Turkey has become an attractive destination for foreign investors seeking to obtain Turkish citizenship by property investment. With a dynamic economy, rich cultural heritage, and strategic location, acquiring Turkish citizenship opens up a world of opportunities for individuals and families alike.
Turkey’s citizenship by investment program has emerged as one of the most attractive pathways for international investors seeking European residency and global mobility. Since its introduction in 2017, the Turkish citizenship by property investment scheme has undergone significant refinements, making it an increasingly popular choice for discerning investors worldwide.
At Akkas & Associates Law Firm, we have successfully guided hundreds of clients through this transformative process since 1992, establishing ourselves as Istanbul’s premier legal authority on Turkish citizenship matters.
Table of Contents
- Understanding the Turkish Citizenship by Investment Program
- Eligibility Criteria for Applicants
- Legal Due Diligence: Why Akkas & Associates is Essential
- Tax Implications and Financial Considerations
- The Application Process: A Step-by-Step Guide
- Frequently Asked Questions (FAQs) about Turkish Citizenship by Property
- Contact us for Turkish Citizenship by Property Purchase
Understanding the Turkish Citizenship by Investment Program
The Turkish Citizenship by Investment (CBI) program was launched in 2017 and has since undergone refinements to ensure its integrity and attractiveness. The most popular and accessible route remains through real estate investment.
The Investment Threshold for Property
As of the latest regulations, the minimum required property investment to qualify for Turkish citizenship is $400,000 USD. This investment must be maintained for a minimum period of three years from the date of citizenship acquisition.
It’s important to note that while the official requirement is $400,000, recent amendments in 2025 allow for a property appraisal value of no less than $320,000 USD, provided that bank transfers proving $400,000 USD or more are submitted. This adjustment aims to streamline the process while maintaining financial transparency.
Eligible Property Types
The program offers flexibility in the type of property you can acquire. This includes:
- Residential Properties: Apartments, villas, houses.
- Commercial Properties: Offices, retail spaces.
- Land for Development: Provided a building permit is issued or the land includes an existing building.
- Multiple Properties: You can purchase multiple properties as long as their combined value meets or exceeds the $400,000 USD threshold.
Crucially, the property must be purchased from a Turkish citizen or a Turkish entity, and the transaction must be processed through a Turkish bank to ensure transparency and compliance. The property cannot have been previously used by another applicant for the Turkish CBI program.
Other Investment Options
While property investment is the most favored route, other qualifying investment options for Turkish Citizenship by Investment include:
- Bank Deposit: Depositing a minimum of $500,000 USD (or equivalent in Turkish Lira or other foreign currency) into a Turkish bank account, to be held for at least three years.
- Government Bonds: Purchasing government bonds worth at least $500,000 USD, with a commitment to hold them for a minimum of three years.
- Investment Fund Shares: Investing a minimum of $500,000 USD in real estate investment fund shares or venture capital investment fund shares, held for at least three years.
- Job Creation: Creating at least 50 jobs for Turkish citizens, as attested by the Ministry of Labor and Social Security.
Eligibility Criteria for Applicants
To qualify for Turkish citizenship by investment, applicants must meet several fundamental criteria:
- Be at least 18 years of age.
- Have a clean criminal record.
- Pass security background checks conducted by Turkish authorities.
- The principal applicant can include their spouse and dependent children (under 18) in the same application.
Recent changes in 2024 have made it mandatory for both the main applicant and their spouse to obtain a residence permit and be physically present in Turkey for fingerprinting during the application process.
Legal Due Diligence: Why Akkas & Associates is Essential
The process of obtaining Turkish citizenship by property, while straightforward with expert guidance, involves intricate legal and administrative steps. Engaging a reputable and experienced law firm like Akkas & Associates is not merely advisable but crucial for a seamless and secure application.
Our services extend far beyond basic document preparation. We provide:
- Comprehensive Legal Counsel: Guiding you through every legal nuance of Turkish real estate and immigration law.
- Risk Mitigation: Conducting thorough due diligence on properties to ensure they are free from encumbrances, liens, or disputes, protecting your investment.
- Compliance Assurance: Ensuring all aspects of your investment and application strictly adhere to the latest Turkish regulations.
- Streamlined Process: Managing all communication and submissions with relevant government bodies, saving you time and preventing costly errors.
- Tailored Solutions: Providing personalized advice based on your unique circumstances and investment goals.
- After-Sales Support: Assisting with post-citizenship matters, including tax implications and other legal requirements.
For more information on our specific services related to property law, please visit our dedicated page on Turkish Real Estate Law.
Tax Implications and Financial Considerations
Understanding the financial aspects beyond the initial investment is vital.
Property-Related Costs
Beyond the purchase price, investors should factor in additional costs:
- Title Deed Transfer Tax: A 4% transfer tax on the property value, typically split between buyer and seller (2% each), though often negotiated.
- Property Valuation Report Fee: Approximately $200-$300 USD.
- Lawyer Fees: Vary depending on the firm and scope of services.
- Notary and Translation Fees: For various documents required in the application.
- Annual Property Tax: Ranging from 0.1% to 0.3% of the property’s declared value, depending on the property type and location.
- Maintenance and Utility Costs: Ongoing expenses for property upkeep.
Income Tax and Capital Gains
- For Non-Residents: Turkish citizens who are not tax residents in Turkey (i.e., do not stay for more than 183 days in a calendar year) are generally taxed only on their Turkish-sourced income.
- For Residents: Tax residents are subject to tax on their worldwide income.
- Capital Gains Tax: If you sell the property within five years of acquisition, you may be subject to capital gains tax. However, if the property is held for more than five years, capital gains are generally exempt. For CBI purposes, the mandatory holding period is three years, so careful planning is necessary if you intend to sell between years three and five. We highly recommend consulting with a tax professional or our firm for specific advice tailored to your situation.
The Application Process: A Step-by-Step Guide
Navigating the Turkish Citizenship by Investment application requires meticulous attention to detail and adherence to legal procedures. Akkas & Associates provides comprehensive support throughout each stage to ensure a smooth and successful outcome.
- Initial Consultation and Due Diligence: We begin with a thorough consultation to understand your objectives, assess your eligibility, and advise on the most suitable investment option. Our in-house compliance team conducts preliminary due diligence to identify any potential issues and mitigate risks.
- Property Selection and Purchase: Our team assists you in identifying suitable properties that meet the program’s requirements and your personal preferences. We then facilitate the property acquisition process, including:
- Real Estate Appraisal Report: Obtaining an official valuation report from a government-approved appraiser.
- Sales Contract: Drafting and reviewing the sales contract.
- Fund Transfer: Ensuring all payments are made through Turkish banks and properly documented.
- Title Deed Registration (Tapu): Registering the property in your name with the necessary annotation that it cannot be sold for three years.
- Certificate of Conformity: Once the investment is complete, we apply for a Certificate of Conformity from the relevant government ministry (e.g., Ministry of Environment, Urbanization and Climate Change for real estate). This certificate confirms that your investment meets the CBI program’s criteria.
- Residence Permit Application: The main applicant and their spouse must apply for a short-term residence permit as the initial step towards citizenship. This involves providing fingerprints and biometric photos in Turkey.
- Citizenship Application Submission: With the Certificate of Conformity and residence permit in hand, we compile and submit your comprehensive citizenship application to the General Directorate of Population and Citizenship Affairs. Required documents typically include:
- Valid passports (translated and notarized).
- Birth certificates.
- Marriage certificate (if applicable).
- Criminal background checks from your country of residence.
- Passport-sized biometric photographs.
- Proof of investment (title deed, bank statements, etc.).
- Proof of financial means and source of funds.
- Power of Attorney, if you appoint a legal representative.
- Security Clearance and Review: Your application will undergo security clearance and review by various government agencies.
- Final Approval and Passport Issuance: Upon successful review, the application receives final approval, leading to the issuance of your Certificate of Naturalization. Subsequently, you can apply for your Turkish passport. The entire process, from investment to citizenship approval, typically ranges from 3 to 6 months.
Frequently Asked Questions (FAQs) about Turkish Citizenship by Property
Navigating the complexities of a citizenship by investment program can raise numerous questions. Here, Akkas & Associates addresses the most common inquiries our clients have regarding Turkish Citizenship by Property, providing clear and concise answers to guide your decision-making.
General Eligibility & Investment
Q1: What is the minimum investment amount required for Turkish Citizenship by Property? A1: As of the latest regulations, the minimum required property investment is $400,000 USD. This amount must be confirmed by an official valuation report and the funds must be transferred via a Turkish bank.
Q2: Can I purchase multiple properties to meet the investment threshold? A2: Yes, absolutely. You can purchase one or multiple properties (residential, commercial, or land) as long as their combined value reaches or exceeds the $400,000 USD minimum. All properties must be included in the same application, and a “cannot be sold for 3 years” annotation will be placed on their title deeds.
Q3: Are there any restrictions on the type of property I can buy? A3: Generally, both residential and commercial properties, as well as land suitable for development, are eligible. The property must be purchased from a Turkish citizen or a Turkish company, and it cannot have been previously used by another applicant for the Turkish CBI program.
Q4: Can I use a mortgage or loan to purchase the property for citizenship? A4: No, the full investment amount of $400,000 USD must be paid in cash and transferred via a Turkish bank. Properties purchased using bank loans (especially from Turkish banks) are generally not eligible for the citizenship program.
Q5: Are there any specific nationalities that are ineligible for Turkish Citizenship by Investment? A5: Most nationalities are eligible. However, citizens of certain countries (e.g., Syria, Armenia, North Korea) may face restrictions or require special permission for property acquisition in Turkey. It’s always best to consult with our legal team to confirm your specific eligibility based on your nationality.
Application Process & Timeline
Q6: How long does the Turkish Citizenship by Property application process typically take? A6: From the point of investment to the final issuance of your Turkish passport, the process generally takes between 3 to 6 months. This timeline can vary depending on the completeness of documentation and the efficiency of government departments, but our firm works diligently to expedite every step.
Q7: Do I need to physically be in Turkey for the application process? A7: Yes, the main applicant and their spouse are generally required to be physically present in Turkey at least once during the application process, primarily for fingerprinting during the residence permit application stage. Our firm can assist in coordinating these visits efficiently.
Q8: What documents are typically required for the citizenship application? A8: Key documents include valid passports, birth certificates, marriage certificates (if applicable), criminal background checks from your country of residence, biometric photos, proof of investment (title deed, bank statements), and proof of source of funds. Akkas & Associates will provide a comprehensive checklist tailored to your situation and assist with all necessary translations and notarizations.
Q9: What is the “Certificate of Conformity” and why is it important? A9: The Certificate of Conformity is an official document issued by the relevant Turkish government ministry (e.g., Ministry of Environment, Urbanization and Climate Change for real estate). It confirms that your investment meets all the criteria of the Citizenship by Investment program, serving as a crucial prerequisite for your citizenship application.
Family Inclusion & Dual Citizenship
Q10: Can my family members obtain Turkish citizenship with me? A10: Yes. When the main investor qualifies for citizenship, their spouse and all dependent children under the age of 18 are also eligible to obtain Turkish citizenship alongside them, under the same application.
Q11: Does Turkey allow dual citizenship? Do I have to give up my current nationality? A11: Yes, Turkey explicitly allows dual citizenship. You are generally not required to renounce your current nationality when acquiring Turkish citizenship. However, we always advise clients to check their home country’s laws regarding dual citizenship, as some nations may have restrictions.
Post-Citizenship & Property Management
Q12: Am I required to live in Turkey after obtaining citizenship? A12: No. There are no mandatory residency requirements to maintain your Turkish citizenship once it has been granted. You are free to live in Turkey, your home country, or anywhere else in the world.
Q13: When can I sell the property I purchased for citizenship? A13: You are legally required to hold the property for a minimum period of three years from the date of your citizenship acquisition. After this three-year period, you are free to sell the property.
Q14: Can I rent out the property I purchase during the three-year holding period? A14: Yes, you are permitted to rent out your property and generate rental income during the mandatory three-year holding period. This can provide a valuable return on your investment.
Q15: Will I be subject to military service after obtaining Turkish citizenship? A15: For male foreign investors who acquire Turkish citizenship through the CBI program, there is generally an exemption from mandatory military service. However, it’s important to note that male children included in the application may be subject to military service upon reaching the eligible age in the future, although specific exemptions or deferrals may apply.
Legal & Financial Considerations
Q16: What are the additional costs associated with acquiring Turkish citizenship by property, beyond the $400,000 investment? A16: Beyond the property purchase, you should budget for costs such as the 4% Title Deed Transfer Tax (often split between buyer and seller), property valuation report fees, notary and translation fees, and legal fees for our comprehensive services. We provide a detailed breakdown of all anticipated costs during our initial consultation.
Q17: What are the tax implications once I become a Turkish citizen? A17: If you become a tax resident of Turkey (by spending more than 183 days in a calendar year), you will be taxed on your worldwide income. If you remain a non-tax resident, you will generally only be taxed on your Turkish-sourced income. Turkey has double taxation treaties with many countries to prevent being taxed twice on the same income. We recommend seeking specific tax advice for your individual circumstances.
Q18: Why is it crucial to work with a law firm like Akkas & Associates for this process? A18: The Turkish Citizenship by Property program involves significant legal and administrative steps. Our firm’s three decades of experience, in-depth knowledge of Turkish real estate and immigration law, and robust due diligence processes ensure that your investment is secure, your application is compliant with all regulations, and the entire process is handled efficiently, mitigating risks and preventing costly delays. We protect your interests at every stage.
Contact us for Turkish Citizenship by Property Purchase
Acquiring Turkish citizenship by property investment is a rewarding opportunity for foreign investors seeking to explore all that Turkey has to offer. However, given the legal complexities and potential challenges, it is essential to seek the guidance of our experienced citizenship lawyers to ensure a smooth and successful process.
By following the laws, regulations, and procedures, and availing of professional citizenship lawyer services, foreign investors can confidently embark on their journey to obtaining Turkish citizenship by property purchase of $400,000 USD. Contact us to start your journey today with our trusted legal services.
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