Investment Guide

Sale of Real Estate

    There is no distinction or exception to foreign nationals or Turkish citizens in the sales of real estate. Foreign natural persons who are citizens of countries determined by the President can acquire real estate in Türkiye (see "Who Can Get Property in Türkiye?").

Income Tax on Real Estate Sales

    After the sale of real estate, the people who made the sale pay income tax on earnings. If the real estate is held for less than 5 years, the increase in value during the disposal of the real estate is subject to income tax.

    If the real estates obtained through donation or inheritance or not an equivalent to value or even if a value for money has been acquired, the value increases obtained after the disposal of the real estate after 5 years of holding are not subject to tax.

Capital Gain Taxation in Real Estate Sales

    Real persons who gain value surplus due to their real estates after the sale of real estate declare their income with income tax declaration annually. The tax base is calculated by subtracting the real estate acquisition value from the sale price. If this difference is positive, it is declared and if it is negative, it is not declared. The determination of the taxable income is determined by deducting the real estate acquisition value as well as the expenses and taxes incurred as a result of the disposal and remaining under the responsibility of the seller, from the sale price. The acquisition value is increased by the said increase rate if the increase in the Producer Price Index is 10% or more in the period between purchase and sale. This is called cost indexing in the literature.

    In 2026, TRY 150,000 of value-increase gains obtained in a calendar year (other than from securities) is exempt from income tax. As a result, if there is a difference between the purchase and the sale below this amount there is no need to declare.

Title Deed Fee After The Sale of Real Estate

Title deed fee: 2% is charged separately from the buyer and from the seller on the declared sale price, which may not be lower than the property-tax value, and must be paid before the transfer.

Value Added Tax on Real Estate Sales

    If the buyer of the real estate is constantly engaged in the purchase and sale of real estate during the sale phase, the value added tax is applied to the sale price as it makes a commercial gain. VAT is not applied to real persons who acquire the property for their own use and do not earn commercial gain by continuously trading. If the Ministry of Treasury and Finance detects multiple sales within a calendar year or successive sales in the following years, natural persons are classified as merchants and value-added tax is applied to the sales to be made by the merchants.

Tax Liability of Real Estate Owners

1.1. The Procedure of Acquiring Turkish Citizenship through Investment

    Foreigners who buy real estate worth at least USD 400,000 can apply for Turkish citizenship.

Application Process for Turkish Citizenship

    At least a purchase of real estate worth $ 400,000 or above the request for Turkish citizenship is being processed with the application to be made to the General Directorate of Land Registry and Cadastre during the transfer of title deeds.

    The General Directorate of Land Registry and Cadastre checks whether the purchased property or real estate is worth at least US $ 400,000. At this stage, a licensed real estate appraisal company prepares the valuation report of the purchased property. The title deed administration checks this appraisal report and checks the eligibility for Turkish citizenship transactions. A valuation report from real estate agents or consulting firms other than a licensed real estate appraisal company is not considered valid.

    After the title deed is issued with the three-year no-sale annotation, the land registry sends the file to TKGM, which issues a Real Estate Investment Determination Certificate and forwards it to the Presidency of Migration Management and the General Directorate of Population and Citizenship Affairs. The investor then applies to the provincial migration directorate for a residence permit and afterwards to the provincial directorate of population and citizenship affairs for citizenship.

    In our experience, the citizenship process typically takes 6-8 months once the file is complete; the duration depends on the authorities and is not guaranteed.

Frequently Asked Questions in the Turkish Citizenship Application Process

·      Is it also possible for my family to become Turkish citizens?

· Yes. You, your foreign spouse and your minor or dependent children can become Turkish citizens.

·      Can I purchase more than one real estate to reach the limit of USD 400,000?

Yes. There is no limit on the number of properties as long as the required total value is met; shares in jointly owned property acquired after 1 February 2023 cannot be used.

·      Which ministry places the no-sale annotation?

The real estate appraisers confirm whether the value of the real estate is more than USD 400,000. The Ministry of Environment, Urbanisation and Climate Change (through TKGM) requests the “no-sale annotation”. The payment of the real estate that you purchased must be made by bank transfer to the property owner after the foreign currency has been sold to a bank operating in Türkiye.

·      How should I calculate the USD and TL exchange rates?

The value of the immovable on USD basis shall be calculated by the Land Registry and Cadaster General Directorate over the Central Bank's effective selling rate and/or cross rate on the determination date.

·      How long does it take to conclude the citizenship process?

In our experience, the citizenship process typically takes 6-8 months once the file is complete; the duration depends on the authorities and is not guaranteed.

·      Shall I acquire citizenship when I meet all the requirements?

The process of citizenship approval depends on there being no national security or public order obstacle.

·      Can I acquire Turkish citizenship by purchasing a rentguaranteed commercial property?

You can purchase any real estate with a total value of USD 400,000 or above

·      I do not have time to come to Türkiye. How can I get Turkish citizenship?

You can have this process made without coming to Türkiye by giving power of attorney to a trusted consulting company

·      How many people can apply for citizenship with one title deed?

Only the investor, the foreign spouse, and their minor or dependent children can acquire citizenship.

·      I have purchased real estate in Türkiye before. Now can I apply for citizenship?

Purchases qualify only if they met the value rule in force on the acquisition date; for sales or promise-to-sell contracts from 13 June 2022 the threshold is USD 400,000.

·      Do I have to waive my existing citizenship when I become a Turkish citizen?

No. Depending on your own state regulation, Turkish laws permit dual or multiple citizenship.

·      Do I have to do compulsory military service if I get Turkish citizenship?

Military service obligations depend on age and personal circumstances; please check with the Ministry of National Defence.

·      Which nationalities are accepted for Turkish passports?

Citizens of countries whose nationals may acquire property in Türkiye (determined by the President).

·      I have a 16-year-old and a 19-year-old child. Can both benefit from the application for Turkish citizenship?

Not necessarily. The application covers the investor, the foreign spouse and minor or dependent children. A child under the age of 18 can therefore be included, but a child over the age of 18 can be included only if he or she is dependent. Otherwise, a person over the age of 18 can apply on their own by buying real estate worth at least USD 400,000.

·      Can I obtain citizenship for my disabled child over 18?

You can obtain citizenship by documenting that your child is in need of care.

·      Does the application for Turkish citizenship apply for real estate acquisition in installment or under construction?

Yes, with at least USD 400,000 paid in advance under a notarised promise-to-sell contract for a condominium.

·      In our experience, the citizenship process typically takes 6-8 months once the file is complete. Can I obtain a residence permit during this process?

Once your application is approved, you and your 1st degree family members will be granted a residence permit on the same day without any waiting period.

·      Is it possible to have dual citizenship in Türkiye?

Turkish law permits multiple citizenship; check the rules of your own country.

·      How can I become a Turkish citizen if I am not a citizen of any country (stateless, heimatlos)?

You can apply for Turkish citizenship when you purchase a property with a value of at least USD 400,000 together with a proof of your heimatlos (travel document issued by the United Nations).

·      Is there any critical point to know?

The ministry wants to ensure that the minimum value is USD 400,000. Certified real estate appraisers value real estate to prevent price fraud.

The Process of Being a Turkish Citizen by Making Investment

1.    Opening bank account: The account should be opened in the name of

the investor.

2.    Making investment: Necessary investment transactions such as deed transfer, cash deposit, government bond / share purchase should be realized.

3.    Residence permit application: Applicants are required to obtain a residence permit during the application for citizenship.

4.    Turkish citizenship application: You can apply for Turkish citizenship immediately after obtaining a residence permit. You are not required to come to Türkiye during the application process.

Documents necessary to apply for the Turkish Citizenship through Investment

·      Application form

·      Passport or a similar document

·      Civil status documents

·      Birth and family records proving family ties

·      Population records of Turkish relatives, if any

·      Service fee receipt

·      Real Estate Investment Determination Certificate

Last reviewed: September 2026