Eligibility review
Applicant profile, nationality, family structure, source-of-funds planning and current procedural requirements.
EXCEPTIONAL CITIZENSHIP ROUTE
Turkish citizenship
through real estate.
A property-led route for qualifying investors, managed with transaction discipline and verified against official requirements.
Book a private eligibility call →Buying property does not automatically grant citizenship. A qualifying investment, compliant transaction, required annotations and formal approval are necessary.
Verify on the Republic of Türkiye Investment Office ↗THE OFFICIAL FOUNDATION
What the real-estate route requires
The Republic of Türkiye Investment Office states that a foreign natural person may access the exceptional citizenship procedure by acquiring real estate worth at least USD 400,000 or its equivalent, with a title-deed restriction preventing resale for at least three years.
The price alone is not enough. The property, seller, valuation, payment trail, foreign-exchange documentation, title transfer and restriction annotation must be structured correctly. Final decisions belong to the competent Turkish authorities.
THE PROCESS
From property selection to citizenship file
Property selection
Choose a legally suitable asset and check seller history, title deed, valuation risk and transaction structure.
Official valuation & payment
Coordinate the appraisal and compliant bank payment documentation required for the transaction.
Tapu & restriction
Complete title transfer and register the required three-year no-sale annotation at the Land Registry.
Certificate of conformity
The competent authority reviews the investment and issues the conformity document when conditions are met.
Residence & citizenship filing
Submit the investor residence-permit stage and exceptional citizenship application with the required personal documents.
WHO CAN BE INCLUDED
Family scope
The main applicant's spouse and dependent children under 18 may generally be included in the exceptional citizenship application, subject to documentary and authority review.
- Main investor
- Legally married spouse
- Dependent children under 18
- Separate review where custody or prior marriage applies
WHAT MUST BE CHECKED
Transaction risk controls
- Official appraisal and minimum qualifying value
- Seller relationship and prior transfer restrictions
- Bank payment and foreign-exchange documents
- Title deed, mortgage, lien and annotation status
- Building licence, occupancy and zoning records
- Citizenship suitability confirmed before reservation
FROM INVESTMENT TO NATIONALITY
A property transaction is only the beginning.
The passport is the final outcome of a sovereign citizenship procedure—not a product delivered by a developer. A strong file connects a legally eligible property, traceable payment, official valuation, land-registry annotation, residence stage and complete family documentation.
$400KCurrent property threshold3 yearsRequired no-sale commitmentFamilySpouse and eligible childrenState reviewNo private approval guarantee
Read the official investment rule ↗DOCUMENT PREPARATION
Build the personal file
before completion.
Document requirements depend on nationality, civil status and family history. Confirm the live checklist with the authorised professional handling the file.
- Passport and notarised translation
- Birth or civil-registry record
- Biometric photographs
- Marital-status documentation
- Residence and contact records
- Authorised power of attorney if used
- Passport and identity records
- Marriage certificate
- Birth record where requested
- Biometric photographs
- Consent or declarations where applicable
- Passport or identity record
- Birth certificate
- Custody documentation if relevant
- Parental consent where required
- Dependent-status evidence for special cases
- Tapu and seller records
- Official valuation report
- Bank payment receipts
- Foreign-exchange purchase document
- Three-year restriction annotation
- Certificate-of-conformity records
DO NOT CONFUSE THE ROUTES
Property ownership, residence and citizenship
PROPERTY OWNERSHIPSHORT-TERM RESIDENCEINVESTMENT CITIZENSHIP
Core resultRegistered real-estate titlePermission to reside for a defined periodNationality after official approval
Automatic?Only after Tapu registrationNo—application and approval requiredNo—multi-stage state procedure
Property conditionLegally acquirable propertyResidential home used for that purposeQualifying value and compliant structure
Renewal / holdingOwned until legally transferredPermit duration and renewal rules applyThree-year no-sale commitment applies
Official authorityLand Registry (TKGM)Migration ManagementCompetent investment and citizenship authorities
ALTERNATIVE INVESTMENT ROUTES
Real estate is not the only route
Official guidance also describes other qualifying investment categories, generally with a USD 500,000 threshold and a three-year holding condition, including bank deposits, certain government bonds, qualifying fund shares, fixed-capital investment and private-pension contributions. Employment creation is a separate category.
Compare official investment categories ↗AFTER APPROVAL
What still needs attention
- Complete identity and passport issuance steps
- Observe the registered three-year property restriction
- Maintain property taxes, insurance and site dues
- Keep address, civil-status and family records current
- Take country-specific advice on dual nationality
- Plan property management, leasing or future resale
RED FLAGS
Stop before transferring money if...
“Guaranteed passport” is promised without legal reviewThe seller refuses an independent title-deed checkPayment is requested outside the documented banking routeThe appraisal is expected to “solve” an inflated priceThe exact property or seller history is unclearYou are told the three-year restriction is optional
FREQUENTLY ASKED
Clear answers before commitment
Can I buy several properties?+
A qualifying file may involve more than one property if the current rules, timing and total officially accepted value are satisfied. The structure should be confirmed before purchase.
Can I sell immediately after receiving citizenship?+
The real-estate route requires a restriction preventing resale for at least three years. Selling in breach of the registered commitment creates serious legal risk.
Must I live in Türkiye?+
The investment citizenship route is not presented as a conventional residency-by-days programme. However, a residence-permit stage is part of the application procedure.
Can I complete the purchase remotely?+
Many transaction stages can be coordinated through a properly drafted power of attorney, but identity, document and authority requirements must be confirmed for the individual file.
Is approval guaranteed?+
No responsible advisor can guarantee a sovereign decision. Correct structure and documents support the application; final authority remains with the Turkish state.
Is every USD 400,000 property eligible?+
No. Price is only one condition. Valuation, payment, seller, title deed, property history and annotation requirements must also be checked.
ELIGIBLE PROFILE
Selected properties above $400,000
OFFICIAL VERIFICATION
Do not rely only on sales material.
BEFORE VIEWING PROPERTY
Confirm the applicant first—not only the budget.
A citizenship-led purchase should begin with the people and documents in the file. A beautiful property cannot repair an applicant, family or documentation problem discovered after transfer.
Main applicant review
Confirm identity, nationality, passport validity, civil status, intended family members, source of funds and whether another country's laws may affect dual nationality.
Family composition
Map the spouse, minor children, prior marriages, custody arrangements, adopted children and any name or date differences across civil records.
Document readiness
Identify which foreign documents require apostille or consular legalisation, sworn translation and Turkish notarisation before an appointment is booked.
Independent roles
Use a qualified lawyer for legal advice, an authorised valuation process for appraisal, and official authorities for conformity and citizenship decisions. A developer cannot replace them.
PROPERTY ELIGIBILITY AUDIT
Six separate tests should pass before a reservation payment.
Title and owner
Verify the registered owner, property classification, parcel and independent-section details, mortgages, liens, easements, injunctions and other annotations.
Seller and transaction history
Review whether the seller, previous ownership or related-party position creates a restriction under the live citizenship rules.
Official valuation
The qualifying file depends on the value accepted through the official process—not merely the marketing price or private promise.
Construction legality
For completed property, inspect building licence, occupancy position, approved plan and physical conformity. For projects, examine delivery and registration structure.
Banking evidence
The money trail must connect buyer, seller, contract, currency conversion and official receipts. Cash or unclear third-party transfers can damage the file.
Three-year annotation
The required no-sale commitment must be registered correctly. Treat the holding period as a legal obligation, not a flexible sales condition.
MONEY & EVIDENCE
Every payment must tell one consistent story.
The contract price, accepted valuation, foreign-currency conversion records, bank transfer, seller receipt and title-deed declaration should be reconciled before completion.
Payment-control checklist
- Pay only to the legally verified recipient and account
- Use clear transfer references that identify the property or contract
- Keep original bank receipts and currency-conversion documentation
- Do not rely on a promise to inflate the appraisal
- Document deposits and staged payments from the beginning
- Obtain written advice before using a relative, company or third-party payer
Source-of-funds file
- Bank statements showing accumulation and transfer of funds
- Sale agreements or asset-disposal evidence where relevant
- Business, salary, dividend or investment-income records
- Inheritance or gift documents if funds came from family
- Consistent names across bank, passport and property records
- Country-specific tax or disclosure advice before remittance
PERSONAL & FAMILY FILE
Small civil-record differences can cause large delays.
Names and transliteration
Check spelling across passports, birth records, marriage documents and translations. Explain legitimate changes with supporting records.
Marriage and prior marriages
Prepare the current marriage certificate plus divorce, death or court documents that explain earlier civil status when applicable.
Children and custody
Birth certificates, parental consent, custody orders and adoption records may be required depending on the family history.
Remote representation
A power of attorney should be narrow, professionally drafted and clear about purchase, banking, title deed and application powers. Never sign a broad form without review.
BUDGET & EXPECTATIONS
The investment amount is not the total project budget.
Plan separately for acquisition, legal work, valuation, translation, notarisation, government charges, insurance, travel, furnishing and ownership costs. Rates and official fees change, so obtain current written quotations.
Before purchaseApplicant review, document legalisation, lawyer review, property inspection and valuation planning.
At transactionPurchase price, title-deed charges, banking and conversion costs, appraisal, translation and notarisation.
During applicationResidence and citizenship filing charges, document updates, biometric photographs and professional coordination.
After ownershipDASK, optional home insurance, municipal obligations, site dues, utilities, maintenance, management and tax advice.
AFTER CITIZENSHIP
Approval does not end the ownership responsibilities.
During the three-year holding period
- Do not sell or create a structure that breaches the registered commitment
- Pay taxes, compulsory insurance and site-management dues
- Maintain the property and document tenant or management arrangements
- Keep identity, address and family records current
- Seek advice before refinancing, transferring rights or restructuring ownership
Long-term planning
- Record the earliest lawful disposal date from the title records
- Reassess market value and liquidity before listing
- Review rental-income and capital-gain tax consequences
- Take advice in every country where the family is tax resident
- Preserve the full citizenship and property file permanently