Citizenship Process for Foreigners Buying Real Estate

Foreigners who buy real estate in Turkey can apply for Turkish citizenship in an exceptional way if they meet the investment amount and other legal conditions specified in the legislation. According to the current regulation, a suitable immovable property worth at least 400,000 USD or its equivalent in foreign currency must be purchased and a commitment must be made to the land registry that it will not be sold for three years. In connection with this topic Real Estate Law You can also review the content titled.

However, the purchase of real estate does not mean that Turkish citizenship is automatically acquired. The nature of the immovable, the status of the seller, the sales price, bank payments, the foreign currency purchase certificate and the compliance of the investment value with the legislation are examined separately. After the title deed process, the stages of certificate of conformity, investor residence permit and citizenship application must be completed. Also Title Deed and Tax Procedures for Foreigners Buying Real Estate in Turkey should be evaluated together with the concrete case.

Can Turkish Citizenship Be Acquired by Buying Real Estate?

A foreign real person who purchases a suitable real estate worth at least 400,000 USD or its equivalent in foreign currency can apply for Turkish citizenship, provided that he makes a commitment that the real estate will not be sold for three years in the land registry.

In some projects where the title deed has not yet been transferred, a preliminary sales contract issued at the notary public can be used for the real estate for which condominium ownership or condominium servitude has been established. In this method, the required investment amount must be paid in advance and a commitment must be made to the land registry that the contract will not be transferred or canceled for three years.

Real estate investment does not directly grant citizenship to the foreigner. After the investment conditions are met, the relevant institutions must conduct an examination, a certificate of conformity must be issued on behalf of the investor and the citizenship file must be accepted by the competent authorities.

Basic Conditions of Turkish Citizenship Through Real Estate

How to Calculate the Investment Amount of $400,000?

Only the price agreed with the seller or shown in the advertisement is not taken into account in the citizenship application. It must be verified through different documents that the investment amount meets the lower limit in the legislation.

It is important that the following values separately cover at least USD 400,000 or equivalent foreign currency amount:

• The sales price declared in the official deed of the title deed,
• The cash sales price in the preliminary sales contract issued at the notary public's office,
• The investment amount in the foreign exchange purchase document,
• The sum of the bank payments made by the buyer,
• Investment value accepted for citizenship within the scope of the Amount Determination Certificate.

If any of these values are below the required amount, it may prevent obtaining a certificate of eligibility for citizenship purposes. For this reason, even if the sales price of the real estate is over 400,000 dollars, it should not be accepted as certain that the investment is suitable for citizenship without the preparation of the Amount Determination Document.

Title deed fee, tax, VAT, real estate consultancy commission, attorney fee, translation expenses and similar expenses are not included in the sales price of the real estate based on citizenship.

What is an Amount Determination Certificate?

The Determination Document for the Amount Subject to Citizenship Acquisition by Acquisition of Real Estate, in short, TTB, is a document that shows the acceptable value of the real estate to be purchased for citizenship in terms of investment.

The valuation request based on the TTB is created by specifying the purpose of citizenship through the Web Tapu or the relevant valuation system. As a result of the valuation report and systemic evaluation prepared by the authorized institution, the Amount Determination Certificate is issued and sent to the land registry system electronically.

Valuation documents submitted physically or prepared by unauthorized persons cannot be used in the citizenship process. The period between the TTB and the title deed application involving citizenship acquisition should not exceed six months. If the period is exceeded, the valuation report and the Amount Determination Certificate may need to be renewed.

Which Immovables Can Be Used to Apply for Citizenship?

Not every real estate to be purchased for citizenship purposes is suitable for application. The title deed nature and structural condition of the real estate must comply with current rules.

In applications to be made through purchase, the real estate must generally meet one of the following qualifications:

• Independent section with condominium ownership,
• Independent section with floor easement,
• The land with a permanent structure in accordance with the legislation is a qualified immovable.

The building on the land-qualified immovable must be a permanent building with a building occupancy permit and in accordance with the legislation. Vacant land and agricultural land without any buildings on it cannot be subject to investment for citizenship purposes within the framework of current rules.

Immovables subject to timeshare rights cannot be used in Turkish citizenship applications through real estate investment.

Can Shared Real Estate Be Used in Citizenship Application?

If the foreign investor buys the real estate in a share, it is not possible to use this real estate in the citizenship application. For example, an investor who buys half a share of a real estate worth 800,000 dollars cannot apply for citizenship through this share, even if the value of his share is 400,000 dollars.

On the other hand, it is possible for a single foreign investor to purchase the entire immovable registered as a share in the name of more than one person. The important thing is that the entire real estate is registered in the name of the foreign real person who will apply for citizenship as a result of the title deed transfer.

Can Citizenship Application Be Made with More Than One Real Estate?

There is no general limitation on the number of immovables in the investment to be made through purchase. If the total investment values of more than one real estate accepted for citizenship reach at least 400,000 USD, an application can be made.

For example, the sum of three eligible properties with accepted values of 150,000, 175,000 and 100,000 USD for citizenship can meet the required investment amount. However, each real estate must separately comply with current citizenship rules.

For applications based on a preliminary sales contract, the amount of $400,000 must be covered by a single notarial contract. More than one immovable property can be shown in the same preliminary sales contract, but the amounts in different preliminary sales contracts cannot be combined.

If the total of the immovables acquired through purchase does not meet the required amount, it is not possible to complete the missing price with a separate preliminary sales agreement.

Can Citizenship Application Be Made with a Preliminary Sales Contract?

For immovables for which condominium ownership or condominium servitude has been established, citizenship application can be made through the preliminary sales contract issued at the notary public's office. This method can be used especially in projects where the title deed transfer has not yet been carried out but an independent section registration has been created.

In order to apply with the sales promise method:

• Condominium ownership or condominium servitude must have been established on the immovable.
• The preliminary sales contract must be officially drawn up at the notary public's office.
• A minimum of USD 400,000 or equivalent foreign currency must be paid in advance.
• The payment must be completed at the latest on the date of the preliminary sales contract.
• The contract must be annotated to the land registry.
• It must be undertaken that the contract will not be transferred or canceled for three years.
• The required investment amount must be covered by a single preliminary sales agreement.

After acquiring citizenship with a preliminary sales contract, it is essential to transfer the independent section in the title deed in the name of the investor. If the title deed transfer is made within the three-year commitment period, the commitment that the real estate will not be sold continues for the remaining period.

Why is the Seller of the Real Estate Important?

Not only the value of the real estate purchased for citizenship purposes, but also the seller and in whose name it was registered in the past are examined. Before paying the sales price, the foreign investor should check whether the real estate can be purchased from a suitable person or company in terms of citizenship application.

The presence of one of the following conditions in the title deed history of the real estate may prevent obtaining a certificate of conformity:

• The immovable property is registered in the name of a foreign real person in the title deed,
• The immovable property is registered in the name of the buyer's first-degree relative who is a Turkish citizen,
• The second-hand real estate has been previously transferred to a Turkish citizen or company by the investor or his first-degree relatives,
• The real estate has been transferred from another foreigner to a Turkish citizen or company in the last three years,
• The immovable property must be registered in the name of the person who has acquired Turkish citizenship through exceptional investment,
• The seller company is owned or managed by the investor or the investor's first-degree relatives,
• The real estate has been used in another foreigner's citizenship application before.

In purchases made from the company, the capital structure of the company, how the real estate was acquired, the construction permit, the contractor relationship and the previous transfers of the independent section should be examined separately. Not every sale from a company should be considered to be suitable for citizenship.

Can a Real Estate Be Used for More Than One Citizenship Application?

A real estate can only be subject to citizenship acquisition through real estate investment once. If a certificate of conformity or real estate investment determination has been issued on behalf of another foreign investor about the real estate, the same real estate cannot be used in a new citizenship application.

For this reason, in second-hand real estate purchases, not only the current title deed record, but also whether the real estate has been subject to citizenship before should be investigated.

How to Get a Foreign Exchange Purchase Certificate?

During the acquisition of real estate by foreign real persons through purchase in Turkey, the foreign currency related to the sales price must be converted into Turkish lira through an authorized bank. As a result of the transaction, the bank issues a foreign currency purchase certificate and sends the document to the relevant land registry office electronically.

In general, the following information must be included in the foreign exchange purchase document:

• Name and surname of the person on whose behalf foreign currency is exchanged,
• Passport or foreigner ID number,
• Immovable number or island, parcel and independent section information,
• The US Dollar equivalent of the exchanged foreign currency,
• Explanation that the transaction was made within the scope of the acquisition of Turkish citizenship or related capital movements arrangement.

If there is an incorrect passport number, missing name or different real estate information on the foreign currency purchase document, it may cause delays in title deed and eligibility procedures. The document must be issued with the correct information before the title deed process is completed.

For installment payments, a separate foreign currency purchase document can be issued for each payment. However, before the commitment annotation is placed for citizenship purposes, the required investment amount must be provided with payment documents.

How Should Bank Payments Be Made?

It must be documented with approved bank receipts that the investment price to be used for citizenship has been paid. Cash, undocumented or unexplained payments can cause serious problems in proving the citizenship investment amount.

The following points should be taken into consideration when making payments:

• Payment should be made directly to the title deed owner's bank account as much as possible.
• The real estate number or island, parcel and independent section information should be written in the receipt description.
• It must be stated which sales contract the payment is related to.
• The relationship between the buyer, seller, and account holders should be clearly documented.
• The amounts on the bank receipt and the foreign exchange purchase document must be compatible.
• Payment documents must be submitted to the land registry office before a three-year commitment not to sell is made.

Sending the sales price to the account of a third party who is not related to the seller may cause problems in the conformity examination. If payment is to be made to an agent, mortgage creditor, contractor or other relevant person, the legal connection between this person and the sale must be documented.

How Does the Citizenship Process Proceed for Foreigners Buying Real Estate?

1. The Investor's Eligibility to Acquire Real Estate is Checked

First, it is determined whether the foreigner has the right to purchase according to his citizenship, the real estate he has previously acquired in Turkey and the legal acquisition limits. A foreigner who is not legally allowed to acquire real estate cannot apply for citizenship through real estate investment. About the relevant aspect of the process The Process of Buying Real Estate in Turkey for Foreigners There is detailed information on the page.

2. Legal Examination of the Real Estate

Land registry, owner information, mortgages, liens, measures, annotations, zoning status, building license and occupancy permit are examined. In terms of citizenship, the seller of the real estate, its past transfers and whether it has been used in another application before are also checked.

3. Amount Determination Document is Prepared

A valuation application is created for citizenship purposes and the value of the real estate that can be accepted for investment is determined through the TTB. Ensuring that the TTB meets at least USD 400,000 reduces the investment risk before paying the deposit and sales price.

4. Foreign Exchange Purchase Certificate and Bank Payments are Completed

The foreign currency related to the sales price is converted into Turkish lira through the bank and a foreign currency purchase certificate is issued. The investment price is sent to the seller or the legally relevant account through the bank in an explained and traceable manner.

5. Title Deed Sale or Promise of Sale Transaction is Made

In the purchase method, the real estate is registered in the title deed in the name of the investor. In the promise of sale method, the contract drawn up at the notary public is annotated in the land registry. In transactions, the official price, DAB, bank receipts and TTB must be compatible with each other.

6. The Commitment Not to Sell for Three Years is Recorded in the Title Deed

The investor declares that he will not sell the real estate for three years. This commitment is recorded in the declarations or annotations section of the land registry. In the preliminary sales contract, it is stated that the contract will not be transferred or canceled for three years.

7. Real Estate Investment Determination Certificate is Obtained

After the title deed transaction and commitment are completed, the transaction information is sent to the authorized unit. If it is determined that the investment conditions are met, a Real Estate Investment Determination Certificate is issued on behalf of the investor. This document is also called a certificate of conformity in practice.

8. Investor Residence Permit Application is Made

Upon receipt of the certificate of conformity, the investor applies for a short-term residence permit under Article 31/1-j of the Law on Foreigners and International Protection. This type of residence to be used in the citizenship application is based on a different legal reason than the residence permit based on normal real estate ownership.

9. Citizenship File Is Prepared

After the residence permit stage, a citizenship file is prepared for the investor and the family members included in the application. Applications can be made through authorized partner offices in Istanbul and Ankara or through the Provincial Directorate of Population and Citizenship in other provinces.

10. Security and Archive Review is Conducted

The citizenship application is examined by the General Directorate of Population and Citizenship Affairs. An investigation can be carried out against the applicant, his/her spouse and the children in the file in terms of national security and public order.

11. Citizenship Decision Is Made

Applications that are considered to meet the necessary conditions and do not have an obstacle to citizenship are submitted to the approval of the President for the final decision. Citizenship acquisition takes place with the positive decision of the competent authority, not by making the investment.

12. Population and Identity Procedures are Completed

After the positive decision, the person is registered in the Turkish population register. Post-citizenship procedures can be completed by applying for a Turkish ID card and passport.

Is the Real Estate Investment Determination Certificate and the Amount Determination Certificate the Same?

These two documents serve different purposes:

TTB is generally used in the valuation phase before the title deed and commitment process. The Real Estate Investment Determination Certificate is issued after the title deed process is completed and the investment conditions are examined.

Documents Required for Citizenship Application

The required documents may vary depending on the person's citizenship, marital status, family structure and application conditions. In general, the following documents are prepared:

For documents issued by foreign authorities, apostille or Turkish consular certification may be required depending on the country where the document is issued. Turkish translations of the documents approved by the notary or consulate must also be prepared.

It is important that the name, surname, date of birth and marital status information in the documents are exactly compatible with the passport. Letter differences, missing date of birth, or different use of surnames may cause the application to be delayed.

Can Spouse and Children Get Citizenship with the Same Investment?

The foreign spouse of the foreigner who invests in real estate and the minor or legally dependent foreign children of himself or his spouse can be included in the same citizenship file. The identity, family bond and security conditions of each family member are examined separately.

Adult and independent children are not automatically included in the investor's file. In the case of an addicted adult child, health, guardianship or other official documents showing the addiction status may be requested.

The investment amount does not have to be covered separately for the spouses. The spouse and children of the investor can be traded together on a single investment that meets the appropriate conditions.

However, it is not correct to register the immovable property in the name of the investor, spouse and children in shares. The investment based on citizenship must be made in the name of the foreign real person making the application. Separate real estate purchases made in the name of the spouse, child or investor's company are not included in the main applicant's investment account of $400,000.

Does the Investor's Spouse Have to Participate in the Application?

It is not mandatory to include the investor's spouse in the citizenship file. If the spouse does not want to apply for citizenship, the investor can apply alone or with their eligible children.

If the child is included in the citizenship application based solely on one of the parents, the consent of the other parent, a custody decision, or additional documents showing the child's legal status may be requested.

Can Title Deed Transactions Be Made with a Power of Attorney?

Purchasing real estate for citizenship purposes and making a commitment not to sell it for three years can be carried out with a power of attorney containing the necessary special powers. The power of attorney should clearly state the powers to purchase real estate, sign title deeds, and commit not to sell for citizenship purposes.

For powers of attorney issued abroad, apostille or notarized Turkish translation with the approval of the Turkish consulate may be required, depending on the country where the document is issued.

The fact that title deed transactions can be carried out with a power of attorney does not mean that the entire citizenship process can be concluded before the foreigner comes to Turkey. According to current official practice, applicants may be required to be present in person at some stages of the eligibility, investor residence permit and citizenship application.

When Does the Commitment Not to Sell for Three Years Begin?

For applications made by purchase method, the three-year period is calculated from the date the commitment not to sell is recorded in the land registry of the real estate. In the preliminary sales method, the period starts from the date of the commitment that the contract will not be transferred or canceled.

Planning the voluntary sale of the real estate or its transfer to another person with the promise of sale while the commitment is in progress puts the citizenship process at risk.

Can Real Estate Be Rented in a Three-Year Period?

A commitment not to sell for three years limits the transfer of ownership of the real estate. It generally does not prevent the use or rental of the immovable. The investor can rent out his real estate and earn rental income, provided that it complies with the nature of the real estate and the rental legislation.

Tax obligations arising from rental income must be fulfilled separately. The establishment of a mortgage on the real estate or the continuation of the existing mortgage should be considered specifically in terms of protecting the citizenship investment.

Can Citizenship Application Be Made with Mortgaged Real Estate?

Mortgaged or foreclosed immovables can be purchased for citizenship purposes under some conditions. However, the sale of the real estate through forced execution due to mortgage or foreclosure may result in the disappearance of the investment requirement and the cancellation of the certificate of conformity.

If the real estate is purchased using a foreign currency loan, the loan amount can be deducted from the investment account. After deducting the loan, the amount covered by the investor must be at least 400,000 USD.

For this reason, the purchase of mortgaged real estate for citizenship purposes requires detailed legal examination in terms of debt and forced sale risk.

What happens if the commitment is removed before the end of three years?

The investor may request the removal of the commitment not to sell in the title deed before the completion of the three-year period. However, the early termination process is reported to the relevant population and migration authorities that the citizenship requirement has been violated.

Selling the real estate before its expiration, making it subject to a promise to sell, or disposing of it through forced sale may result in a re-examination of the certificate of conformity and acquired citizenship status.

Can Real Estate Be Sold After Three Years?

After the three-year commitment period is completed, the investor can apply to the land registry office and request the removal of the non-sale registration. After the annotation is removed, the immovable can be sold as a rule.

However, transferring the real estate back to the previous owner or the first-degree relatives of the previous owner may raise suspicion that the transaction is not a real investment and may lead to the cancellation of the investment determination certificate. The sale made for citizenship purposes should not be collusive or a temporary transfer.

Does Real Estate Investment Definitively Provide Citizenship?

Making the qualifying investment of $400,000 provides the foreigner with the right to apply for citizenship. It does not constitute a guarantee that citizenship will be granted definitively.

An examination is carried out against the applicant and his family members in terms of national security, public order, authenticity of documents and legality of the application. The final acceptance of the citizenship file is at the discretion of the competent authority.

"Guaranteed citizenship" promises made by real estate consultants, project companies or intermediaries should not be trusted.

How long does it take to finalize the citizenship application?

There is no single valid, definite and guaranteed period for each file for the finalization of citizenship applications. Inspection of the real estate, preparation of TTB and certificate of conformity, residence permit, completion of foreign documents and security survey may affect the application time.

Deficiencies or mismatches in documents, requesting additional documents and family members obtaining documents from different countries may cause the process to be prolonged.

Reasons for Refusal of Citizenship Application

The main situations that may cause the application to be rejected or the certificate of conformity not to be obtained are as follows:

• The investment value accepted in the TTB remains below 400,000 dollars,
• The price in the title deed does not cover the investment amount,
• Missing foreign currency purchase document or bank payments,
• Making the payment to an account that is not affiliated with the seller,
• Purchase of the immovable property with shares,
• The immovable property does not have a suitable qualification for citizenship,
• The immovable property has been used in another application before,
• The seller or title deed history is contrary to the current citizenship rules,
• The commitment not to sell for three years is not correctly recorded in the title deed,
• Application documents are fake, incomplete or incompatible with each other,
• There is an obstacle to the applicant in terms of national security or public order.

Mistakes Made When Buying Real Estate for Citizenship

• To pay the entire sales price before the TTB is prepared,
• Relying only on the advertisement price of the real estate,
• Not examining the title deed history and previous citizenship transactions,
• Buying a shared title deed,
• To think that vacant land or agricultural land is suitable for citizenship,
• To have the foreign exchange purchase document issued with false information,
• To make the payment in cash or without explanation,
• Showing the title deed price lower than the actual sales value,
• To include costs and commissions in the price of 400,000 dollars,
• Not checking the seller's compliance with citizenship rules,
• Believing in the promise that citizenship will be given definitively,
• Trying to transfer the immovable property before the three-year period expires.

The Importance of Lawyer Support in the Citizenship Process

Turkish citizenship through real estate investment is a multi-stage process in which title deed transfer and citizenship law are carried out together. The acceptance of the sale transaction by the land registry office may not mean that the real estate is definitely suitable for the citizenship application.

A lawyer working in the field of real estate and citizenship law can provide legal support in the following transactions: Legal Rights of Foreigners Buying a House in Turkey its content explains other legal points related to this stage.

• Checking the investor's eligibility to acquire real estate,
• Title deed registration, owner and encumbrance examination,
• Investigating the past transfers of the immovable,
• Examination of the suitability of the seller person or company,
• Preparation of deposit and sales contract,
• Follow-up of the Amount Determination Certificate process,
• Checking foreign exchange purchase documents and bank receipts,
• Recording the commitment not to sell for three years in the title deed,
• Follow-up of the certificate of conformity procedures,
• Preparation of investor residence permit and citizenship file,
• Examination of foreign documents belonging to spouses and children,
• Managing missing documents and administrative application processes.

It is especially important for foreign investors with citizenship purposes to have a special conformity examination for the real estate and the seller before paying the deposit or sales price.

Frequently Asked Questions

Can anyone who buys real estate in Turkey acquire citizenship?

The real estate must be suitable for citizenship, meet the accepted investment value of at least 400,000 USD, and meet all payment, title deed, commitment and application conditions.

Can a foreigner who buys a house under $400,000 apply for citizenship?

A single property can be worth less than $400,000. However, if a citizenship application is to be made by purchase, the total investment value of the eligible real estate accepted for citizenship must reach at least $400,000.

Is the sales price of 400,000 dollars sufficient for citizenship?

It is not enough on its own. The value accepted within the scope of the sales price, bank payments, foreign exchange purchase certificate and Amount Determination Certificate in the title deed must meet the required investment amount.

Can a second-hand house be used for citizenship?

Yes. However, the seller of the property, past transfers, whether it has been used in the citizenship process before, and other eligibility requirements should be examined in detail.

Can citizenship be obtained by buying land?

Vacant or unbuilt land cannot be used for citizenship purposes. If there is a permanent building on the land-qualified immovable property with a building occupancy permit and in accordance with the legislation, a conformity assessment can be made.

Can Turkish citizenship be obtained by buying a field?

Agricultural lands cannot be subject to citizenship applications through real estate investment within the scope of current rules.

Can citizenship application be made with a shared title deed?

Purchasing a share or share of the real estate is not sufficient for citizenship application. The entire immovable property must be registered in the name of the investor.

Can more than one house be bought?

Yes. If the total citizenship value of more than one eligible real estate acquired through purchase reaches at least $400,000, an application can be made.

Can the house purchased from the project be used for citizenship?

If condominium ownership or condominium servitude has been established and other conditions are met, an application can be made through the preliminary sales contract issued at the notary public's office. The required investment amount must be paid in advance.

Can a house purchased for citizenship be rented?

The commitment not to sell for three years limits the transfer of ownership of the real estate. As a rule, the immovable property can be rented out. Taxes and other obligations arising from rental income must be fulfilled.

Can a house purchased for citizenship be sold after three years?

After the three-year period is completed and the commitment record in the title deed is removed, the real estate can be sold. However, the transfer of the immovable property back to the previous owner or his relatives may pose a problem in terms of the authenticity of the investment.

Is there a requirement to live in Turkey in the citizenship application?

In the application for exceptional citizenship through real estate investment, the long-term residence requirement in general citizenship applications is not required. However, the application stages for the investor residence permit and citizenship file must be completed.

Is an additional investment of $400,000 required for spouse and children?

The foreign spouse of the investor and the minor or dependent foreign children of the investor or his/her spouse can be included in the application on the same eligible investment.

Can adult children be included in the family application?

Adult and independent children are not automatically included in the family file. For legally dependent children, a special evaluation can be made on additional documents proving addiction.

Can the citizenship application be completed with a power of attorney?

Real estate purchase and title deed commitment transactions can be made with a specially authorized power of attorney. However, at some stages of eligibility, residency, and citizenship application, applicants may need to be present in person.

Is the current citizenship lost when Turkish citizenship is obtained?

Turkish law allows multiple citizenships. However, whether the investor can maintain his current citizenship should be evaluated separately according to the citizenship legislation of his own country.

Does real estate investment guarantee citizenship?

Making the appropriate investment only provides the opportunity to apply for citizenship. The final acceptance of the application is decided by the competent authority after examining national security, public order and other legal conditions.

Legal information: This content has been prepared for general information purposes. Citizenship requirements by real estate investment may vary depending on the acquisition date, nature, seller, title deed history and current administrative regulations of the real estate. Before paying the deposit or sales price, a legal compliance examination specific to the investor and the real estate should be made.