Can you obtain citizenship through real estate?

Can you get Turkish citizenship by buying real estate?

The short answer is yes. Turkey is one of the few countries with a full-fledged “citizenship by investment” program, and purchasing real estate is the most popular route among foreigners. Unlike the “golden visas” of Greece, Portugal, or Spain, the Turkish program grants not a residence permit but an immediate citizen’s passport — with no requirement to reside permanently in the country and no language exams.

Since the program was launched in 2017, it has been used by tens of thousands of investors from the Middle East, CIS, Europe, and Asia. After several adjustments to the conditions (including raising the minimum threshold in 2022), the program remains one of the most accessible in the world among those leading to a second passport.

The main requirement: minimum investment amount

Since June 13, 2022, the entry threshold for the program is $400,000 (previously $250,000). This is the cadastral and appraised value of the purchased property — the amount must be confirmed by an official appraisal report issued by a licensed company accredited by the Capital Markets Board of Turkey (SPK).

An important nuance: the cost of one or more properties counts in total, but all of them must be purchased from the same seller and at the same time. You cannot “top up” the shortfall by buying a second property a month later — the document package is formed all at once.

What types of real estate are eligible for the program

Turkish legislation allows the following types of properties to participate in the citizenship program:

• Completed residential properties — apartments, flats, villas, townhouses;
• Under-construction housing — provided the developer has all necessary permits;
• Commercial real estate — offices, shops, warehouses;
• Land plots — up to 30 hectares, designated for residential or commercial development.

A fundamental requirement is that the property must not have been previously used by another foreigner to obtain citizenship within the three years preceding your transaction. This means that the same property cannot be used to “run” several applicants through the program one after another. A register of such properties is maintained at the land registry office, and before purchasing, lawyers always check the property’s history.

Step-by-step procedure: from property selection to passport

Step 1. Selection and due diligence of the property

At this stage, legal due diligence is critically important. It is necessary to ensure that:

• the seller has unconditional ownership rights (verified through cadastral records — Tapu);
• the property is not under mortgage, seizure, or any other encumbrances;
• the property has not been previously used in the citizenship program (as mentioned above);
• the cadastral value corresponds to the market value and is not artificially understated.

Step 2. Completing the transaction and obtaining the Tapu

After the due diligence, a sales contract is signed, payment is made (note: payment must be by bank transfer, cash transactions are not accepted for citizenship purposes), and the buyer receives the Tapu — the title deed. At the same time, an appraisal report is prepared, without which the citizenship application package will not be accepted.

Step 3. Certificate of Conformity

With the completed Tapu and appraisal report, lawyers submit an application to the Ministry of Environment and Urbanization to obtain a Certificate of Conformity. This document confirms that the investment meets the program requirements. Issuance takes 2 to 4 weeks.

Step 4. Residence permit (ikamet)

After receiving the Certificate of Conformity, the investor and family members apply for a short-term residence permit (ikamet). It is issued within 1–2 weeks and is valid for one year with the possibility of renewal.

Step 5. Applying for citizenship

With the residence permit and the full set of documents, the investor submits the citizenship application to the Migration Directorate. At this stage, the following are attached:

• birth and marriage certificates (with apostille and notarized Turkish translation);
• criminal record certificate (also apostilled and translated);
• health insurance (valid in Turkey);
• biometric photographs.

Step 6. Approval and obtaining the passport

After document checks (including security service checks), a presidential decree is issued granting citizenship. The investor and family members receive Turkish identity cards (kimlik) and international passports. The passport is valid for 10 years.

Processing times

The total duration of the procedure is 3 to 8 months, depending on the workload of government agencies. Some agencies claim they can complete it in 90 days, but in practice the average timeframe is 6–8 months. Additional time may be needed if documents from the applicant’s country are delayed or require retranslation and notarization.

Additional expenses: what you need to consider

In addition to the cost of the property itself ($400,000+), the investor should budget for the following items:

• Title deed tax — 4% of the cadastral value, which is customarily split equally between buyer and seller (i.e., 2% from the buyer);
• VAT — 1% for properties in urban transformation projects, 10% for residential properties up to 150 m², and 20% for properties over 150 m² and commercial real estate (when purchasing on the secondary market, VAT is not charged);
• Appraisal report — approximately $1,400;
• Translator and notary services — approximately $60–100 per document page;
• Residence permit and citizenship fees — around $200–400 total;
• Passport fee — about $300 for a 10-year passport;
• Legal support — ranges from $5,000 to $15,000 depending on the complexity of the transaction and scope of services.

Total additional expenses typically amount to 5% to 10% of the investment amount. It is recommended to budget for them in advance to avoid unpleasant surprises.

Who can be included in the application

The program allows the main applicant to include the following in the citizenship application:

• spouse (officially registered marriage);
• minor children (under 18 years old).

Adult children, parents, and other relatives cannot be included in the same application — they will need a separate basis for obtaining citizenship or a residence permit.

Obligation to retain the property

A key restriction of the program: the purchased property cannot be sold for three years from the date of obtaining citizenship. A corresponding encumbrance (annotation prohibiting alienation) is entered into the Tapu. This rule applies to all properties used to obtain citizenship. After three years, the investor is free to dispose of the property — sell it, donate it, or pass it on by inheritance.

Advantages of Turkish citizenship

• Visa-free access — to more than 120 countries, including Japan, South Korea, Singapore, Latin American and Balkan countries;
• E-2 visa eligibility for the U.S. — Turkey is on the list of countries that have an E-2 investor visa treaty with the U.S., opening a path to relocate and do business in America;
• No residency requirement — you do not need to live in Turkey either before or after obtaining the passport;
• Dual citizenship — Turkey recognizes dual citizenship, so you are not required to renounce your first passport;
• Access to healthcare and education — on par with Turkish citizens;
• Investment attractiveness — the Turkish real estate market is steadily growing, and after three years you can sell the property with a potential profit.

Conclusion

Obtaining Turkish citizenship by purchasing real estate is realistic, legal, and relatively affordable — with an investment of $400,000 or more, it is one of the fastest second-passport programs in the world. Moreover, you not only acquire a status but also become the owner of a liquid asset in a country with a growing economy. The main things are to thoroughly check the property and the seller, work only with accredited specialists, and allow realistic timeframes. In 6–8 months, you can go all the way from choosing a sea-view apartment to receiving a dark blue Turkish passport.