7 Steps to Obtaining Turkish Citizenship by Investment - Step-by-Step Guide

How does the process work as a whole?

Turkish citizenship by investment is regulated by a 2018 government regulation. Since then, the program has issued passports to thousands of foreign investors. The most popular option is to purchase real estate for an amount of $400,000 or more.

The process consists of seven successive stages. You cannot jump over any of them - each next step requires documents from the previous one. We will analyze each stage in detail: what to do, how long to wait and what mistakes applicants most often make.

Full information about the program is on the page Turkish citizenship by investment.

Stage 1. Site selection and SPK assessment

The first step is to find a suitable property and get an official appraisal of its value. The assessment is carried out only by an accredited organization from the SPK (Turkish Capital Markets Council) register. You cannot evaluate the property yourself - the bank and the ministry will only accept a report from a licensed appraiser.

The assessment fixes the market value of the property in Turkish lira, converted into dollars at the Central Bank exchange rate on the date of the transaction. Important: the value under the purchase and sale agreement must match or exceed the estimate. Underestimating the price in a contract is a common mistake due to which the Ministry of Environment refuses a conformity certificate.

Time to receive an estimate: 2-5 business days. Cost: $200-500 depending on the object.

Practical advice. Choose properties in areas where prices are stable. If the lira falls between appraisal and registration, the dollar equivalent may fall below $400,000. It is better to take an object with a reserve - from $420,000 according to appraisal.

Stage 2. Opening a bank account in Turkey

Money for the object must go through a Turkish bank. Payment in cash or direct transfer to a seller without a bank trace will not work - this is a requirement of the program. The Ministry verifies the origin of funds.

To open an account you will need: a foreign passport, Turkish Taxpayer Identification Number (vergi numarası - received from the tax office in 1 day), and sometimes - documents about the origin of funds. Large banks (Garanti, Akbank, Ziraat) serve foreign investors.

The account is opened in person or through a notarized power of attorney for a representative. Remote opening is not available in all banks - please check in advance.

Duration: 1-3 business days for a personal visit. A special feature for CIS citizens: a number of banks request additional documentation - account statements, contracts, tax returns. Wio Bank and small private banks are most loyal to clients from Russia and Kazakhstan.

Practical advice. Open an account in advance, before choosing an object. Then the money will already be in Turkey and the transaction can be completed faster.

Stage 3. Transaction and registration in TAPU with a sherhi mark

The transaction takes place at the Land Registry Office (TAPU ve Kadastro). The buyer and seller (or their representatives by proxy) sign a purchase and sale agreement and pay a tax on the transfer of ownership - 4% of the cadastral value.

Immediately after registration of ownership, the mark “serhi” is entered into the register. This is an encumbrance that prohibits the sale of the property for three years. Without this mark, the Ministry of the Environment will not issue a conformity certificate, and without it you cannot apply for citizenship.

Sherkhi is removed automatically after three years or after obtaining citizenship - if you decide to sell the property earlier. Important: sale before the expiration of three years deprives the right to citizenship.

Registration period: 1-3 business days. A notarized power of attorney allows you to conduct a transaction without your presence - the agent acts on your behalf.

Practical advice. Check the property for debts and encumbrances before the transaction. Request an extract from TAPU - all restrictions and mortgages are visible there.

Stage 4. Certificate of conformity from the Ministry

Certificate of conformity (uygunluk belgesi) - official confirmation from the Ministry of Environment and Urbanization that the property meets the requirements of the citizenship program. Without this document, it is impossible to apply for citizenship.

To obtain a certificate, you need to submit to the ministry: a certificate of ownership from TAPU with a sherhi mark, an SPK assessment, a confirmation of a bank transfer (bank receipt), an account statement.

The ministry verifies that the transaction amount meets the program requirements and the money went through the bank. If the price in the contract is lower than the estimate, they will refuse. If there is no bank confirmation, they will refuse.

Duration: from 2 to 4 weeks. This is one of the longest stages. Failure at this step is the most common cause of delays throughout the program.

Practical advice. Keep all bank receipts and SWIFT confirmations from the date of your first transfer. The Ministry may request documents on the payment chain.

Stage 5. Obtaining a residence permit (ikamet)

A residence permit is a mandatory step before applying for citizenship. Without a valid ikamet, the Citizenship Office will not accept the application. This requirement often surprises investors who expected to do without a Turkish residence permit.

To obtain ikamet you need: ownership in TAPU, a valid international passport, a health insurance policy (mandatory for foreigners), photographs, payment of the state fee. Submitted to the Provintial Directorate of Migration Management (Göç İdaresi).

The residence permit is issued for 1 year with the right of extension. Type - short-term residence permit based on real estate ownership. Physical residence in Turkey is not required to obtain it, but a personal visit for biometrics is required.

Receipt time: 2-6 weeks. In large cities - Istanbul, Ankara, Antalya - the queues are longer. In small provincial centers, ikamet is issued faster.

Practical advice. Do not delay applying for ikamet after registering with TAPU. While the ikamet is being processed, you can simultaneously prepare documents for the next stage.

Step 6: Applying for citizenship

The application for citizenship is submitted to the General Directorate of Civil Status and Citizenship (Nüfus ve Vatandaslik İsleri Genel Müdürlügü). In practice, documents are accepted at local offices of nüfus müdürlügü at the place of registration of the residence permit.

The package of documents includes: certificate of conformity, valid ikamet, international passport and notarized translation, birth and marriage certificates with apostilles and translations, photographs, application in the prescribed form. There is a separate set for each included family member.

After receiving the documents, the case is transferred to the Presidential Department of Citizenship for final approval. At this stage, the applicant's background is checked - it can be delayed if there are criminal records, sanctions or dual citizenships that require disclosure.

Review period: from 3 to 5 months from the date of submission. This is the official guideline, in practice it can be faster.

Practical advice. Translations of documents must be done by sworn translators (yeminli tercüman). Ordinary translators will not be suitable - the documents will be returned.

Stage 7. Obtaining a Turkish passport

Once your application is approved, you will be called to take an oath (if required by procedure) and given a citizenship decision. With this decision, an identity card (kimlik) and a foreign passport are issued in the same nüfus müdürlügü.

A Turkish passport (burgundy cover) gives visa-free or simplified entry to 110+ countries. The Schengen area is not included in this list - Turkish citizens need a visa for Europe. But Japan, South Korea, Singapore, and most countries in Asia and Latin America are open.

An added benefit is that a Turkish passport can be used to apply for an E-2 visa to the US (Türkiye is a treaty country). This is a separate story, but for some investors it is more interesting than the passport itself.

Passport production time: 1-2 weeks after the decision on citizenship. The total period from the purchase of an object to the passport is from 3 to 6 months if the documents are well prepared.

Practical advice. Check in advance whether you need to renounce your current citizenship. Türkiye allows dual citizenship and does not require renunciation of your previous passport.

Full cost estimate

The cost of the program consists of several components. Below is the complete table for one applicant and a family of four.

Total additional costs for 1 applicant (excluding property cost): from $16,000 to $38,000.

Total for a family of 4 people (2 adults + 2 children): from $18,000 to $45,000.

A detailed analysis of estimates is in the article cost of Turkish citizenship.

Documents for submission: complete list

It is better to collect documents in advance - in parallel with the search for the object. Some papers require an apostille and sworn translation, which takes time.

Basic documents of the applicant:

• International passport (valid) + notarized translation into Turkish
• Birth certificate + apostille + translation
• Marriage certificate (if available) + apostille + translation
• Certificate of no criminal record + apostille + translation
• Biometric photos (4 pcs.)
• Documents on the origin of funds

Documents on the object:

• Extract from TAPU with a sherhi mark
• SPK Evaluation Report
• Certificate of conformity
• Bank receipts and SWIFT confirmations

For each family member: international passport + translation, birth certificate + apostille + translation, for children - confirmation of relationship.

A certificate of no criminal record in Russia is issued through the Ministry of Internal Affairs and is valid for 3 months. Don't delay getting it.

Common mistakes and how to avoid them

At every stage of the process, there are common mistakes that delay approval or lead to denial.

Error 1. Underestimating the price in the contract. Some sellers suggest specifying a lower amount in the contract to reduce the transfer tax. This is a direct path to refusal of the conformity certificate - the ministry compares the contract price with the SPK estimate.

Mistake 2. Payment without a bank trace. Cash or transfer directly to the seller without going through your Turkish account is an automatic refusal. All money must go through a Turkish bank account.

Mistake 3. Poor quality translations. Translations from regular bureaus are not accepted. Only sworn translators (yeminli tercüman) are needed. Find out in advance.

Error 4. Expired documents. A certificate of no criminal record is valid for 3 months; birth certificates in some countries also have a period. Plan to receive it closer to submission.

Mistake 5. Buying a property in a closed area. Foreigners are prohibited from buying real estate in a number of military and border zones. Check the status of the area before the transaction.

Realistic process timeline

Official deadlines and real ones are two different things. Here's a timeline for the well-prepared applicant.

• Week 1-2. Opening an account in a Turkish bank, obtaining a TIN, searching for an object and ordering an SPK assessment.
• Week 2-4. Transaction in TAPU, registration of sherkha, submission for conformity certificate.
• Week 4-7. Obtaining a conformity certificate (the longest step), submitting to ikamet.
• Week 6-10. Obtaining ikamet, collecting and apostilling all documents.
• Week 10-12. Applying for citizenship at nüfus müdürlügü.
• Week 12-24. Waiting for the decision of the Presidential Administration.
• Week 24-26. Registration of kimlik and passport.

Total: 4-7 months from the first transaction to the passport. Missing deadlines most often occurs at the conformity certificate stage and due to errors in documents.

More about the program - in the article Turkish citizenship by investment.

Due diligence: what is checked and how to prepare

Türkiye has some of the most stringent vetting among Caribbean and Middle Eastern programs. The Presidential Directorate requests data from Interpol, checks visa history, criminal records and sanctions lists.

What exactly they check:

• Criminal history - in country of citizenship and countries of residence
• Sanctions lists - OFAC, UN, EU
• Previous refusals of citizenship or residence permits of other countries
• Source of funds - the bank requests documentary evidence
• Politically exposed persons (PEP status)

How to prepare. If you have had visa refusals in the past, criminal records (even expunged), or you are associated with government agencies, disclose this in advance. Hidden facts, when discovered, are rejected. Declared ones are considered individually.

For citizens of Russia and Belarus, verification takes longer due to the sanctions context. This does not mean automatic refusal, but requires careful preparation of documents on the origin of funds.

How to include a family in your application

One investment covers the whole family. You can include your spouse and children under 18 years of age in your application. Adult children (18+) must submit a separate investment application.

The applicant's parents are not included in the Turkish program - this distinguishes it from a number of Caribbean programs. If parental inclusion is important, Grenada or Antigua may be worth considering.

Each family member needs a separate set of documents: a foreign passport with a translation, a birth certificate with an apostille, and for children - confirmation of relationship. If children are from a previous marriage, guardianship documents or consent of the second parent will be required.

Minor children submit biometrics in person when applying to ikamet. This requires their physical presence in Turkey at least once.

What to do after receiving your passport

We received our passport - good. Now a few practical steps.

Tax resident or not. Having Turkish citizenship does not automatically make you a Turkish tax resident. Tax residency arises when residing for more than 183 days per year. If you live in another country, a Turkish passport does not affect your taxes in any way.

E-2 visa to the USA. With a Turkish passport, you can apply for an E-2 entrepreneur visa, which gives you the right to work and conduct business in the United States. The requirements are separate, but a passport is a key condition.

Sale of the property after 3 years. After three years, the sherkhi is removed and the property can be sold. The real estate market in Istanbul and Antalya is showing steady growth - many investors earn extra money from this.

Dual citizenship. Türkiye does not require renunciation of previous citizenship. Your Russian, Kazakh or other passport is preserved - Türkiye is simply added to it.

Bottom line: is it worth going this route?

The Turkish program is suitable for those who want a quick second passport with a moderate investment. Three to six months, come to Turkey once for biometrics, and the object can be sold in three years.

The program is not suitable if you need access to Schengen or the USA - for this it is better to consider Grenada (E-2) or Antigua. If Europe is important - Bulgaria or Cyprus.

The seven steps of the process sound complicated, but with proper preparation of documents and experienced support, most investors go through them without delay. The main thing is not to save on transfers, not to underestimate the price in the contract and to keep the bank trail clean from the first payment.

Read more about the program on the page Turkish citizenship by investment.