Buying Property for Turkish Citizenship: The Definitive Legal Guide (2025)

Turkey citizenship by real estate investment is the most popular route for foreign investors seeking a second passport. While the concept is straightforward—invest $400,000 and receive citizenship—the legal execution is complex. A single error in the appraisal report or the money transfer method can disqualify the entire investment.

This guide focuses specifically on the real estate route. For a comprehensive overview of all investment types (including bank deposits and funds), please refer to our main guide on Turkish Citizenship by Investment

The $400,000 Rule: Core Requirements for 2025

To qualify for Turkish citizenship property investment, the regulation requires a minimum investment of USD 400,000. However, simply paying this amount is not enough. The property and the transaction must meet specific legal criteria set by the General Directorate of Land Registry and Cadastre (TKGM).

Key Eligibility Criteria

• Minimum Value: The property’s value must be at least USD 400,000 (or equivalent in foreign currency).
• Valuation Report (GWE): A CMB-licensed appraisal report must confirm that the property’s value is at least $400,000.
• Three-Year Pledge: You must annotate the Title Deed stating that the property investment in Turkey will not be sold for 3 years.
• Clean Title: The property must be free of encumbrances, hypothecs, or legal disputes that could block the citizenship process.

Legal Warning: Not every property in Turkey is eligible for citizenship. Properties previously owned by foreigners or used for citizenship by another investor are strictly prohibited. Always conduct Legal Due Diligence before signing a sales contract.

The $400,000 Rule vs. Real Appraisal Value

The most common problem investors face in 2025 is the discrepancy between the “Sales Price” and the “Appraisal Value” (GWE).

To qualify for Turkish citizenship property, the property must meet three distinct value criteria simultaneously:

1. Sales Price: The amount written on the Title Deed must be at least USD 400,000.
2. Bank Transfer: The actual amount transferred to the seller via bank must be at least USD 400,000.
3. Appraisal Report: The CMB-licensed valuation report must confirm the property is worth at least USD 400,000.

The Pitfall: If the seller asks for $400,000 but the official appraiser values the property at $380,000, your citizenship application will be rejected. We conduct a preliminary valuation check to prevent this before you sign any contract.

Critical Legal Warnings: “Clean Title” Checks

As a law firm, we see many investors purchasing properties that are legally ineligible for citizenship. Before making a payment, the following Legal Due Diligence is mandatory:

• The “Foreigner to Foreigner” Restriction: You cannot buy a property from another foreigner for citizenship purposes. The seller must be a Turkish citizen or a Turkish company. Furthermore, the property should not have been used for citizenship by any other foreign investor in the past.
• Encumbrances (Ipka/Serh): The title deed must be free of mortgages, foreclosure orders, or family residence annotations that could block the sale or the citizenship pledge.
• Tenant Issues: Turkish Tenant Law heavily protects tenants. Buying a property with an existing tenant may mean you cannot move in or sell the property easily after 3 years. We review all lease agreements beforehand.
• The “Chain of Title” Trap (Used Property Rule): It is not enough for the current seller to be a Turkish citizen. You must ensure the property has never been used for citizenship by any previous foreign owner in the past. The Risk: Even if you are buying from a Turkish citizen today, if that property was used by a foreigner for citizenship 3 years ago and then sold back to a Turk, the property is ineligible. Solution: The Title Deed Registry does not always clearly show this on the surface. We perform a retrospective inquiry into the Title Deed History to ensure the property is “clean” for citizenship.

The Critical Step: DAB (Currency Purchase Certificate)

The most technical aspect of the Turkey citizenship by property process is the Döviz Alım Belgesi (DAB). You cannot simply wire money to the seller.

1. Foreign Currency Exchange: The investment amount (USD/EUR) must be sold to the Central Bank of Turkey through a Turkish bank.
2. DAB Issuance: The bank issues a specific document (DAB) proving the foreign currency was exchanged for citizenship purposes.
3. Transfer in Lira: The payment to the seller must be made in Turkish Lira (TRY), referencing the DAB.

If this sequence is flawed, the Land Registry will reject the citizenship application, even if you paid the full amount.

The Payment Process: DAB (Currency Purchase Certificate)

You cannot simply wire foreign currency to the seller. The Central Bank of Turkey requires a specific procedure called DAB (Döviz Alım Belgesi).

1. Your foreign currency (USD/EUR) is sold to the Central Bank through a Turkish commercial bank.
2. The bank issues the DAB document, proving the exchange was for citizenship.
3. The payment to the seller is then made in Turkish Lira (TRY).

Warning: If the receipt does not reference the DAB or the correct explanation code, the Land Registry will refuse the transaction.

Step-by-Step Process: From Investment to Citizenship

We manage the entire cycle to ensure zero rejection risk. Here is the roadmap:

1. Property Selection & Due Diligence

We verify the “Iskan” (Habitation Certificate) and check the title deed registry for hidden debts. This is where most unrepresented investors fail.

2. Execution of Power of Attorney

You do not need to be in Turkey to buy property. By granting a limited [Power of Attorney] to our firm, we handle the purchase and registration on your behalf.

3. Payment & Title Deed Transfer

We oversee the DAB process and the secure transfer of funds. Once the transfer is complete, we register the property in your name with the “3-year non-sell” annotation.

4. Certificate of Conformity

After the title deed transfer, we apply to the [Land Registry Directorate] to obtain the Certificate of Conformity (Uygunluk Belgesi). This is the official document proving your investment meets the citizenship criteria.

5. Citizenship Application

With the Certificate of Conformity, we initiate the residency and citizenship application for you and your family.

Total Costs and Taxes

When calculating your budget for property investment in Turkey, you must account for closing costs beyond the property price:

• Title Deed Transfer Tax: 4% of the property value. Under Law No. 492 on Fees, a total 4% title deed transfer fee is charged in real estate transactions. This consists of 2% payable by the buyer and 2% payable by the seller.
• VAT (KDV): 0% to 20% (Exemptions may apply for first-time foreign buyers).
• Appraisal Report Fee: Approximately $300 – $500.

For a detailed breakdown of all expenses, please review our guide on Turkish Citizenship Investment Costs.

The Ultimate Timeline: Week-by-Week Breakdown

Many agencies promise “passports in 2 months,” but the legal reality involves specific bureaucratic stages. Based on the current workload of the Land Registry and Immigration Directorate in 2025, here is the realistic timeline we manage for our clients:

Weeks 1-2: Property Selection & Legal Due Diligence

• Action: You select the property. We conduct the “Clean Title Check” (checking for hypothecs, foreclosure orders, or previous foreign ownership).
• Critical Step: The Valuation Report (GWE) is issued to ensure the property value exceeds $400,000.

Week 3: The Purchase & Title Deed Transfer

• Action: The DAB (Currency Purchase Certificate) is issued by the bank. The payment is made in Turkish Lira.
• Legal Milestone: We sign the title deed transfer at the Land Registry on your behalf using Power of Attorney. The “3-Year Non-Sell” annotation is added to the deed.

Weeks 4-6: Certificate of Conformity (Uygunluk Belgesi)

• Action: The Land Registry sends the file to the Ministry of Environment and Urbanization for approval.
• Wait Time: This is the longest bureaucratic wait. The Ministry verifies that the DAB and Valuation Report match the regulations perfectly.
• Result: The Certificate of Conformity is issued. This is the “Green Light” for citizenship.

Week 7: Investor Residence Permit

• Action: Before applying for citizenship, we must obtain a special “Investor Residency” (Type-J).
• Speed: This is usually approved very quickly (often within 1-2 weeks) for investors.

Months 3-6: Citizenship Application & Approval

• Action: The main citizenship file is submitted to the General Directorate of Population and Citizenship Affairs (NVİ).
• Security Clearance: The “Archive Search” (Arşiv Araştırması) is conducted by national intelligence units.
• Final Step: Once approved by the Presidency, you receive your Turkish ID and Passport.

Frequently Asked Questions

How We Protect Your Investment

Our role goes beyond filing forms. We ensure the property you choose is legally sound and the money transfer is compliant with banking regulations. To start your process with a secure legal foundation, contact our Citizenship Lawyers.