Turkish Citizenship through Real Estate Investment and Problems Encountered in Practice

For foreign nationals who wish to apply for Turkish citizenship by the exceptional route by buying real estate: the legal basis, purchase conditions, valuation and payment rules, the certificate of conformity process, and common problems at the land registry and citizenship stages.

This article is based on Turkish Citizenship Law No. 5901, the Regulation on its Implementation and publicly available information on the practice of the General Directorate of Land Registry and Cadastre, as in force in October 2026. As investment thresholds and administrative practice on land registry transactions change frequently, the current rules should be checked separately on the transaction date. The Turkish version of this article prevails.

Buying real estate is the most popular route in applications for Turkish citizenship by investment. The reason is simple: the investor acquires a tangible asset in return and can reassess it after a certain period. However, the apparent simplicity of this route can be misleading. Buying a home and buying a home that qualifies for a citizenship application are not the same thing. Every step of the purchase must comply with both land registry legislation and citizenship rules at the same time.

In this article we first discuss the legal framework, then the purchase and application stages, and finally the problems encountered most often in practice.

Legal basis

Article 12 of Turkish Citizenship Law No. 5901 (TVK) provides that certain foreign nationals may acquire Turkish citizenship by the exceptional route by Presidential decision. One of the categories listed is foreign nationals who meet the minimum investment conditions set by the President. The types and amounts of investment are set out in Article 20 of the Regulation on the Implementation of the Turkish Citizenship Law.

The Regulation provides two options for real estate investment. The first is the purchase of real estate worth at least USD 400,000 or its equivalent in foreign currency, with an annotation in the land register that it will not be sold for three years. The second is the acquisition, through a promise to sell executed before a notary, of real estate of the same value for which the price has been paid in advance and on which condominium ownership or a construction servitude has been established, with the contract annotated in the land register on condition that it will not be assigned or cancelled for three years. This threshold was raised from USD 250,000 to USD 400,000 by an amendment made in 2022.

On the exceptional route, the general route conditions of five years’ residence, knowledge of Turkish and means of subsistence are not required. However, the condition that there be no circumstance constituting an obstacle in terms of national security and public order applies on this route as on the other routes to acquisition. The rule in TVK Art. 10 also applies here: meeting the conditions does not create an absolute right to citizenship.

Before the purchase

Eligibility of the property for citizenship

Not every property can be used as the basis for a citizenship application. According to the practice guide of the General Directorate of Land Registry and Cadastre, property registered in the name of a foreign national, property transferred from a foreign national to a Turkish citizen or company within the last three years (except property acquired under a works contract), or property registered in the name of a person who acquired citizenship by investment cannot be used for citizenship purposes; a property can be used for this purpose only once. Property registered in the names of the buyer’s spouse and children, and purchases from companies of which the buyer is a shareholder or manager, are also assessed separately in this respect. As the scope of these rules is set by administrative arrangements, the eligibility of the property should be checked through the land registry directorate before purchase.

Legal due diligence

The review that should be carried out on any property purchase becomes even more important here. Mortgages, attachments, interim injunctions and annotations in the land register; zoning status; building permit and occupancy permit; whether condominium ownership or a construction servitude has been established; and whether the property is in a military prohibited zone or security zone should be checked. The general limits on acquisition of property by foreign nationals are in Article 35 of Land Registry Law No. 2644: the total property a foreign natural person may acquire throughout the country may not, as a rule, exceed thirty hectares, and the total property owned by foreign nationals in a district may not exceed ten percent of the district’s area subject to private ownership.

Valuation, payment and the land registry transaction

Valuation report

In sales for citizenship purposes, the value of the property is determined by a report from a valuation firm licensed by the Capital Markets Board, and the sale price shown at the land registry cannot be below this value. Which firm prepares the report and how long it remains valid are regulated by circulars of the General Directorate of Land Registry and Cadastre (TKGM).

According to secondary sources, the relevant TKGM circulars were amended by approvals dated 28 September 2026; the period of use of valuation reports in sales for citizenship purposes was extended from six to twelve months, and the firms that may prepare reports were widened to include other CMB-licensed valuation firms. This information could not be verified from an official source at the time of writing; the current text of the circular should be confirmed with TKGM before the transaction. If a change affecting the value of the property has occurred after the report date, a new report may be needed.

Payment and foreign currency sale certificate

The sale price is expected to be documented by a foreign currency sale certificate showing that the foreign currency was sold to a bank operating in Türkiye and converted into Turkish lira. Making payment through a bank and to the seller shown in the land register is also important for later proof of the price. Payments made in cash or transferred through third parties may cause problems in the eligibility assessment.

Land registry transaction and annotation

When title is transferred, an annotation that the property will not be sold for three years is entered in the land register. Transfer of the property is not possible during this period. For purchases through a promise to sell, it is annotated that the promise will not be assigned or cancelled for three years. Title deed fees are charged separately to the buyer and the seller under Fees Law No. 492; as the rate and calculation method may change, they should be calculated according to the tariff on the transaction date.

From the certificate of conformity to the citizenship decision

After the land registry transaction is completed, a certificate of conformity is requested from the competent TKGM unit. This certificate shows that the investment complies with the conditions in the Regulation. On the basis of the certificate of conformity, an application is made for a short-term residence permit under Law No. 6458 on Foreigners and International Protection. The citizenship application is then submitted to the competent unit of the General Directorate of Population and Citizenship Affairs.

The application file includes documents such as a passport, birth certificate, documents showing marital status, photographs, the certificate of conformity and the residence permit. Documents issued by foreign authorities require an apostille or consular certification and a sworn translation. The spouse and minor or dependent children may be included in the application in the same file. After the security investigation is completed, the file is sent to the Presidency for decision. No binding period is set for the decision.

Common problems in practice

Difference between the declared price and the price paid

A sale price shown at the land registry that differs from the price actually paid is risky from both a tax and a citizenship perspective. Informal arrangements under which part of the sale price is to be refunded to the buyer by the seller or an intermediary may, if they come to light later, lead to debate on cancellation of the acquisition decision under TVK Art. 31. This article governs cancellation of citizenship acquired through false statements or concealment of material facts, and its consequences may also affect family members.

Valuation differences

A value in the valuation report above market value creates the risk that the investor will not be able to sell the property at the same price in the future. It is known that prices may diverge from the general market, particularly in projects where sales for citizenship purposes are concentrated. Independent market research should be carried out separately from the valuation report.

Unfinished projects

In purchases through a promise to sell, the building may still be under construction. Risks such as deterioration of the contractor’s finances, delayed delivery or failure to obtain an occupancy permit may affect both the investor’s property and the basis of the citizenship application. The contract should therefore contain clear provisions on delivery time, delay penalties and security. The works contract aspect is discussed on our Construction Law page.

Intermediaries and powers of attorney

Many foreign investors conduct transactions through intermediaries or attorneys in Türkiye. Broad powers of attorney may allow transactions to be carried out without the investor’s knowledge. Limiting the power of attorney to specific properties and transactions, making payments directly to the seller’s account and having all documents delivered to the investor reduce this risk. Where the power of attorney is abused, a title deed cancellation and registration action may arise.

The annotation period and later sale

The property cannot be sold before the three-year annotation period expires. For sales after the annotation period, the fact that the property was previously used for citizenship purposes may prevent a new foreign buyer from applying for citizenship with the same property. As this may affect the property’s value on the second-hand market, it should be taken into account in the investment decision.

Frequently asked questions

Conclusion

Citizenship through real estate investment is both a property purchase and an administrative application process, and the rules on each side directly affect the other. A mistake made at the land registry stage may have consequences that are difficult to remedy at the citizenship stage. The eligibility of the property for citizenship, the valuation and payment conditions and the contract terms should therefore be assessed together before the decision to buy.

Given that practice changes frequently through administrative circulars, the current rules should be confirmed as of the transaction date. For the general framework, see our Turkish Citizenship by Investment and Real Estate Law pages; for a sector view, our Real Estate page; and for other routes to acquisition, our article on requirements for foreign nationals to acquire Turkish citizenship in 2026.

References

• Turkish Citizenship Law No. 5901 (in Turkish)
• Regulation on the Implementation of the Turkish Citizenship Law (Legislation Information System, in Turkish)
• Land Registry Law No. 2644 (in Turkish)
• Law No. 6458 on Foreigners and International Protection (in Turkish)
• General Directorate of Land Registry and Cadastre
• General Directorate of Population and Citizenship Affairs