INTRODUCTION
Turkey has become a leading destination for foreign investors seeking property investment for Turkish citizenship. Under Law No. 5901 on Turkish Citizenship and the Regulation on the Implementation of the Turkish Citizenship Law, foreign nationals can acquire Turkish citizenship by purchasing property that meets the legal criteria. This article explains the legal framework, title deed procedures, and common pitfalls in real estate transactions for citizenship purposes.
LEGAL FRAMEWORK
Law No. 5901 on Turkish Citizenship
Turkish Citizenship Regulation (as amended in 2018 and later updates)
Land Registry and Cadastre Law (Tapu Kanunu)
Ministry of Environment and Urbanization & General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü) procedures
MINIMUM INVESTMENT REQUIREMENT
Since June 2018, the threshold has been set at USD 400,000 (previously USD 1 million, later USD 250,000).
The property (or properties) must be purchased and held for at least 3 years.
The value must be confirmed by an official valuation report issued by an authorized appraiser.
TITLE DEED (TAPU) PROCEDURES
1. Preliminary Check of Property
Confirm that the property is eligible (no mortgage, lien, or restrictions).
2. Conduct due diligence via the Land Registry.
Valuation and Payment
3. Obtain a real estate valuation report.
Payment must be made through a Turkish bank with proof of transfer.
4. Sales Contract and Notary Procedures
Drafting and signing the sales contract.
5. Payments must be recorded to avoid invalidation.
Application at the Land Registry (Tapu Office)
6. Submit buyer’s passport, tax number, and seller’s documents.
Completion of transfer and issuance of the title deed (tapu senedi).
7. Annotation for Citizenship
A restriction is placed on the title deed stating that the property cannot be sold for 3 years.
SALE AND CITIZENSHIP APPLICATION PROCESS
After obtaining the tapu, the buyer applies to the General Directorate of Population and Citizenship Affairs for citizenship.
The application includes:
Title deed copy
Valuation report
Bank receipts of payment
Residence permit application (if necessary)
Processing time is typically 3–6 months.
COMMON MISTAKES TO AVOID
1.Purchasing Property Below the Legal Value
Even small discrepancies in valuation can lead to rejection.
2. Payment in Cash
Payments must go through a Turkish bank to prove compliance.
3. Failure to Place the 3-Year Restriction
Missing this annotation cancels eligibility.
4. Buying from Related Parties
Purchases from relatives or affiliated companies may be deemed invalid.
5. Relying on Unverified Brokers
Always use licensed real estate agencies and lawyers.
CONCLUSION
Acquiring Turkish citizenship by real estate investment is a secure and popular route for foreign nationals, but only when the process strictly follows the legal requirements. Title deed procedures, sales contracts, and valuation reports must be handled carefully. Professional legal support is crucial to avoid mistakes and ensure a smooth application.
Turkish lawyer Ferhat Küle is engaged in providing legal advice related to property investment and citizenship procedures.
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