Introduction
In recent years, Turkey has become a major attraction for foreign investors through its citizenship by real estate investment program. Investors from the Middle East, Europe, and Asia are particularly drawn to Turkey due to the dual benefits of obtaining a Turkish passport and investing in a market with high growth potential.
This article outlines the legal framework for obtaining Turkish citizenship through real estate investments, the application process, key considerations, and practical examples based on Turkish Court of Cassation precedents.
1. Legal Basis
1.1 Relevant Legislation
- Turkish Citizenship Law No. 5901
- Regulation on the Implementation of the Turkish Citizenship Law (Council of Ministers Decision No. 2010/139)
- Amendment dated September 19, 2018 lowered the minimum investment amount to USD 400,000 for eligibility.
1.2 Purpose of the Regulation
To encourage foreign capital inflow into Turkey, boost the real estate market, and support economic growth.
2. Requirements for Citizenship by Real Estate Investment
- Minimum Investment Amount: Purchase real estate worth at least USD 400,000 or equivalent in Turkish Lira.
- Title Deed Restriction: A “no sale for 3 years” annotation must be placed in the land registry.
- Proof of Payment: Bank transfer receipts showing payment to the seller.
- Type of Real Estate: Residential, commercial, land, or agricultural property – provided it meets the valuation requirement.
- Valuation Report: Must be issued by a Capital Markets Board (CMB) licensed appraisal company.
- Timing: Application can be submitted immediately after title deed transfer.
3. Application Process
- Purchase and Title Deed Procedures
- Select property, transfer payment via bank, complete title deed registration.
- Add the “3-year no sale” restriction to the title deed.
- Certificate of Conformity
- Obtain “Certificate of Real Estate Acquisition for Citizenship Purposes” from the Ministry of Environment, Urbanization, and Climate Change.
- Residence Permit Application
- Apply for a short-term residence permit from the Directorate of Migration Management.
- Citizenship Application
- Submit required documents to the General Directorate of Civil Registration and Nationality.
4. Practical Considerations
- Applications with false valuation reports are rejected and may lead to criminal liability.
- The property must be free of mortgages, liens, or other encumbrances.
- Joint ownership is possible, but each investor’s share must meet the minimum value requirement.
- Certain military and special security zones are excluded from foreign ownership.
5. Court of Cassation Precedents
The Court of Cassation strictly requires compliance with annotation and valuation conditions in citizenship-by-investment cases. Applications with incomplete or false information are rejected by administrative authorities and annulled in court proceedings.
6. Advantages of Turkish Citizenship
- Visa-free or visa-on-arrival access to over 110 countries
- Full rights to live and work in Turkey
- Investment and business opportunities
- Citizenship granted to spouse and children under 18
Conclusion
Citizenship through real estate investment offers both residency and investment advantages. However, to ensure a smooth and compliant process, it is highly recommended to work with a lawyer specializing in international real estate and citizenship law. This minimizes the risk of rejection and saves time.
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