Acquisition of Turkish Citizenship by Foreign Nationals Through Real Estate Investment

The Republic of Turkey offers a citizenship-by-investment program, allowing eligible investors who meet certain conditions to acquire Turkish citizenship.

This program has evolved over time and may include specific investment thresholds, procedural requirements, and conditions. Commonly accepted routes include the purchase of real estate, depositing funds in Turkish banks, or creating employment opportunities within Turkey.

Legal Basis and Conditions

Article 12 of Law No. 5901 on Turkish Citizenship outlines exceptional circumstances under which Turkish citizenship may be granted to foreign nationals. According to this provision, a foreigner may apply for Turkish citizenship if they meet one of the following investment conditions:

Purchase real estate in Turkey worth at least USD 400,000 (or equivalent in foreign currency) and commit to not sell the property for at least 3 years (a restriction must be recorded in the land registry); or acquire easement rights or condominium ownership under the same conditions.
Deposit at least USD 500,000 (or equivalent in foreign currency) in a Turkish bank with the condition that the funds will not be withdrawn for at least 3 years.
Create employment for at least 50 people.
Make a fixed capital investment of at least USD 500,000.
Purchase government bonds worth a minimum of USD 500,000, provided they are held for 3 years.
Invest in a real estate investment fund or venture capital investment fund with a minimum of USD 500,000, and commit to holding the shares for at least 3 years.

Who Can Acquire Citizenship Through This Program?

Under this program, the investor, their spouse, and children under the age of 18 may be eligible for Turkish citizenship. However, the application procedures, documentary requirements, and legal assessments are complex and may change over time. Therefore, it is strongly recommended to consult directly with relevant Turkish authorities or licensed legal professionals for up-to-date and accurate information.

Citizenship Through Investment: A Broader Migration Trend

Historically, individuals have migrated for reasons such as war, education, economic opportunity, or improved living conditions. As part of this global trend, many migrants seek citizenship in the countries where they reside, work, or seek refuge.

In response to this, many countries—including Turkey—have developed investment-based citizenship programs. These allow migrants or foreign investors to acquire citizenship by contributing to the host country’s economy, typically through real estate purchases or other forms of qualified investment.

According to the Investment Office of the Presidency of the Republic of Turkey:

“Turkey offers various options for foreign nationals who wish to acquire Turkish citizenship. Those who meet the required investment thresholds and fulfill the necessary legal conditions may apply for Turkish citizenship.”
(Source: Presidency of the Republic of Turkey Investment Office, https://www.invest.gov.tr, 2022)

Available Investment Options for Foreign Nationals Applying for Turkish Citizenship

Foreign nationals who wish to apply for Turkish citizenship through investment may choose from one of the following eligible options, provided they meet the required conditions:

Real Estate Investment : Purchase real estate in Turkey worth at least USD 400,000 or acquire easement rights or condominium ownership, and commit not to sell the property for a minimum of three years (a restriction must be registered in the land registry).
Capital Investment : Make a fixed capital contribution of at least USD 500,000 to a Turkish company, verified by the Ministry of Industry and Technology.
Job Creation : Employ at least 50 people in Turkey through a business owned or operated by the applicant, certified by the Ministry of Labor and Social Security.
Bank Deposit : Deposit a minimum of USD 500,000 in a Turkish bank and commit to keeping the funds in the account for at least three years, confirmed by the Banking Regulation and Supervision Agency (BRSA).
Fund Investment : Purchase real estate investment fund shares or venture capital investment fund shares worth at least USD 500,000, and hold the investment for a minimum of three years, as certified by the Capital Markets Board of Turkey.
Government Bonds : Invest in Turkish government debt instruments (bonds) worth at least USD 500,000, and block the investment for three years, verified by the Ministry of Treasury and Finance.
Private Pension System (Bireysel Emeklilik Sistemi - BES) : Contribute at least USD 500,000 into a private pension scheme in Turkey, and retain the investment in designated funds for at least three years, certified by the Insurance and Private Pension Regulation and Supervision Agency.

Applicants who fulfill one of these investment options and meet the relevant criteria are eligible to apply for Turkish citizenship. However, the conditions and application procedures may be subject to amendments or updates over time.

Therefore, it is strongly advised to consult the relevant Turkish authorities or licensed legal/investment advisors to ensure access to the most current regulations before initiating the application process.

Steps for Acquiring Turkish Citizenship Through Real Estate Investment

Real estate is considered a tangible and secure investment tool, offering benefits such as rental income, residential use, and resale potential. Compared to alternatives like stock markets, real estate is less susceptible to sharp devaluation, making it a preferred choice for many investors.

In Turkey, foreign nationals may obtain Turkish citizenship through real estate investment, subject to certain conditions. According to the Amendment to the Regulation on the Implementation of the Turkish Citizenship Law, published in the Official Gazette dated May 13, 2022, No. 31834, foreigners who purchase real estate worth at least USD 400,000 (or its equivalent in foreign currency or Turkish lira) and commit not to sell it for at least three years may apply for Turkish citizenship.

Step-by-Step Process

1. Obtaining a Tax Identification Number

Apply at the local Tax Office with a valid passport and a biometric photo to receive a Turkish tax ID number, which is required for property transactions and banking procedures.

2. Property Selection and Valuation Report

Identify one or more properties with a combined value of at least USD 400,000. Obtain an official real estate valuation report from an expert licensed by the Capital Markets Board of Turkey (SPK) to certify the property value.

3. Currency Exchange Certificate (Döviz Alım Belgesi)

Receive a foreign exchange purchase certificate from a bank operating in Turkey. This document confirms that the investment amount has been transferred into the Turkish banking system and converted to Turkish lira via the Central Bank of the Republic of Turkey (CBRT).

4. Property Purchase and Title Deed Registration

Complete the property purchase through a bank transfer. During the title deed process, a "no-sale commitment for three years" is annotated in the land registry. Alternatively, a notarized preliminary sales agreement may be issued if the title has not yet been transferred.

5. Obtaining the Certificate of Eligibility

After the title deed registration, the Land Registry Office issues an official Certificate of Eligibility, confirming that the investment qualifies for Turkish citizenship.

6. Application for Short-Term Residence Permit (Article 31/j)

Apply to the Directorate General of Migration Management (DGMM) with the necessary documents to obtain a short-term residence permit, which is required prior to submitting the citizenship application.

Summary of the Steps

Title Deed Stage – Real Estate Purchase

The foreign national purchases real estate in Turkey worth at least USD 400,000.
The title deed (Tapu) is registered, and a commitment not to sell the property for at least three years is declared and annotated in the land registry.

Residence Permit Application

If the foreign buyer wishes to live in Turkey after the purchase, they must apply for a residence permit.
The application is submitted with the required documents.
If the application is approved, a short-term residence permit is issued.

Citizenship Application

To apply for Turkish citizenship, the foreign national must legally and continuously reside in Turkey for a minimum of five years.
During this period, the applicant must comply with Turkish laws, avoid criminal activity, and pose no threat to public order or national security.
After fulfilling the five-year residence requirement, the individual becomes eligible to apply for Turkish citizenship.
The applicant must prepare the necessary documents and officially submit their application to the relevant government authorities.
If all conditions are met and the application is approved after review, the foreign national is granted Turkish citizenship.
It is crucial to carefully and completely follow each step in the process, as this greatly increases the chances of a successful citizenship application.

Required Documents for Foreign Nationals to Acquire Turkish Citizenship Through Real Estate Investment

Documents Required for Title Deed Transfer (Tapu)

Title deed (Tapu) of the property
Passport of the foreign buyer and its copy (with notarized Turkish translation)
Municipal Property Valuation Certificate from the local municipality where the property is located
Compulsory earthquake insurance policy (DASK) for residential and commercial properties
1 biometric photo of the seller (white background)
2 biometric photos of the foreign buyer (white background)
Sworn translator, if the buyer does not speak Turkish
Original or notarized copy of Power of Attorney, if the transaction is carried out by proxy (must include notarized Turkish translation if issued abroad)
Official document proving ownership of the property, signed/e-signed and stamped/sealed (title deed)

Documents Required for Short-Term Residence Permit (Article 31/j)

Residence permit application form
Original and copy of the passport
4 biometric photos
Declaration of sufficient and regular financial resources for the duration of stay
Valid health insurance policy
Receipt showing payment of residence permit card and processing fees

Documents Required for Turkish Citizenship Application via Investment

Citizenship application form
Passport or equivalent identity document
Marital status certificate (marriage/divorce/death certificate as applicable)
Birth certificate
If married: civil registry record or official document proving family ties with spouse and children
Consent letter (with Turkish translation) for children under 18
Civil registry records of first- or second-degree Turkish relatives, if any
If the date of birth lacks day or month, a supplementary document or signed declaration
Receipt showing the payment of the official application service fee to the Ministry of Finance
2 biometric photos
Notarized Turkish translations and Power of Attorney if required

Important Note:
All documents must be complete, accurate, and up-to-date. Depending on the specific type of application, the required documents may vary. Applicants are strongly advised to contact the relevant government institutions or consult a licensed advisor for updated and personalized documentation requirements.

Family Eligibility: Citizenship Status of Spouse and Children in Real Estate-Based Applications

Foreign nationals applying for Turkish citizenship through real estate investment may include not only themselves but also their immediate family members in the application. Specifically, the following individuals are eligible:

The applicant’s spouse (husband or wife)
Children under the age of 18
Adult children who are financially dependent due to a disability or health condition

Once granted Turkish citizenship, family members gain access to the same rights and services as any other Turkish citizen, including:

Residency rights in Turkey
The right to work
Access to public healthcare services
Access to the education system

This program therefore offers social and economic security not only for the investor but also for the entire family.

Is a Single Property Worth USD 400,000 Required?

No. The investment requirement does not mandate the purchase of a single property. Applicants may purchase multiple properties to reach the total value of USD 400,000, provided that:

The combined value meets or exceeds the threshold
All properties are registered under the applicant’s name
A “no-sale commitment for three years” is placed on each property title

This provides flexibility for investors, allowing them to diversify across locations and property types. As a result, they can reduce risk and build a more secure and balanced investment portfolio while still qualifying for Turkish citizenship.