
Responding to requests for additional documents
Advising on delayed or refused applications

As an English-speaking lawyer in Ankara, Tuva Law Firm assists foreign investors with property due diligence, investment documentation and Turkish citizenship applications.

Legal assistance should ideally begin before the investor signs a reservation agreement or transfers a deposit.

Frequently Asked Questions

How much property must I buy for Turkish citizenship?

The current minimum qualifying real estate investment is USD 400,000 or its equivalent in foreign currency. The property must also be subject to a restriction preventing its sale for at least three years.

Can I purchase more than one property?

It may be possible to combine more than one eligible property to reach the required investment amount. The transactions, payment records, valuation and title deed procedures should be coordinated before the purchases are completed.

Can I purchase commercial property?

Commercial real estate may potentially qualify, depending on the property’s legal status, value and transaction structure.

Can I buy property under construction?

Certain transactions involving property under construction may qualify where the applicable contractual, payment and land registry conditions are fulfilled. These transactions require careful review because the investor may not yet receive a completed property or individual title deed.

Can I rent the property during the three-year period?

The property may generally be rented unless there is a separate legal or contractual restriction. The lease should not amount to a transfer of ownership or conflict with the citizenship investment conditions.

Can I sell the property after three years?

The investor may generally consider selling the property after the required holding period has expired. The official land registry dates and restriction should be checked before the sale.

Can my spouse and children apply with me?

The principal investor’s spouse and eligible minor children may generally be included, subject to the required civil status, custody and consent documents.

Do I have to live in Türkiye?

The property investment route does not generally require five years of prior residence. The principal investor must nevertheless complete the residence permit stage associated with the citizenship application.

Can the process be completed through a lawyer?

Many stages may be completed through a lawyer holding a properly prepared power of attorney. Personal attendance may still be necessary for certain procedures depending on the applicant’s circumstances.

Does purchasing property automatically result in citizenship?

No. The property must meet the investment conditions, and the citizenship application remains subject to administrative, documentation and security reviews.

Contact Tuva Law Firm

A property intended for a Turkish citizenship application should be reviewed before the investor signs a contract, pays a deposit or transfers the purchase price.

Tuva Law Firm assists foreign investors with:

Property eligibility assessments
Title deed examinations
Legal due diligence
Purchase agreement reviews
Payment and transaction planning
Residence permit procedures
Turkish citizenship applications
Applications for spouses and children
Delayed or rejected citizenship procedures

Contact Tuva Law Firm to obtain legal assistance before purchasing property for Turkish citizenship.