Acquiring Turkish Citizenship by Real Estate Investment: 2025 Legal Framework & Practical Guide

Acquiring Turkish Citizenship by Real Estate Investment: 2025 Legal Framework & Practical Guide

Introduction

In recent years, Türkiye has become a strategic destination for foreign investors seeking not only high-yield real estate but also a path to citizenship by investment. Under the current legislative regime, foreign nationals who invest in real estate valued at a minimum of USD 400,000 may acquire Turkish citizenship, subject to specific procedural and legal conditions.

This guide outlines the 2025 regulations, applicable procedures, legal requirements, and key considerations for those aiming to acquire a Turkish passport through real estate investment.

Legal Framework

The exceptional acquisition of Turkish citizenship is governed by:

• Article 12 of the Turkish Citizenship Act (Law No. 5901)
• Article 20 of the Regulation on the Implementation of the Turkish Citizenship Act, as amended by Presidential Decree No. 106 (Official Gazette dated 12 January 2017 and further amended on 12 December 2023).

Pursuant to Article 20(2)(b) of the Regulation, foreign nationals who:

• Acquire immovable property worth at least USD 400,000,
• Provide a notarized undertaking not to transfer or sell the property for a minimum period of three years, and
• Register this commitment in the Land Registry,

may be granted Turkish citizenship by a Presidential Decree, upon successful completion of all legal procedures and national security clearance.

Core Requirements (As of 2025)

To qualify under the property investment route, the following conditions must be met:

1. Minimum Property Value: The real estate must be purchased for at least USD 400,000 (or its equivalent in Turkish Lira), determined based on the official CBRT exchange rate on the transaction date. The full value must be reflected in the Title Deed (Tapu) and supported by a Capital Markets Board (CMB) licensed valuation report dated within three months prior to purchase.
2. Title Deed Restriction (Tapu Şerhi): The Title Deed must include an annotation stating: "This property shall not be sold or transferred for a period of three years pursuant to Article 20 of the Regulation on the Implementation of the Turkish Citizenship Law.”
3. Valuation Report: The property must be appraised by a valuation firm licensed by the Capital Markets Board (SPK). The valuation must confirm that the market value equals or exceeds USD 400,000, and the report must be issued no more than 90 days before the Tapu transaction.
4. Bank Transfer and FX Conversion: The purchase price must be transferred from the applicant’s personal account to the seller’s account in Türkiye via a Turkish bank. The buyer is required to obtain a Foreign Exchange Purchase Certificate (Döviz Alım Belgesi - DAB), proving the USD amount was converted into TRY and sold to the Central Bank of Türkiye (mandatory since 2022).
5. Property Type: Residential, commercial, land, and mixed-use real estate are eligible. However, undeveloped land or incomplete constructions without a valid building permit are not acceptable.
6. Encumbrances and Liens: The property must be free of any mortgages, liens, or judicial restrictions on the date of the application. Encumbered or contested properties are grounds for rejection.
7. Investment Eligibility Certificate: Issued by the Ministry of Environment, Urbanization and Climate Change, this certificate verifies that the investment meets the legal threshold and is required before the citizenship application can proceed.

Application Process: Step-by-Step (2025)

The application process for Turkish citizenship by real estate investment involves a series of distinct stages, each requiring meticulous attention to legal and procedural details.

Initially, applicants must select a legally compliant property and secure a preliminary sales agreement. Following this, it's crucial to obtain a CMB valuation report for the chosen asset and complete the Foreign Exchange (FX) conversion process through a Turkish bank to acquire the mandatory Foreign Exchange Purchase Certificate (DAB).

The next pivotal step is the Title Deed Registration, where the sale is officially registered at the local Land Registry (Tapu) with the essential 3-year annotation restricting its sale or transfer. Once this is complete, an Investment Eligibility Certificate must be obtained from the Ministry of Environment, Urbanization and Climate Change, confirming the investment meets the required legal thresholds.

Subsequently, applicants are required to submit an application for a short-term residence permit under Article 31/1-j of Law No. 6458. The culmination of this process is the Citizenship Application, filed with the Directorate of Population and Citizenship Affairs, accompanied by all necessary supporting documents. Finally, upon a positive assessment and successful national security clearance, Turkish citizenship is granted by Presidential Decree.

The estimated timeframe for this entire process typically ranges from 4 to 6 months. However, this duration can vary depending on the applicant’s nationality, the specific province of application, and the current administrative backlog.

Common Mistakes and Legal Risks

Navigating the Turkish citizenship by investment process requires careful adherence to regulations, as certain errors can lead to significant complications or outright rejection of the application.

One critical risk is understated property value. If the value declared in the Title Deed (Tapu) is less than the actual purchase price or the minimum required investment, the application will be denied. To mitigate this, ensure the full value is accurately reflected in the Tapu and corresponds precisely with the Foreign Exchange Purchase Certificate (DAB) and bank receipts.

Another common pitfall is a missing Foreign Exchange Purchase Certificate (DAB). An application submitted without this crucial document will be deemed incomplete. It is imperative to ensure the DAB is issued by the bank before submitting any documentation to the authorities.

Payments made via cash or cryptocurrency are considered invalid transactions for this investment route. Only Turkish bank wire transfers from the applicant's personal account to the seller's account are permitted and accepted by the authorities.

In cases of shared ownership, a frequent mistake is assuming the total property value suffices, even if individual shares do not meet the threshold. For the investment to qualify, each shareholder must individually invest at least USD 400,000. If this condition is not met for each applicant, the investment will be deemed insufficient.

Finally, a significant risk arises from encumbered properties. If the property has any mortgages, liens, or judicial restrictions on the date of application, it constitutes grounds for rejection. It is essential to confirm a clean title by obtaining up-to-date title deed and tax clearance documents before proceeding with the purchase.

Eligibility of Applicants and Family Members

Applicants must meet the following criteria:

• Be over 18 years of age, with full legal capacity;
• Have no criminal record or national security concerns in Türkiye or abroad;
• Be able to maintain lawful residency status throughout the process (a short-term permit suffices).

Spouses and children under 18 years of age are also eligible to apply concurrently with the main applicant.

2025 Notable Practice Trends

• Since Q4 of 2024, authorities have adopted stricter anti-fraud protocols in CBI applications.
• Files involving same-day multiple Tapu sales or artificial inflation of values are being closely scrutinized.
• There is no requirement to live in Türkiye after obtaining citizenship; investment alone suffices.
• Roughly 70% of applications originate from Istanbul and Antalya, which maintain dedicated CBI processing units.

Conclusion: A Strategic Pathway to Citizenship

Turkish citizenship through real estate investment is a legally sound, efficient, and globally competitive route for foreign investors. However, success hinges on rigorous legal compliance, accurate documentation, and professional oversight.

Investors should treat this as a long-term legal strategy, not merely a property transaction. When properly structured, it offers strategic advantages including visa-free mobility, global tax planning flexibility, and asset diversification in a stable jurisdiction.

Disclaimer

This publication is intended for general informational purposes only and does not constitute legal advice. Legislative provisions and implementation practices are subject to change. We strongly advise consulting a licensed Turkish attorney for tailored guidance.