Restrictions on Property Types for Turkish Citizenship by Investment
- Özgür Kurucuk
- Nov 6
- 4 min read
Acquiring Turkish citizenship through real estate investment is one of the most sought-after routes among global investors. The process offers a powerful combination of mobility, lifestyle, and business opportunities — but not every property in Turkey qualifies.
The Property Types for Turkish Citizenship by Investment program is governed by strict eligibility rules, valuation standards, and documentation requirements. A single misstep — such as buying the wrong type of property — can result in application rejection, financial setbacks, or long legal delays.
At Kurucuk & Associates, a leading law firm based in Istanbul, our English-speaking lawyers guide international investors through every stage of the process — ensuring full legal compliance and safeguarding your investment from costly mistakes.
What Property Types Qualify for Turkish Citizenship?
Residential and Commercial Properties
Both residential (apartments, villas, penthouses) and commercial (offices, shops, mixed-use units) properties can qualify for Turkish citizenship, provided they meet all legal and valuation requirements.
You can even buy multiple properties, as long as their total combined value reaches USD 400,000 or more.
Eligible property types include:
Completed and registered apartments or villas.
Commercial units or offices with an individual Tapu (title deed).
Newly built projects with valid iskan (occupancy permits).
Ownership and Title Deed Requirements
For a property to qualify, it must have one of the following legal statuses:
Kat Mülkiyeti:
Full ownership title deed for a completed property.
Kat İrtifakı:
Construction servitude deed linked to a finished or ready-to-occupy project.
The Tapu must be free of any encumbrances, liens, or restrictions.
Properties still under construction, or without a title deed, are not eligible until completion and official registration.
The $400,000 Minimum Investment Rule
A minimum real estate investment of USD 400,000 (or equivalent in Turkish Lira) is required.
This value must be confirmed by an official valuation report prepared by a government-authorized SPK appraiser.
The 3-Year No-Sale Commitment
To qualify, the property must be held for at least three years. A “no-sale annotation” (satılamaz şerhi) will be placed on the Tapu by the General Directorate of Land Registry and Cadastre.
Selling or transferring the property before this period automatically cancels citizenship eligibility.
Property Types That Do Not Qualify
1. Agricultural Land and Farmland
Agricultural or rural land cannot be used for Turkish citizenship applications.
Plots classified as farmland, orchards, or green zones are ineligible unless they are formally converted into residential or commercial zones through municipal rezoning.
2. Military or Strategic Zones
Properties located within or near military or security zones are strictly prohibited for foreign buyers.
Every property must receive security clearance from the Ministry of National Defense before approval.
3. Unfinished or Off-Plan Projects Without Tapu
Projects still under construction and lacking an individual title deed (Tapu) or occupancy certificate are not eligible for citizenship.
The property must have either Kat Mülkiyeti or Kat İrtifakı status before submission.
4. Properties with Liens or Mortgages
Any property carrying a mortgage, lien, or legal restriction must have those cleared before being used for citizenship.
A valid Tapu must show clear, unencumbered ownership.
Legal & Bureaucratic Requirements
Each eligible property must go through formal registration at the Land Registry Office (Tapu ve Kadastro Müdürlüğü).
Document | Purpose |
Tapu (Title Deed) | Confirms legal ownership; must show no encumbrances. |
Property Valuation Report | Official SPK-licensed appraisal verifying the $400,000 threshold. |
Currency Exchange Certificate (Döviz Alım Belgesi) | Proof that funds were exchanged into Turkish Lira through the Central Bank. |
No-Sale Annotation | Records the 3-year ownership commitment. |
Certificate of Conformity | Issued by the Ministry to confirm citizenship investment compliance. |
Financial & Valuation Protocols
Every real estate transaction for citizenship must meet strict financial compliance standards:
Minimum property value: USD 400,000 (officially verified).
Payment made from the investor’s personal Turkish bank account.
Funds converted into Turkish Lira through the Central Bank of the Republic of Turkey (CBRT).
A Foreign Exchange Purchase Certificate obtained for proof.
A 3-year no-sale annotation registered on the property deed.
These measures align with Turkey’s anti-money laundering (AML) and due diligence standards, ensuring transparency and investor protection.
Geographic & Zoning Restrictions
Certain regions and districts may have zoning or security-based restrictions.
Properties located near border areas, military bases, or strategic infrastructure require additional clearances.
Before purchase, investors should confirm the zoning status with the local municipality (Belediye) and the Land Registry Office.
How to Verify a Property’s Eligibility
Follow this 5-step legal checklist before finalizing your purchase:
Conduct Legal Due Diligence:
Verify ownership history, encumbrances, and registration.
Check the Tapu Classification:
Confirm Kat Mülkiyeti or Kat İrtifakı status.
Obtain Official Valuation:
Use an SPK-licensed appraiser.
Verify Zoning and Location Clearance:
Ensure it’s outside restricted zones.
Consult Kurucuk & Associates:
Let our lawyers manage the entire process from verification to approval.
Avoiding Common Mistakes
Many applications are rejected due to avoidable errors, such as:
Buying agricultural or incomplete properties assuming they qualify.
Skipping the official valuation or zoning verification.
Transferring funds directly to sellers instead of through Turkish banks.
Not securing the Certificate of Conformity from authorities.
At Kurucuk & Associates, we prevent these issues through meticulous due diligence, legal supervision, and end-to-end management of your citizenship application.
Alternative Investment Routes
While real estate remains the most popular path, Turkey also allows citizenship through:
Bank Deposit: Minimum of USD 500,000 in a Turkish bank account (held for 3 years).
Capital Investment: Investment in Turkish companies or government bonds.
These options suit investors seeking diversified citizenship strategies.
Expert Legal Guidance for Eligible Property Investments
At Kurucuk & Associates, our experienced team of Istanbul-based lawyers specialize in real estate and immigration law.
We help investors confirm property eligibility, handle all documentation, and secure approval for Turkish Citizenship by Investment without risk or delay.
Contact Kurucuk & Associates today to verify your property’s eligibility and begin your path to Turkish citizenship with complete confidence.
