How to Acquire Turkish Citizenship Through Property Investment

Since 2018, Türkiye has offered one of the most efficient investment-based citizenship programs in the Nestled at the crossroads of Europe and Asia, Türkiye is a nation of rich history, dynamic culture, and breathtaking landscapes. Beyond its allure as a top travel destination, it has emerged as a global hub for business, lifestyle, and investment. A significant driver of this appeal is the Turkish Citizenship by Investment (CBI) program—a clear and efficient pathway for foreign nationals to gain a Turkish passport.

The most popular route within this program is real estate investment. It offers the unique dual advantage of acquiring a valuable asset in a thriving market while securing a new future for you and your family as citizens of Türkiye.

This long-form guide provides a detailed roadmap for your journey, covering the benefits, eligibility criteria, step-by-step procedures, and crucial advice to ensure a smooth process.

The Allure of Turkish Citizenship: Why Invest in Türkiye?

Before we delve into the “how,” let’s explore the “why.” What makes Turkish citizenship a valuable asset in today’s world?

• Global Mobility: A Turkish passport grants visa-free or visa-on-arrival access to over 110 countries, including key destinations like Japan, Singapore, South Korea, and nearly all of Latin America.
• A Strategic Hub for Business and Life: Türkiye’s unique location provides a gateway to markets across Europe, the Middle East, and Central Asia. It’s an exceptional base for entrepreneurs and families seeking a cosmopolitan lifestyle.
• Full Family Inclusion: The program extends to the main applicant, their legal spouse, and all dependent children under the age of 18, allowing your entire immediate family to benefit.
• Exceptional Quality of Life: Enjoy a high standard of living with access to modern healthcare facilities, world-class private education, a celebrated culinary scene, and an enviable Mediterranean climate.
• Dual Citizenship Permitted: Türkiye allows for dual nationality, meaning in most cases, you will not have to renounce your original citizenship to become a Turkish citizen.
• No Residency Requirement: You are not obligated to live in Türkiye before or after gaining citizenship. This offers investors complete flexibility.
• Efficient and Fast-Paced Process: The entire journey, from property selection to holding your new passport, can be completed in as little as 6 to 9 months.
• Strong Investment Potential: The Turkish real estate market, especially in major cities like Istanbul, Izmir, and Antalya, offers significant potential for rental income and long-term capital appreciation.

The Core Requirements: Are You Eligible?

The government of Türkiye has outlined clear and straightforward eligibility criteria for the property investment pathway.

1. Minimum Property Value: You must purchase real estate valued at a minimum of $400,000 USD.
   • This amount can be fulfilled by purchasing a single property or multiple properties.
   • Crucially, the value is determined by an official appraisal report from an expert licensed by the Capital Markets Board (SPK). The property’s sale price cannot be less than the appraised value for the application.
2. Mandatory Holding Period: You must legally commit to not selling the purchased property for at least three years. This commitment is formally registered as an annotation (known as a şerh) on the property’s title deed.
3. Clean Legal Background: Applicants must possess a clean criminal record and undergo a national security check to ensure they do not pose any risk.
4. Legitimate Source of Funds: The money used for the investment must be proven to have been obtained through legal means.

The Step-by-Step Application Process: Your Journey to a Turkish Passport

While the process involves legal formalities, it is very systematic. Following these steps with professional guidance will make the journey seamless.

Step 1: Hire Professional Counsel and Conduct Due Diligence

This is the foundational step. Engage an independent Turkish law firm that specializes in citizenship by investment. They will be your most valuable asset, conducting due diligence, protecting your interests, and managing the legal paperwork from start to finish.

Step 2: Obtain a Tax ID Number and Open a Bank Account

Before any transaction, you must obtain a potential tax identification number from a local tax office in Türkiye. Following this, you will need to open a Turkish bank account, which your lawyer can assist with. All investment funds must be transferred through this account.

Step 3: Find and Purchase the Property

Work with a reputable and licensed real estate agent to find a suitable property. Once you have made your selection, your lawyer will arrange for the mandatory SPK-licensed appraisal report to officially confirm its value for the citizenship application.

Step 4: Finalize the Transaction and Secure the Title Deed (Tapu)

Once the funds are transferred to the seller, the official ownership transfer takes place at the Land Registry and Cadastre Directorate.

• Receive the Title Deed (Tapu): You will receive the official document proving your ownership of the property.
• Add the Şerh (Annotation): At the same time, your lawyer will ensure the Land Registry office places the official annotation on your title deed, legally binding you not to sell the property for three years. This is a non-negotiable step for the CBI application.

Step 5: Obtain the Certificate of Conformity (Uygunluk Belgesi)

With the annotated title deed and proof of payment, your lawyer will apply to the Ministry of Environment, Urbanization, and Climate Change for a Certificate of Conformity (Uygunluk Belgesi). This document is the government’s official confirmation that your real estate investment meets all the necessary program requirements.

Step 6: Apply for an Investor Residence Permit

As a prerequisite for the citizenship application, you must first apply for and receive a short-term investor residence permit. For CBI applicants, this is typically a fast-tracked formality.

Step 7: Submit the Official Citizenship Application

Your lawyer will now compile a complete dossier with all required documents and submit it to the Provincial Directorate of Migration Management (İl Göç İdaresi Müdürlüğü). Key documents include:

• Application Form
• Valid Passport and Birth Certificates (apostilled)
• Marriage Certificate and family documents (if applicable)
• Biometric Photos
• The Certificate of Conformity and annotated Title Deed
• Investor Residence Permit
• Receipts for fee payments

Note: All foreign documents must be officially translated into Turkish and notarized.

Step 8: Approval and Receiving Your Passport

The application undergoes a thorough security and archival review by several government bodies, with the final approval coming from the Presidency of Türkiye. Upon approval, you will be invited to provide your biometrics and collect your Turkish ID card (Kimlik) and passport at a local registry office in Türkiye or a Turkish consulate abroad.

Understanding the Full Cost: Beyond the $400,000

It is wise to budget for additional costs associated with the transaction, which typically range from 5% to 8% of the property value. These include:

• Title Deed Fee: 4% of the declared property value.
• Value Added Tax (VAT): Ranges from 1% to 18%, though exemptions are often available for foreign buyers purchasing their first property in Türkiye.
• Legal Fees: For the invaluable service of your law firm throughout the process.
• Appraisal Report Fee: A minor but mandatory cost.
• Notary, Sworn Translation, and Application Fees.

Common Pitfalls and How to Avoid Them

• Paying for Overpriced Properties: Some sellers target foreign investors with inflated prices.
  • Solution: Never skip the independent, SPK-licensed appraisal. Trust the appraisal value, not just the asking price.
• Errors in Documentation: Small mistakes can lead to significant delays.
  • Solution: This is why hiring a specialized and experienced lawyer is not just recommended, but essential.
• Working with Unlicensed Agents: Avoid individuals or companies that are not properly licensed.
  • Solution: Thoroughly vet your real estate agent and lawyer. Ask for credentials and references.
• Incorrect Fund Transfers: The money trail must be clean and direct.
  • Solution: Ensure the funds are transferred directly from the buyer’s bank account to the seller’s bank account. The transfer description should clearly state the purpose of the payment.

Conclusion

The Turkish Citizenship by Investment program is more than just a transaction; it’s an opportunity to invest in a vibrant future. By acquiring property in Türkiye, you gain not only a valuable asset but also the global mobility, lifestyle benefits, and business opportunities that come with a Turkish passport.

While the process is straightforward, it is a significant legal and financial undertaking. The key to a successful journey lies in careful planning, thorough due diligence, and partnering with qualified professionals who can guide you every step of the way.

Disclaimer: This blog post is for informational purposes only and does not constitute legal or financial advice. Regulations and investment amounts are subject to change by the government. Please consult with a qualified legal professional in Türkiye for advice tailored to your specific situation.