Step-by-Step Guide: Obtaining Turkish Citizenship Through Real Estate
In recent years, Turkey has become one of the most attractive destinations for foreign investors seeking second citizenship. Its unique geographical position, growing economy, and favorable real estate market make it a hotspot for individuals looking to combine lifestyle benefits with a strategic investment. Among several available options, the real estate route to Turkish citizenship remains the most popular and reliable pathway.
This guide provides a comprehensive, step-by-step breakdown of how to obtain Turkish citizenship through real estate in 2025. From eligibility to required documents, mandatory procedures, and tips for ensuring a smooth process, you will find everything you need to know.
Why Choose Real Estate as a Citizenship Route?
Turkey’s Citizenship by Investment (CBI) program allows foreign nationals to acquire citizenship by investing a minimum of USD 400,000 in real estate. Unlike other countries, the process does not require applicants to give up their existing citizenship, pass a language test, or reside in Turkey for years before applying.
The property investment pathway is particularly appealing because:
- Real estate in Turkey is a tangible, appreciating asset.
- Investors can rent out their property for income.
- The process is family-inclusive, covering a spouse and children under 18.
- Turkey offers visa-free or visa-on-arrival access to over 110 countries.
For investors who want not only a passport but also a secure property portfolio, this route is a smart choice.
Looking for carefully selected properties eligible for the CBI program? Explore the curated portfolio at Best House Turkey, where international buyers receive tailored guidance for safe and profitable transactions.
Step 1 — Check Eligibility
Before starting the process, investors should confirm their eligibility:
- The applicant must be at least 18 years old.
- The main applicant can include their spouse and dependent children under 18 in the same file.
- Applicants should have a clean criminal record.
- Funds for the investment must come from a legitimate and verifiable source.
Unlike many other CBI programs, Turkey does not require applicants to take language exams, reside in the country for extended periods, or renounce their previous nationality.
Step 2 — Obtain a Tax Number and Open a Bank Account
The first practical step is to obtain a Turkish tax identification number, which can be done at local tax offices with your passport. Next, you will need to open a Turkish bank account.
This account is critical, as all property purchase transactions and the mandatory currency exchange must be carried out through the Turkish banking system. A local bank account ensures transparency and compliance with anti-money laundering regulations.
Step 3 — Select the Right Property and Appraisal Report
Choosing the right property is one of the most important stages. Not all real estate in Turkey qualifies for the citizenship program. The purchase must meet the following requirements:
- The property’s appraised value must be at least USD 400,000.
- The property must be free of mortgages, liens, or encumbrances.
- Multiple properties can be purchased, provided their combined value meets the threshold.
A real estate appraisal report, prepared by a licensed firm under the Capital Markets Board of Turkey (SPK), is mandatory. This report ensures that the property’s declared value is accurate and legally compliant.
Step 4 — Currency Exchange and the DAB Certificate
A unique requirement of the Turkish CBI program is the mandatory conversion of foreign currency into Turkish Lira before the property purchase.
- The investor must convert the amount through a Turkish bank.
- The bank issues a Foreign Exchange Purchase Certificate (Döviz Alım Belgesi – DAB).
- This certificate proves that the investment entered Turkey’s financial system legally and was converted into local currency.
The DAB must be submitted to the Land Registry Office during the property transfer. Without it, the process cannot move forward
Step 5 — Finalize the Property Purchase and Title Deed Annotation
Once the funds are transferred and converted, the property purchase can be finalized. At this stage:
- The title deed (tapu) is transferred to the buyer’s name.
- A legal restriction is added, stating that the property cannot be sold for three years.
This restriction is a key condition for maintaining citizenship eligibility. After three years, the investor may sell the property without affecting their citizenship status.
Step 6 — Apply for the Certificate of Conformity
After the property purchase, the documents are submitted to the Ministry of Environment, Urbanization, and Climate Change for review. If everything is in order, the ministry issues a Certificate of Conformity.
This certificate officially confirms that the investment qualifies under the Turkish citizenship program. It is an essential part of the application package.
Step 7 — Obtain a Residence Permit (Optional but Recommended)
While waiting for citizenship approval, applicants can apply for a short-term residence permit. This is not always mandatory but is often recommended, as it allows the investor and family to reside legally in Turkey during the application process.
Step 8 — Citizenship Application Filing
Once the Certificate of Conformity is issued, the applicant can file their citizenship application with the Provincial Directorate of Census and Citizenship. The application includes:
- The Certificate of Conformity
- Valid passports for all applicants
- Birth and marriage certificates (translated and apostilled)
- Criminal record checks
- Biometric photos
- Bank receipts and the DAB certificate
- Property title deed with the three-year restriction
Applications are then reviewed by multiple government agencies, including security and background checks. The final decision is issued by the Presidency of the Republic of Turkey.
Step 9 — Citizenship Approval and Passport Issuance
Once approved, the applicant and their family are registered in the Turkish population system. They are then eligible to apply for Turkish ID cards and passports.
The entire process, from property purchase to passport issuance, typically takes 4 to 6 months, although timelines may vary depending on the applicant’s personal situation and administrative workload.
Required Documents Checklist
To streamline the process, ensure that the following documents are prepared in advance:
- Valid passports for all applicants
- Recent biometric photographs
- Birth certificates (apostilled and translated)
- Marriage certificate or proof of marital status
- Police clearance certificates
- Turkish tax ID
- Bank receipts and the DAB certificate
- Real estate appraisal report
- Title deed with the no-sale restriction
- Certificate of Conformit
Timeline at a Glance
- 1–3 weeks: Document collection, tax number, and bank account setup
- 1–3 weeks: Property search, appraisal, DAB, and purchase completion
- 2–6 weeks: Certificate of Conformity and residence permit application
- 2–4 months: Citizenship application review and approval
Practical Tips for a Smooth Application
- Work with reputable agencies — Partnering with experienced real estate companies ensures that your property qualifies for the CBI program and is free from legal complications.
- Check valuation carefully — Make sure the official appraisal meets the $400,000 threshold.
- Avoid related-party transactions — Properties purchased from relatives or connected parties may be rejected.
- Keep records organized — Ensure all translations, apostilles, and notarizations are completed correctly.
- Plan for your family — Decide early whether to include dependents to avoid additional paperwork later.
Costs to Consider
Beyond the property purchase, investors should budget for:
- Appraisal report fees
- Notary and translation costs
- Title deed transfer fees and state duties
- Legal representation fees
- Residence permit and citizenship application charges
- Bank and transaction fees
While these costs are relatively small compared to the property value, they are an essential part of the overall process.
Frequently Asked Questions (FAQ)
You must invest at least USD 400,000 in real estate, verified by an official appraisal report.
Yes. Your spouse and children under 18 can be included in the same application at no extra investment cost.
No. There is no residence requirement either before or after obtaining citizenship.
On average, the process takes 4–6 months from start to finish, depending on the speed of document collection and government processing.
Conclusion
Obtaining Turkish citizenship through real estate investment is one of the most straightforward and rewarding options available to global investors in 2025. With a minimum threshold of $400,000, family inclusion, and a relatively quick processing time, it offers both lifestyle and financial advantages.
However, the process involves strict legal and administrative steps, such as mandatory currency conversion and the three-year title deed restriction. Working with professional advisors and trusted real estate companies significantly reduces risks and ensures compliance.
For a secure and successful investment journey, partner with Best House Turkey — a trusted agency offering expert guidance, vetted property portfolios, and full support throughout the citizenship process.