Turkish citizenship by buying property: the full journey, step by step
From understanding the law to receiving your passport: the seven stages your file goes through, what we do at each one, and what we need from you.
- Law No. 5901
- Choosing the property
- Legal checks
- Reservation, transfer and title deed
- Preparing documents
- Citizenship stages
- ID card and passport
What does Turkish Citizenship Law No. 5901 say?
Article 12 of Turkish Citizenship Law No. 5901 allows citizenship to be granted as an exception to foreign investors, and the implementing regulation (Article 20) sets the investment conditions. The final decision is issued by the Presidency.
- Buy one or more properties worth at least USD 400,000 or the equivalent. This threshold has applied since June 2022.
- Pay through Turkish banks, with a foreign currency sale certificate issued by the bank.
- An official valuation report showing the property is worth at least the required amount.
- A commitment registered on the title deed not to sell the property for 3 years.
- The investor and their spouse.
- Children under 18. Children over 18 need their own file.
- You do not have to live in Turkey or give up your nationality. Turkey allows dual citizenship.
Choosing the right property for your goal
Before we show you any property, we ask about your goal: a home for your family, an investment with rental income, or both. Then we shortlist only eligible properties within your budget.
- A written shortlist of eligible properties with prices and payment plans.
- The USD 400,000 can be reached with one property or several.
- Viewings in person or by video call.
- A ready property with an occupancy permit is the simplest route.
- An off-plan property qualifies if its legal papers are complete: registered with a floor-easement title deed, or with a notarised sales promise contract recorded on the title deed, and fully paid.
Legal checks by a lawyer and verifying the property's history
This is the most important stage, and no money is paid before it. The lawyer reviews the full property file and gives you a written opinion on its eligibility for citizenship.
- The title deed record: previous owners, and whether the property was ever registered to a foreigner or used in a citizenship file.
- Mortgages, seizures and annotations registered on the property.
- The building permit, occupancy permit and the property type on record.
- Outstanding municipal debts and taxes on the property.
- A written legal opinion: eligible or not eligible, with the reasons.
- An early estimate of the official valuation compared with the purchase price, so you are not surprised by a value below the threshold.
Reservation, money transfer and receiving the title deed
- A reservation contract once the legal checks are passed.
- A Turkish tax number and a bank account in your name.
- Transfer the purchase price from abroad in foreign currency to a Turkish bank, and sell it to the bank against a foreign currency sale certificate (DAB).
- Request the official valuation report through the land registry's online platform.
- An appointment at the land registry to transfer ownership and register the 3-year no-sale commitment on the deed.
- Cash payments are not accepted in a citizenship file. All amounts must go through banks.
- The sale value, the valuation and the value registered on the title deed must all be USD 400,000 or more.
- The title deed fee is 4% of the registered value, and who pays it is agreed in advance.
Preparing the documents
We send you a written list based on your nationality and the size of your family. Documents issued outside Turkey need legalisation (apostille or consular) and then a sworn translation into Turkish.
- Valid passports for you and your family members.
- Biometric photos.
- Birth certificates, and a marriage certificate if your spouse is in the file.
- A notarised power of attorney so the lawyer can handle procedures on your behalf.
- A criminal record certificate from your country.
- Bank statements or documents showing the source of funds.
- Any additional document the authorities request while reviewing the file.
Citizenship stages
- Certificate of conformity: issued by the regional land registry directorate, confirming your property investment meets the citizenship conditions.
- Investment residence permit: for you and your spouse from the migration office, with fingerprints.
- Citizenship application: submitted to the competent civil registry and citizenship office and followed up by the lawyer under power of attorney.
- Security and administrative review: the authorities review the file and the source of funds.
- Citizenship decision: issued by the Presidency.
Receiving your Turkish ID card and passport
- After the decision, you and your family are entered in the Turkish civil registry and each person receives a national ID number.
- The Turkish ID card is issued, then the passport application is made.
- After the three years end, you can ask for the no-sale commitment to be lifted from the title deed and sell the property if you wish.
Costs: written in full before any payment
Besides the property price there are known costs: the title deed fee (4% of the registered value, with who pays it agreed in advance), the valuation report, translation and legalisation, lawyer's fees, and residence permit and passport fees. We send you a written table of every item before you commit to anything.
Frequently asked questions
Can the USD 400,000 be split across more than one property?
Yes. You can buy more than one property as long as the total is at least the required amount and each property meets the eligibility conditions.
Does citizenship include my spouse and children?
It includes your spouse and children under 18 in the same file. Children over 18 need their own file.
When can I sell the property?
After the three years registered on the title deed end, and once the commitment is lifted by application to the land registry.
Does an off-plan property qualify for citizenship?
Yes, if its legal papers are complete: registered with a floor-easement title deed or with a notarised sales promise contract recorded on the title deed, and fully paid.
How long does the process take?
Buying the property and transferring the title deed usually take a few weeks. The citizenship file review then usually takes 30 to 90 days after the application is submitted.
Do I need to live in Turkey or give up my nationality?
No. You do not have to live in Turkey, and Turkey allows dual citizenship.
Get a free written citizenship plan
Tell us your budget and the size of your family. Within one working day we send you eligible properties, the full costs and the expected timeline for your file.