The Process of Obtaining Turkish Citizenship by Purchasing Real Estate

The process of obtaining Turkish citizenship by purchasing real estateis a multi-stage process that starts with the selection of the appropriate real estate and is completed with the citizenship decision. According to the current regulation, the investor must purchase the appropriate real estate worth at least USD 400,000 or its equivalent in foreign currency and have an annotation not to sell for three years on the title deed. In connection with this topic Citizenship Law You can also review the content titled.

It is not enough for the sale price to exceed $400,000 USD alone. The nature of the real estate, title deed history, bank payments, Foreign Exchange Purchase Certificate and determination of the amount based on citizenship must also comply with the legislation.

Five Critical Thresholds of the Citizenship Process

1. Selection of real estate suitable for citizenship,
2. Checking the real estate value and title deed history,
3. Making the payment through the bank and obtaining a Foreign Exchange Purchase Certificate,
4. Processing a commitment not to sell for three years in the title deed,
5. Completion of eligibility, residence permit and citizenship applications.

A deficiency in one of these stages can prevent the citizenship file from progressing, even if the investment amount has been met.

What is the Investment Amount?

An investment of at least 400,000 USD or equivalent foreign currency must be made in the application for citizenship through real estate. This amount does not include taxes, title deed fees, real estate agent commissions, attorney's fees and other transaction expenses. Also Conditions for Applying for Turkish Citizenship by Marriage should be evaluated together with the concrete case.

The following values must be compatible with each other in the calculation of the investment amount:

• The sales price declared in the official deed of the title deed,
• Payment made to the seller through the bank,
• The amount in the Foreign Exchange Purchase Certificate,
• The acceptable value in the Amount Determination Document based on citizenship.

It is not enough to show the sales price high on paper. The actual payment and official valuation must confirm the investment limit.

Can Every Real Estate Be Used for Citizenship?

The real estate to be purchased must be suitable for citizenship practice. Independent sections with condominium ownership or condominium servitude and land-qualified immovables with a permanent structure in accordance with the legislation can be subject to the application.

The following properties may not be suitable for citizenship investment:

• Unbuilt lands and lands,
• Agricultural immovables,
• Timeshare rights,
• Immovables in which the foreign investor buys only one share,
• Immovables that have been used in another person's citizenship application before,
• Immovables whose title deed history or seller does not comply with the party conditions in the legislation.

The high market value of a real estate does not mean that it is suitable for citizenship. Before signing the sales contract and making the payment, the title deed registration and previous transfers must be examined. Rights and Obligations of Foreigners Obtaining Turkish Citizenship its content explains other legal points related to this stage.

Can You Buy More Than One Property?

Yes. The investment amount required for purchase can be covered by the sum of more than one eligible real estate. It is also possible to buy real estate on different dates or in different cities if the conditions are met together.

However, the purchased immovables must not be shared. It is not an obstacle for an immovable property to be registered in the name of more than one owner; The important thing is that the foreign investor acquires the entire real estate.

The missing amount of the immovables purchased by sale cannot be completed later with the preliminary sales contract. The investment method and document structure should be planned correctly before the transaction.

Can an Application Be Made with a Notary Preliminary Sales Contract?

For immovables with condominium ownership or condominium servitude, a preliminary sales contract issued by a notary public can also be used in the citizenship application.

In this method, at least USD 400,000 or its equivalent foreign currency amount must be paid in cash and on the contract date at the latest. The contract must be annotated in the land registry and it must be committed that it will not be transferred or abandoned for three years.

More than one immovable property can be written in a single preliminary sales contract. However, it is not accepted to complete the required amount by combining more than one preliminary sales contract.

Foreign Exchange Purchase Certificate and Bank Payment

The foreign currency corresponding to the real estate price is exchanged to a bank operating in Turkey to be sold to the Central Bank. A Foreign Exchange Purchase Certificate is issued by the bank for the transaction made for citizenship purposes.

The Foreign Exchange Purchase Document must include the investor's identity or passport information, real estate information, the US dollar equivalent of the foreign currency and a statement showing that the transaction was made for citizenship purposes.

The payment of the sales price to the seller must also be proven with a bank receipt. The presence of real estate information or a reference to the relevant Foreign Exchange Purchase Document on the receipt makes it easier to determine which sale the payment belongs to.

Cash payments or the inability to associate bank transactions with the sale of real estate may cause problems in the conformity examination.

What is an Amount Determination Certificate?

The value of the real estate to be accepted as the basis for the citizenship application is verified by the Amount Determination Document prepared through the authorized valuation and examination system.

If a single immovable property is used, the document must state that the immovable meets the minimum required investment amount. If there is more than one immovable property, the US dollar values based on the investment in the documents are added together. About the relevant aspect of the process Required Documents and Legal Process for Turkish Citizenship There is detailed information on the page.

The validity period of Amount Determination Certificates issued after December 9, 2024, is six months. The title deed application must be planned taking this period into account.

How to Put an Annotation on the Title Deed Not to Sell for Three Years?

During the sale process, the investor declares that he has acquired the real estate for the purpose of acquiring Turkish citizenship and will not sell it for three years. This commitment is recorded in the declarations section of the land registry.

In case the immovable property is sold voluntarily or the commitment is requested to be revoked within the three-year period, the relevant population and migration authorities are informed. This may lead to a reconsideration of the citizenship decision.

Since the real estate must be protected for a three-year period, the risks of mortgage, foreclosure, litigation and forced sale should also be investigated before the purchase.

Which Applications Are Made After the Title Deed Process?

After the title deed transaction and the commitment not to sell for three years are completed, the real estate investment is examined by the General Directorate of Land Registry and Cadastre. If the conditions are met, a Real Estate Investment Determination Certificate is issued on behalf of the investor.

The next process proceeds in the following order:

1. The investor applies for a short-term residence permit within the scope of Article 31/1-j of Law No. 6458.
2. After the residence permit process is completed, the citizenship file is prepared.
3. The application is submitted to the joint offices in Istanbul and Ankara or to the relevant Provincial Directorate of Population and Citizenship.
4. Archive, security and public order examinations are carried out.
5. The application is decided by the competent authority.

Obtaining an investment eligibility certificate does not mean that citizenship is automatically acquired. The final result is revealed by the citizenship examination and the decision of the President.

Can Spouse and Children Get Citizenship?

The foreign spouse of the main investor and the minor or dependent foreign children of himself or his spouse can be included in the application. Documents showing identity, birth, marital status and family ties should be prepared for each family member.

Adult and independent children and the investor's parents do not acquire citizenship directly through the same real estate investment.

Can an Application Be Made with a Power of Attorney?

The title deed purchase can be done through a representative with the appropriate power of attorney with a clearly stated citizenship purpose. Real estate research, contract control and preparation of bank documents can also be followed by the lawyer.

However, according to the official Population and Citizenship Affairs statement, the foreigner must apply in person at the stages of eligibility certificate, short-term residence permit, residence card and citizenship application.

Errors that put the application at risk

• Paying a deposit without investigating the suitability of the immovable,
• Payment of the sales price in cash or by bank transfer without explanation,
• There is a difference between the title deed price and the actual payment,
• Purchase of real estate with shares,
• Trying to complete the investment limit with commissions and taxes,
• Failure to examine the conditions of the seller and the previous owner,
• Transfer of the immovable property before the three-year commitment period expires.

Frequently Asked Questions

Can anyone who buys $400,000 in real estate become a citizen?

Real estate, payment and title deed conditions must be met; In addition, the security and public order review must result in a positive result.

Can the value of more than one apartment be combined?

Yes. On the way to purchase, the investment values of more than one suitable real estate can be combined.

Can citizenship application be made with a shared title deed?

In current practice, the foreigner's purchase of only real estate shares is not accepted for citizenship application.

Can the real estate be rented for three years?

A commitment not to sell for three years does not generally prevent leasing. However, transactions affecting the ownership of the real estate should be avoided.

Can real estate be sold before citizenship is obtained?

Selling before the three-year commitment period expires may result in a violation of the investment condition and a negative impact on the citizenship file.

Is there a requirement to live in Turkey for a long time?

This application is an exceptional investment-based citizenship path. However, a short-term residence permit must be obtained under 31/1-j before the citizenship file.

Legal information: This content has been prepared for general information purposes. Since real estate and citizenship legislation may change, current official regulations should be checked before making a purchase, payment or promise of sale.