Buyer Guide
How to buy a property in Turkey as a foreigner: the steps, closing costs, taxes, residence permit and citizenship rules, and answers to common questions.
TURKISH CITIZENSHIP
Citizenship
Turkish Citizenship will be granted to foreign buyers who buy a property in Turkey that is worth a minimum of 400.000 USD.
At a glance
- The application can be made right after the purchase, and it takes about 180 days to receive your Turkish passport
- Your spouse and your children under 18 (or dependent children) apply with you, in the same file
- You can have multiple countries’ passports along with your Turkish passport
- You do not need to be a resident in Turkey
Turkish Citizenship by Real Estate Investment
We advise you to read this guide to learn all the process for Turkish Citizenship application from A to Z.
How to Acquire Turkish Citizenship by Real Estate Investment?
Under Article 12 of the Turkish Citizenship Law (No. 5901) and Article 20 of its implementing regulation, foreigners who buy real estate worth a minimum of 400.000 USD or equivalent in any other foreign currency will be able to apply for Turkish citizenship. The rules in their current form go back to Presidential Decision No. 106 of 18 September 2018, published in the Official Gazette on 19 September 2018; Presidential Decision No. 5554, published on 13 May 2022, raised the threshold to USD 400,000 from 13 June 2022.
Unlike other nationality programs offered by different countries, the acquisition of Turkish Citizenship is attractive for foreign investors as the application can be made immediately after the purchase of the real estate. The procedures are easy and fast.
With our professional guidance once you decide to buy a property, the buying procedures will be completed within one day. The next day, you can give Power of Attorney to an independent lawyer which we will introduce you to. The whole process for the application of Turkish Citizenship will be followed up on your behalf; you, and your spouse if they apply, only attend the residence permit and citizenship application appointments in person. Your passport is usually ready in about 180 days.
What are the Steps to Start Turkish Citizenship Application by Real Estate Investment?
Step 1. Finding the Right Property for You
You will first meet one of our sales consultants either in your hotel or in our office as you prefer. Our experienced sales consultant will be ready to answer all your questions related to the real estate sector in Turkey. You will visit the real estate projects and properties you would like to see together and you will be given a presentation in each one of them. Once you decide to proceed with any of the offers, usually a reservation fee is paid to reserve the property under your name which you can pay also by credit card.
We know that your priority is the ROI for your real estate purchase which is also our priority. There will be hundreds of eligible properties for the Turkish citizenship application. We will make sure this property will be the best option which will also match your requirements and expectations for your future benefits.
Step 2. Getting a Turkish Tax Number and Opening a Turkish Bank Account
Next, we will help you to get a tax number which you will need in the future for several needs. The tax number can be taken from any tax office in half an hour by only providing your passport and filling the required form with your presence.
For the payment of your property purchase, you have the option to pay your down payment from your country when you go back or from a Turkish bank account which you can open very easily. (read the 4th step to see whether you will need to open a bank account or not)
In order to open a bank account, you will need the following; tax number (1), your original passport (2), your address statement which can be an electricity or gas bill from your country of origin (3). We will take you to a bank where you can open an account easiest depending on your nationality. Opening a bank account will take around 1 hour.
Step 3. Meeting the Lawyer and Giving Power of Attorney
Same-day or the following, we can take you to meet one of the law firms we collaborate with. We are working with three law firms who are experienced in the Turkish citizenship process. They have already completed numerous applications for foreign real estate investors. They will be ready to answer all your questions related to the topic. They will also explain to you the whole procedure and steps until the receiving of your new Turkish passport.
After the meeting, we will go to a notary together for you to give Power of Attorney (POA) to the lawyer. With the POA, the lawyer can handle the purchase steps and follow up your file on your behalf, so you can leave the country the next day. You, and your spouse if they apply, will come back for the residence permit and citizenship applications, which have to be made in person.
Step 4. Transferring the Required Down Payment for the Property Purchase
If you decide to buy a key-ready (completed) property, you will need to make cash payment for the purchase in most cases (whereas payment plans can be offered as well depending on the property). If you decide buying an off-plan (under construction) property, again the payment can be requested cash or with a payment plan.
The important thing here is, you will need to complete a minimum down payment of 400.000 USD in order the procedures to start for Turkish citizenship application.
Let’s consider you are buying an off-plan property with a payment plan. At least 400.000 USD must be paid in full by the date of a notarised sale promise contract (satış vaadi sözleşmesi) with the developer, in which you also undertake not to sell the property for three years; this is a condition for the Turkish citizenship application. The building must have construction servitude (kat irtifakı) or condominium title (kat mülkiyeti).
If you are buying the property cash, directly your title deed will be prepared after you complete your payment for the purchase. In this scenario, non-salable record for 3 years will be added to your title deed in the title deed office by the lawyer for you to be eligible for the Turkish citizenship application.
Regarding the payment, you can transfer the money from your bank account in your country or through a Turkish bank account in your name. Either way, the price must pass through the Turkish banking system: the foreign currency is sold to a bank in Turkey, which issues a currency exchange document (döviz alım belgesi) in your name, and every transfer to the seller must be shown by bank receipts. Cash payments do not count. Please ask us before you move funds, so that the bank’s paperwork matches the title deed.
In general, paying from a Turkish bank account is easier to coordinate, but with our guidance you can also pay from your country without problems.
When your title deed is ready or the notary sales contract is signed, your application for the Turkish citizenship will start immediately. The process takes about 180 days, and we will keep you informed until your new Turkish passport is ready.
Can the Purchase of the Real Estate and Application for the Citizenship Be Made Online?
The purchase, yes. You can buy your property without visiting Turkey, and the whole process can be followed up online. The residence permit and citizenship applications, however, must be made in person, so you (and your spouse, if they apply) will need to come to Turkey for those appointments. Let’s see how.
Firstly, you can have a video conference call with one of our sales consultants. All your questions related to the real estate sector in Turkey can be answered and presentation for the properties can be made online. You can also have a video conference call with the lawyer as well to ask your questions related to the Turkish citizenship application process.
Once you decide to buy a property, you can make the reservation payment and your down payment with bank transfer from your country. You can give Power of Attorney (POA) for the sales process and your citizenship file to be followed up on your behalf. You can even give POA for a tax number to be taken and a bank account to be opened for you in Turkey in case you wish to. To prepare the POA, you will need to visit the Turkish Embassy in your country. We will send you the POA draft by email. You will only ask the embassy to prepare you this POA and you will need to send it to our address by post.
Same as the regular process, in online sales also; when your title deed is ready or your notary sales contract is signed, your application for the Turkish citizenship will start immediately. The process takes about 180 days, and we will keep you informed until your new Turkish passport is ready.
How is the Process for Turkish Citizenship Application?
Following steps will be followed respectively on your behalf for the Turkish citizenship application after an agreement is reached for the real estate to be purchased which is worth at least 400.000 USD.
1- Application will be made to one of the organizations authorized for real estate valuation in order to get the “real estate valuation report”.
2- Land Registry Directorate is applied with the necessary documents.
3- Land Registry Directorate undertakes an examination and checks whether the receipt, valuation report and the declared values meet the criteria sought in the regulations or not. They all have to prove the value is over 400.000 USD.
4- If the necessary conditions are met, the parties concerned are informed by phone message about the land registry fee and circulating capital charge payable for the procedure.
5- Once the fees are paid, appointment date is given by phone message for the contract to be signed.
6- After the contracts are signed, a statement is entered into the registry of the real estate that the property will not be sold for three years.
7- Following, land registry directorate sends the documents to the General Directorate of Land Registry and Cadastre through the online system for the “certificate of eligibility” to be issued for the citizenship application.
8- Once the necessary checks are completed, the certificate of eligibility issued is sent by an official letter to the Provincial Directorate of Civil Registration and Citizenship Affairs and the Presidency of Migration Management. The parties concerned are informed by email.
9- After receiving the certificate of eligibility, the residence permit will be taken from the Provincial Directorate of Migration Management, for you and for your spouse and children. Following, the family's citizenship application will be made together, in person, to the Provincial Directorate of Civil Registration and Citizenship Affairs (in Istanbul and Ankara, at the special offices for foreign investors).
What are the Conditions Required to Be Eligible for Turkish Citizenship by Real Estate Investment?
Applicants are required to purchase real estate in Turkey by investing at least 400.000 USD. This amount can be reached by purchasing single property or multiple properties.
The property cannot be sold for 3 years after the purchase. Non-salable record will be added on the title deed at the time of the buying.
The appraisal report taken for the property should state the property value is over 400.000 USD.
The value declared at the title deed office for the purchase should be over 400.000 USD after it is converted with that day’s official exchange rate announced by the Central Bank of Turkey.
The amount transferred to the seller should be at least 400.000 USD and must pass through the Turkish banking system: the foreign currency is sold to a bank in Turkey, which issues a currency exchange document (döviz alım belgesi), and every transfer is shown by bank receipts. Cash payments do not count.
The property which is purchased should not be registered under any foreign real person after the date: 12.01.2017. A foreigner should buy the property from a Turkish person or company (if a foreigner is a partner in the company, it will not apply) in order to be eligible to apply for Turkish citizenship.
Only a unit with condominium title (kat mülkiyeti) or construction servitude (kat irtifakı), or a plot of land with a building on it, qualifies. Bare land, farmland and shared (hisseli) purchases do not.
For an off-plan property bought with a payment plan, at least 400.000 USD must be paid in full by the date of the notarised sale promise contract with the seller.
For the properties that will be purchased by cash, the title deed should be transferred to be able to start the citizenship application.
What are the Required Documents for Turkish Citizenship Application?
To be provided by the applicant:
- Valid passport
- Birth certificate of each applicant (stamped by foreign ministry of relevant state and Turkish Embassy)
- Marriage certificate if the spouse will apply (stamped by foreign ministry of relevant state and Turkish Embassy)
- 4 passport-size photos of each member of your family if they will apply also (recent biometric photos 50x60 mm taken in the last 6 months with white background)
- For children under 18 applying with you: birth certificate, and the notarised consent of the other parent if they are not applying with you (after a divorce, also the custody decision)
- Criminal record certificate from your own country, issued within the last 6 months
To be prepared by the lawyer:
- Filled application form
- Document regarding representation – Power of Attorney
- Title deed for the real estate sold
- Foreigner ID No given with the Residence Permit
- Appraisal (valuation) report for the real estate
- Currency exchange document (döviz alım belgesi) and bank receipts for every transfer
- Compulsory earthquake insurance policy
What are the Advantages of Having Turkish Passport?
- Your spouse and your children under 18 get the citizenship with you, in the same application
- No need to declare any wealth
- No need to be a permanent resident in Turkey to keep the citizenship status
- Chance to have multiple passports along with your Turkish passport as Turkish government allows holding multiple citizenships
- Access to 112 destinations without a visa obtained in advance (Henley Passport Index, September 2026)
- Ease of obtaining E-2 Visa to get US Residency
- Ease of obtaining Schengen visa to Europe
- Free medical service in Turkey’s Public Hospitals after being registered with the Social Security Institution (SGK)
- Free education in Public Educational Institutions in Turkey
- Ease of running business inside Turkey with a local name and ID
Which Countries Can You Visit with Turkish Passport without Visa?
With a Turkish passport you can travel to 112 destinations without a visa obtained in advance (Henley Passport Index, September 2026). In order to see the visa-free countries and visa status of all countries in the world for Turkish citizens, you can visit countries you can visit with Turkish passport page.
Contact Us for Free Consultancy
If you are interested in Turkish Citizenship through real estate investment in Turkey, contact us now filling the form below to get free consultancy. Our experienced team will contact you as soon as possible and we will try to answer all your questions related to the topic.
Frequently Asked Questions About Turkish Citizenship
If you have any further questions, please do not hesitate to contact us. We are very experienced regarding the Turkish citizenship program through real estate investment. Many of our clients received their passport following their property purchases with our consultancy. We will be happy to help you as well in the near future.
Can the old buyers apply for Turkish citizenship program as well?
The current rules come from Presidential Decision No. 106 of 18 September 2018, published in the Official Gazette on 19 September 2018. Foreigners who buy after this date can apply for the Turkish citizenship program.
If the citizenship application is rejected for some reason, can the investor apply again for Turkish citizenship?
Yes. If the application is rejected, the reason will be stated in the application result. The investor can reapply and get the citizenship after measuring up the criteria.
Is it necessary to apply for Turkish citizenship program with a lawyer?
There is no obligation to apply with a lawyer. But still, even though we are very experienced about the subject, we advise our clients to make their application with the law firms we are working with in order to avoid any unexpected problems that can occur.
If dual citizenship is not allowed from the buyer's country of origin, can this person apply for Turkish citizenship?
Yes. Turkey permits multiple citizenship and does not require you to give up your current nationality. Whether your home country allows dual citizenship, and whether you must notify it, depends on that country’s law, so please check before you apply.
Can a foreign person buy a property from another foreigner in Turkey and apply for Turkish citizenship?
No. The property should not be registered under any foreign real person after the date: 12.01.2017. The application can be made only when a foreigner buys from a Turkish citizen or Turkish company.
Can a foreigner buy a land or a farm worth 400.000 USD and apply for Turkish citizenship?
No. Since December 2023 (Presidential Decision No. 7938), the property must be a unit with condominium title (kat mülkiyeti) or construction servitude (kat irtifakı), or a plot of land with a building on it. Bare land and farmland do not qualify on their own.
Can the foreigner apply for Turkish citizenship when buying a property with a payment plan?
Yes, for an off-plan unit in a building that has construction servitude (kat irtifakı) or condominium title (kat mülkiyeti). At least 400.000 USD must be paid in full by the date of a notarised sale promise contract with the seller, and the contract is annotated on the land register for three years. If instalments continue after that, the application can still be made.
Can the buyer's spouse and children apply for Turkish citizenship at the same time with the buyer?
Yes. Your foreign spouse, and your and your spouse's children who are under 18 or dependent, can acquire Turkish citizenship together with you (Turkish Citizenship Law No. 5901, Article 12). They receive the same investor residence permit as you, and the family's citizenship applications are submitted together in one file; children under 18 are listed on the parent's application form. Your spouse applies in person, like you. Children over 18 who are not dependent, and parents, are not included.
If the buyer's relative make the payment on his/her behalf for the real estate purchase, can the citizenship application still be made?
Usually yes, if the relationship is documented. The land registry accepts payment by someone other than the buyer, such as a spouse or child, when the link between them is shown. Cash payments are not accepted.
When should the appraisal (valuation) report be taken for Turkish citizenship application?
The valuation report should be taken for all real estate purchases for foreign purchases in any case. The report is valid for 3 months. The report can be taken after the reservation of the property to be in safe side. The value should be over 400.000 USD to be eligible for the application.
Can the payment be made from a Turkish bank account of the buyer to be able to apply for Turkish citizenship?
Yes, provided the foreign currency is sold to a bank in Turkey, a currency exchange document (döviz alım belgesi) is issued in the buyer’s name, and every transfer to the seller is shown by bank receipts. Please ask us before you move funds.
When a foreigner becomes a Turkish citizen through a real estate investment, when can he/she be able to sell his/her property?
Non-salable record will be added to the title deed at the time of the real estate purchase. The property can be sold only after 3 years.
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