Our servicesCitizenship and residency, handled end to end
Together with our partner firm specialising in citizenship and residence procedures, we take you from choosing the right property to receiving your documents. One team, one point of contact.
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Turkish citizenship by investment
We find property that meets the citizenship criteria and manage the full file: valuation and amount confirmation, currency conversion certificate, title deed with the 3-year no-sale annotation, the eligibility certificate, the investor residence permit and the citizenship application for you, your spouse and your children.
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Residence permit through property
For buyers who want to live in Turkey without applying for citizenship: we prepare the short-term residence permit application based on your home, book the appointment, assemble the documents and follow up renewals.
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Related procedures
Tax number, bank account, sworn translator at the title deed office, power of attorney so you can buy without being in Turkey, family member residence permits and post-purchase paperwork.
Talk to us about your case →01Turkish citizenship by investment
- A foreign national who purchases real estate worth at least USD 400,000 or the equivalent in foreign currency, with a three-year no-sale annotation on the title deed, may acquire Turkish citizenship by Presidential decision. source
- The threshold was raised from USD 250,000 to USD 400,000 by Presidential Decision No. 5554 published in the Official Gazette of 13.05.2022, and the Land Registry (TKGM) lists 13.06.2022 as the effective date of this change. source
- Since 12.12.2023, property bought for citizenship must have condominium ownership or condominium easement established, or be land registered as a building plot with a permanent structure that holds an occupancy permit. source
- Undeveloped land, agricultural land and timeshare properties cannot be used to acquire citizenship. source
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- The annotation placed on the land register records an undertaking that the property will not be sold within 3 years from the acquisition or declaration date. source
- If the property is made subject to a promise-to-sell contract during the undertaking period, or is transferred after that period to the previous owner or their first-degree relatives, the Real Estate Investment Determination Certificate (TYTB) is cancelled. source
- The USD 400,000 in foreign currency must be sold, before the transaction, to a bank operating in Türkiye, which in turn sells it to the Central Bank. source
- The Foreign Exchange Purchase Certificate (DAB) issued by the bank is sent to the land registry office via registered e-mail (KEP), and the official deed is drawn up based on the TRY amount shown on the DAB. source
- A certified bank receipt showing that the minimum amount was paid to the seller must be submitted to the land registry office. source
- Items other than the purchase price, such as VAT, commission, expenses, taxes or fees, cannot be included in the foreign currency amount on the DAB. source
- For a citizenship application, the sale price on the official deed, the total of payments/transfers and the value on the Amount Determination Certificate (TTB) must each separately meet USD 400,000. source
- The TTB is prepared via TADEBİS from a report by a valuation firm authorised by the Capital Markets Board (SPK), is requested through Web Tapu/TADEBİS, and cannot be submitted by hand. source
- A TTB is valid for twelve months; for older TTBs the valuation report must be renewed. source
- There is no limit on the number of properties acquired by purchase, and the USD 400,000 threshold can be met by the combined value of more than one property. source
- A citizenship application cannot be based on a shared (fractional) acquisition of a property. source
- Purchases made in the name of the foreign national's spouse, child, or a company of which they are a partner or manager are not counted toward the USD 400,000. source
- For a property with condominium ownership or condominium easement established, citizenship can also be applied for through a notarised promise-to-sell contract with USD 400,000 paid upfront and a 3-year no-transfer/no-cancellation annotation. source
- In an application based on a promise-to-sell, the amount must be covered by a single contract and paid upfront no later than the contract date; applications based on more than one promise-to-sell contract are not considered. source
- A shortfall in the value of properties acquired by purchase cannot be made up with a promise-to-sell contract. source
- The property sold must not be registered in the name of foreigners or of the buyer's first-degree relatives who are Turkish citizens, and must not have been transferred by a foreigner to a Turkish citizen or company in the last three years. source
- A property can be used for a citizenship acquisition only once. source
- Citizenship through this route covers, in addition to the investor, their foreign spouse and the minor or dependent foreign children of the investor and of the spouse. source
- Under the Turkish Civil Code, majority begins on completing the age of 18. source
- Under the law, citizenship through this route is available to foreigners who have obtained a residence permit under Article 31(1)(j) of the Law on Foreigners and International Protection (YUKK). source
- The real estate investment is assessed by TKGM, and the TYTB is issued by the authorised regional directorate to which the land registry office that recorded the undertaking reports. source
- The TYTB does not by itself grant citizenship; acquisition is subject to the competent authority's assessment and a Presidential decision. source
- The citizenship file is prepared by the application authorities and sent to the Ministry of Interior for a decision. source
- TKGM states that special offices have been set up in Ankara and Istanbul to follow the citizenship application process. source
Residence permit through property
- A short-term residence permit may be granted to foreigners who own real estate in Türkiye. source
- A property-based short-term residence permit can be granted for up to two years at a time. source
- If the conditions cease to exist or the permit is used for another purpose, the short-term residence permit is refused, cancelled or not extended. source
- The type and value of real estate qualifying for a short-term residence permit are set by the Ministry of Interior. source
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- For a property-based residence application, the property must be a residence and be used as such. source
- Family members (spouse, minor child, dependent adult child) may apply for a residence permit on this basis if they hold shared or joint ownership of the residence. source
- According to law firm sources, the minimum value applied for a property-based residence permit is USD 200,000. source (non-official)
- The YUKK Article 31(1)(j) residence permit used in the citizenship-by-investment process can be granted for up to five years at a time and covers the investor's foreign spouse and minor or dependent foreign children. source
Foreigners' right to own property
- Foreign individuals may acquire real estate in Türkiye, subject to legal limits, if they are citizens of countries designated by the President; the current text of the law contains no reciprocity requirement. source
- According to TKGM, citizens of the 185 countries on the list annexed to Council of Ministers Decision No. 2012/3504 may acquire real estate, and this list is not public. source
- Whether citizens of a given country may acquire property can be checked country by country at any land registry office. source
- The total area of property acquired by foreign individuals cannot exceed ten percent of the privately owned area of a district. source
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- A foreign individual may not acquire more than 30 hectares of property nationwide, and the President may raise this limit up to twofold. source
- The President may restrict, suspend or prohibit property acquisition by foreigners by country, region, duration, number, ratio and area. source
- Because data on military restricted and security zones has been recorded in the land register in all provinces, acquisition requests are handled directly from register data without consulting military commands. source
- A foreigner who buys undeveloped land must submit the project to be developed for the relevant Ministry's approval within two years. source
- For property in protected heritage sites, the opinion of the Ministry of Culture and Tourism or the Ministry of Environment, Urbanisation and Climate Change is obtained, depending on the site type. source
Costs and taxes
- Title deed fee is charged at 2% (20 per mille) of the declared sale price, which may not be lower than the property tax value, separately for the buyer and the seller. source
- The first delivery of buildings constructed as residences or workplaces to foreign individuals not resident in Türkiye is exempt from VAT, provided the price is brought into Türkiye in foreign currency. source
- If a residence or workplace bought under the VAT exemption is disposed of within three years, the uncollected VAT plus deferral interest must be paid by the seller before the title transfer. source
- If the exemption is applied without its conditions being met, the seller and buyer are jointly liable for the uncollected VAT, tax loss penalty and late-payment interest. source
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- Building tax is 0.1% (1 per mille) for residences and 0.2% for other buildings, applied with a 100% increase within metropolitan municipality boundaries such as Istanbul. source
- Land tax is 0.1% (1 per mille), 0.3% for building plots, applied with a 100% increase within metropolitan municipality boundaries. source
- In 2026, residential properties whose building tax value exceeds TRY 17,711,000 are subject to the high-value residence tax. source
- The high-value residence tax applies to the portion above the threshold at progressive rates of 0.3%, 0.6% and 1%. source
- According to TKGM, a valuation report is not mandatory in all transactions by foreigners; confirmation by a TTB is required in transactions involving citizenship acquisition. source
- If a party to the title transaction does not speak Turkish, a sworn translator authorised by the regional judicial justice commission must be present. source
- Compulsory earthquake insurance (DASK) is required for title transactions involving buildings such as residences and workplaces. source
- All foreign individuals acquiring property by purchase, including those living in Türkiye, must convert the purchase price currency at a bank and submit a Foreign Exchange Purchase Certificate. source
Rental income and capital gains
- Gains from disposing of real estate within five years of acquisition are subject to income tax as capital gains. source
- For capital gains earned in calendar year 2026 (excluding securities), TRY 150,000 is exempt from income tax. source
- For calendar year 2026, TRY 58,000 of residential rental income is exempt from income tax; if income above the exemption limit is not declared, the exemption is lost. source
- For non-resident (limited) taxpayers, no tax return is filed for rental income that has been fully taxed in Türkiye through withholding. source
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- Non-resident taxpayers declare gains from property sales that they are not required to report on an annual return by filing a separate return with the tax office where the property is located. source
Title deed process
- For a title application, foreigners submit an identity document or passport (with a Turkish translation if not in the Latin alphabet) and a signed Identity Information Declaration Form with photo. source
- The property's declared property-tax value is submitted after being obtained from the relevant municipality, if it cannot be viewed online. source
- Foreign currency equal to the sale price is converted at a bank, and the bank sends the Foreign Exchange Purchase Certificate to the land registry office via KEP before the sale. source
- If the transaction uses a power of attorney issued abroad, the original or a certified copy must be submitted together with its translation. source
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- Title transactions can be applied for online through Web Tapu, and documents can be sent electronically to the land registry office. source
- To use Web Tapu, foreigners need a foreigner identification number and an e-Government password obtained from PTT. source
- A tax identification number obtained in Türkiye is used in title transactions. source (non-official)
Double taxation
- Türkiye's double taxation avoidance agreements are published on the Revenue Administration (GİB) legislation page under the International Legislation heading. source
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Explore projects →Frequently asked questions
How much property must I buy for Turkish citizenship?
A foreign national who purchases real estate worth at least USD 400,000 or the equivalent in foreign currency, with a three-year no-sale annotation on the title deed, may acquire Turkish citizenship by Presidential decision.
When can I sell a property bought for citizenship?
The annotation placed on the land register records an undertaking that the property will not be sold within 3 years from the acquisition or declaration date.
Does citizenship cover my family?
Citizenship through this route covers, in addition to the investor, their foreign spouse and the minor or dependent foreign children of the investor and of the spouse.
Can I reach the threshold with more than one property?
There is no limit on the number of properties acquired by purchase, and the USD 400,000 threshold can be met by the combined value of more than one property.
How much is the title deed fee?
Title deed fee is charged at 2% (20 per mille) of the declared sale price, which may not be lower than the property tax value, separately for the buyer and the seller.
Do foreigners pay VAT when buying a home?
The first delivery of buildings constructed as residences or workplaces to foreign individuals not resident in Türkiye is exempt from VAT, provided the price is brought into Türkiye in foreign currency.
Last checked against official sources on 29 October 2026. This page is general information, not legal or tax advice; regulations change, so confirm your case with a licensed professional before you buy.
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