Real Estate Investment For Turkish Citizenship

How to Obtain Turkish Citizenship by Purchasing Real Estate?

Acquiring Turkish citizenship through real estate investment has become an increasingly popular avenue for international investors seeking a second citizenship. The Turkish government has introduced favorable policies that allow foreign investors to secure Turkish nationality by investing in the country’s real estate market. This article will guide you through the process of obtaining Turkish citizenship through real estate investment, highlighting the eligibility criteria and benefits of this pathway.

Eligibility Criteria:

To qualify for Turkish citizenship through real estate investment, investors must meet the conditions set out in Article 20(2)(b) of the Regulation on the Implementation of the Turkish Citizenship Law. Citizenship is then granted by a decision of the President of the Republic under Article 12(1)(b) of the Turkish Citizenship Law No. 5901, provided that there is no obstacle in terms of national security and public order. The primary conditions include:

Minimum Investment Amount: The investor must purchase real estate worth at least USD 400,000 or its equivalent in foreign currency. This threshold was raised from USD 250,000 to USD 400,000 by Presidential Decision No. 5554 published in the Official Gazette of 13.05.2022. The investment is determined by the Ministry of Environment, Urbanisation and Climate Change, and the foreign currency is sold to a bank operating in Turkey before the transaction.
Type of Property: Since the amendment published in the Official Gazette of 12.12.2023, the property must be subject to condominium ownership or construction servitude, or it must be a plot with a building on it. A plot of land without a building does not qualify.
No Resale Restriction: The property purchased must have a title deed that indicates it will not be sold for at least three years. As an alternative, the regulation also accepts a promise to sell a condominium or construction-servitude property made before a notary, where at least USD 400,000 is paid in advance and an undertaking not to transfer or cancel the promise for three years is annotated in the land registry.
Application and Approval: Once the real estate investment is made, investors can apply for Turkish citizenship through relevant authorities. The application file includes, among other documents, a passport, civil status documents and documents proving family ties with the spouse and children.

Benefits of Obtaining Turkish Citizenship through Real Estate Investment:

Securing Turkish citizenship through real estate investment offers several advantages:

Visa-Free Travel: Turkish citizens enjoy visa-free or visa-on-arrival access to numerous countries, making it easier to travel internationally.
Family Inclusion: Article 12(1)(b) of the Turkish Citizenship Law also covers the foreign spouse of the person and the minor or dependent foreign children of the person and the spouse.
Diverse Lifestyle: Turkey offers a rich blend of cultures, stunning landscapes, and a vibrant lifestyle that appeals to individuals seeking a new way of living.
Access to Healthcare and Education: Turkish citizens have access to the country’s healthcare and education systems.
Business Opportunities: With a strategic location bridging Europe and Asia, Turkey offers diverse business prospects for entrepreneurs and investors.

The Importance of Legal Support for Turkish Citizenship Application

Citizenship through investment combines a property purchase, a foreign currency transaction, a land registry annotation and an administrative application. Each step has its own formal requirements, and an error in one step can affect the others. The paragraphs below describe the work a lawyer carries out in this process.

Navigating Complex Regulations: The application involves legal and administrative steps under the Turkish Citizenship Law, its implementing regulation and land registry rules. A lawyer reviews whether the property and the payment structure meet these requirements before the purchase is completed.

Tailored Advice and Eligibility Assessment: Each applicant’s situation is assessed individually, including the type of property, the payment method and the family members who will be included in the application.

Document Preparation and Verification: The application file includes documents such as the passport, civil status documents and documents proving family ties. These documents are gathered, translated where necessary and checked for consistency with the title deed and payment records.

Mitigating Application Errors: Inconsistencies between the title deed, the currency sale records and the application file can delay the process. The file is reviewed for such inconsistencies before submission.

Navigating Language Barriers: For non-Turkish speakers, official documents and correspondence with authorities are in Turkish. Consultations, correspondence and document review can be conducted in English.

Staying Updated on Changing Regulations: The investment thresholds and the eligible property types have been amended several times, most recently in 2022 and 2023. The rules in force on the date of the transaction are checked before the purchase.

Appealing Rejections and Challenges: Where an application is rejected or a problem arises during the process, the available administrative and judicial remedies are assessed.

Conclusion: Turkish citizenship through real estate investment depends on meeting specific legal conditions on the property, the payment and the land registry annotation. Checking these conditions before the purchase helps prevent an investment that does not qualify for citizenship.

What Does a Real Estate Lawyer Do About Compliance With Local Law?

Buying property for citizenship purposes also requires the ordinary legal checks of any purchase in Turkey, such as the title deed record, the zoning status of the building and the form of the sales contract. These checks are explained in the guide on buying property in Fethiye as a foreigner.

Legal services in English for property purchases, citizenship applications, inheritance and other matters involving foreign nationals are described on the Fethiye lawyer and law firm page.

Requirement	Current rule	Source
Minimum investment	At least USD 400,000 or its equivalent. Raised from USD 250,000 by Presidential Decision No. 5554, Official Gazette of 13.05.2022. The value is determined by the Ministry of Environment, Urbanisation and Climate Change and the foreign currency is sold to a bank operating in Turkey before the transaction	Regulation on the Implementation of the Turkish Citizenship Law, Art. 20(2)(b)
Type of property	Must be subject to condominium ownership or construction servitude, or be a plot WITH a building on it. A plot of land without a building does not qualify	Amendment published in the Official Gazette of 12.12.2023
Resale restriction	The title deed must carry an annotation that the property will not be sold for at least three years	Art. 20(2)(b)
Alternative route	A promise to sell a condominium or construction-servitude property made before a notary, with at least USD 400,000 paid in advance and an undertaking not to transfer or cancel the promise for three years annotated in the land registry	Art. 20(2)(b)
Who grants citizenship	The President of the Republic, provided there is no obstacle in terms of national security and public order	Turkish Citizenship Law No. 5901, Art. 12(1)(b)
Family members covered	The foreign spouse, and the minor or dependent foreign children of the applicant and the spouse	Art. 12(1)(b)
Application file	Passport, civil status documents and documents proving family ties with the spouse and children	—

Frequently Asked Questions

What is the minimum real estate investment amount for Turkish citizenship?

The primary condition is purchasing real estate in Turkey with a minimum value determined by the government, set at $400,000; this amount is subject to change, so the current threshold should be verified.

Is there a resale restriction on the property?

Yes, the property purchased must have a title deed indicating it will not be sold for at least three years.

Can family members also obtain citizenship through this investment?

Yes, the investor’s spouse and dependent children can also obtain Turkish citizenship through the same investment.

Does a plot of land without a building qualify for Turkish citizenship?

No. Since the amendment published in the Official Gazette of 12.12.2023, the property must be subject to condominium ownership or construction servitude, or it must be a plot with a building on it.

Does the foreign currency have to be exchanged in Turkey?

Yes. Under the implementing regulation, the foreign currency amount is sold to a bank operating in Turkey before the transaction, and the bank sells it to the Central Bank.

Can citizenship be obtained through a promise to sell instead of a completed purchase?

Yes, under the conditions of the regulation. The promise to sell must concern a condominium or construction-servitude property, be made before a notary, involve an advance payment of at least USD 400,000, and include a three-year undertaking annotated in the land registry.

Does buying the property automatically grant Turkish citizenship?

No. Citizenship is granted by a decision of the President of the Republic, and applications are refused where there is an obstacle in terms of national security or public order.

Legal notice: The information in this article is general in nature and does not constitute legal advice or a legal opinion. To avoid losing any rights, the specific circumstances of each case should be assessed by a lawyer. — Av. Mustafa Kocatepe