Obtaining Citizenship by Real Estate Investment

Acquisition of citizenship through Real Estate Investment in Turkey, with The amendment made in 2018 paved the way for foreign investors to invest in Turkey. With this change, the way has been paved for sales with real estate investment in Turkey.

 

At the point reached, the obtaining TR citizenship with a real estate investment of 400,000 USD in Turkey have been extended between near countries. In addition, Turkey has become popular among the Middle-East and Arab countries, which have oil geography, and has become the center location of Arab investors.

 

Having visited Turkey for the last 5 years, foreigners’ perspectives have been changed when they encountered the hospitality, geographical beauties, historical places, natural riches and the traces and temples of many religions. Changing perspectives affect the developing Turkish economy and Turkey is gaining value day by day. 

 

Although Turkey is becoming a world-wide fame and attraction center, with foreign investors, but, still some of investors have negative thoughts against Turkey. For this reason, you can review the frequently asked questions section below.

Why Should I Invest in Turkey?

With its economic stability and determined stance against the dollar in recent years, Turkey never harms investors and is an indispensable address for investment, as it is a attraction pointas well as its natural beauty like Istanbul and Bursa.

Will I Make a Profit If I Buy Real Estate in Turkey?

The heart of the Turkish real estate market is Istanbul and its surrounding cities. Real estates in Istanbul and the surrounding cities increase an average of 20% in value and these real estates can be converted into money in a very short time. For this reason, you will never lose money paid in return for investments made in real estate.

REAL ESTATE SALES RATES TO FOREIGNERS, IN TURKEY

  • One

Number of residences purchased by foreign investors in the last 3 years

Types of Real Estate Acquisition in Turkey?

Turkish law recognizes lands registered in the land registry, independent and permanent rights (such as usufruct) and independent sections registered under the Property Ownership Law as real estate. An individual or legal person can own the property in the form of full ownership, joint ownership or co-ownership. 

Ownership may be inherent in a right or a right of easement. Simple ownership is the most common type of ownership, this is followed by joint ownership and co-ownership. Joint ownership and co-ownership shows difference about the disposition of ownership;

Types of Transference in Co-ownership and Joint Partnership

Co-Ownership; Unless otherwise agreed, co-ownership cannot sell its shares without the consent of other common owners.

Joint Ownership; all legal rights to ownership belong to the owner of the property. According to Turkish law, it is the broadest right on real estate that gives the right to freely use (usus), to benefit (fructus) and to dispose of the property (abusus). On the contrary, easement rights are limited to the rem. Usufruct gives the beneficiary the right to freely use the benefits of the property and benefit from these, however, the lessor cannot dispose of the property.

How Foreigners Get Real Estate in 9 Steps?

    1. First, you have to make a decision to buy a or a few property with a total value of more than 400,000 USD.
    2. In order to determine that the real estate to be purchased is over USD 400,000, a report will be obtained from the CMB approved Real Estate Appraisal Company.
    3. An application is made to the Land Registry Directorate with the necessary documents for the sale of the real estate.
    4. The land registry office checks the valuation report and the compliance of the declared information with the criteria specified in the law.
    5. If the necessary conditions are fulfilled, the relevant person will be notified via SMS about the deed transfer fee and the revolving fund payment that must be paid for the transaction.
    6. After the payment of the fees, the appointment time for the signing of the contract is notified via SMS.
    7. After the transfer is completed at the title deed, a statement will be recorded indicating that the property cannot be sold for three years and the title deed of the property will be delivered to the foreign investor.
    8. After the completion of the transaction, the land registry office sends the documents to the higher unit in order to give a “certificate of conformity” for the citizenship application.
    9. Afterwards, a certificate of conformity is issued.

What are the Documents Required in the Real Estate Purchase Process?

Title deed showing the village / district, section, parcel, building, independent unit information of the property,

Passport (with translated copy if necessary).

For determining the nationality of the foreigner, their country identity card,

Real estate appraisal report prepared by any of the institutions authorized by the Capital Markets Board (CMB)

“Real Estate Fair Value Certificate” obtained from the municipality to which the real estate is affiliated.

Compulsory earthquake insurance for building / house / flat / shop / office,

One photo of the seller and two photos of the buyer (taken in the last 6 months at 6 × 4 size),

If there is a side that cannot speak Turkish, a sworn translator approved by the judicial authorities,

If this action is to be carried out with a power of attorney issued abroad, the translation and original or certified copy of the power of attorney.

How Can I Get a Real Estate Compliance Certificate Before Applying For Turkish Citizenship?

Title deed showing the village / district, section, parcel, building, independent unit information of the property,

Passport (with translated copy if necessary).

For determining the nationality of the foreigner, their country identity card,

Real estate appraisal report prepared by any of the institutions authorized by the Capital Markets Board (CMB)

“Real Estate Fair Value Certificate” obtained from the municipality to which the real estate is affiliated.

Compulsory earthquake insurance for building / house / flat / shop / office,

One photo of the seller and two photos of the buyer (taken in the last 6 months at 6 × 4 size),

If there is a side that cannot speak Turkish, a sworn translator approved by the judicial authorities,

If this action is to be carried out with a power of attorney issued abroad, the translation and original or certified copy of the power of attorney.

Are There Limitations When Foreigners Buying Real Estate?

In terms of Restrictions on Foreigners, the President has the right to restrict, inter alia, their acquisition of real estate because the total area acquired by foreigners in some locations for the purchase of real estate exceeds certain limits. 

 

As a general practice, real estate acquisition by non-Turkish citizens in or near military zones and in other security zones is not permitted. In addition, if a country that is not a Turkish citizen acquires an undeveloped real estate, it must submit a project within 2 years after the acquisition and this development must be completed within the time frame determined by the Ministry.

 

Foreigners cannot acquire property in military forbidden zones to the Law No. 2565 on Military Forbidden Zones and Security Zones.

 

A foreign natural person can acquire a maximum 30 hectares of property and limited real rights. The President can increase this quantity up to twofold.

 

The total area of ​​the properties acquired by foreign real persons, including real rights, cannot exceed 10 percent of the surface area of ​​the area of ​​the property in question.

 

Properties in strategic areas and security zones defined by the Presidency as areas where foreign real and legal persons cannot acquire property cannot be purchased by foreigners.

Can I Buy Only Land As Investment?

If the area you will invest in is a land without buildings, you can invest in the area in question. However, some time definitions are made in the law regarding construction and building construction in the said area.

If you want to build a building in the ongoing process in the area you want to invest in, you must apply to the relevant ministry for this project for 2 years and have your project approved. After you have this project approved, you will be given a period of time by the relevant ministry to implement the project.

The 2-year period starts from the date the land is transferred to you. (The regulations for extending the time period can be extended if the relevant ministry is consulted)

Historical Process of Foreigners' Acquisition of Real Estate in Turkey

Acquisition of non-Turkish individuals Until 2012, non-Turkish citizens were only granted the right to purchase real estate if Turkish citizens were allowed to acquire real estate, pursuant to the Principle of Reciprocity. However, following a change in the legislation, the principle of reciprocity has been lifted and citizens of the countries, which are now listed by the President, can obtain immovable property and rights in Turkey, subject to some restrictions as explained below. This list is quite extensive, covering almost every developed country in the world.

Türkiye'de Yabancıları Gayrimenkul Edinme Tarihsel Süreci!

Türk olmayan bireylerin kazanımı 2012 yılına kadar, Türk vatandaşı olmayan kişiler ancak Karşılılık İlkesi uyarınca, Türk vatandaşlarının gayrimenkul edinmesine izin verilmesi halinde gayrimenkul alım hakkı verilmekteydi.. Ancak mevzuattaki bir değişikliğin ardından mütekabiliyet ilkesi kaldırılmış ve şimdi Cumhurbaşkanı tarafından listelenen bu ülkelerin vatandaşları, aşağıda açıklandığı gibi bazı kısıtlamalara tabi olarak Türkiye’de taşınmaz ve haklarını alabilirler. Bu liste, dünyadaki neredeyse her gelişmiş ülkeyi kapsayan oldukça kapsamlıdır.

How Can I Make Investment In Turkey?

Foreign investors who want to get Turkish Citizenship by investment in Turkey should apply for obtaining Turkish Citizenship by investment and make a minimum investment of 250.000 USD real estate.

Can I Buy The Real Estate From A Foreigner?

Foreign investors are required to purchase real estates to be purchased in Turkey from a Turkish citizen. Although its value is over USD 400,000 in sales from foreigners to foreigners, it does not give the right to apply for Turkish Citizenship. Turkish citizenship may also have been acquired later.

Can Foreign Investors Acquire Real Estate Of The Company That Is A Shareholder?

No, they can’t. The properties that the foreign investor will acquire either through sales or breach of promise to sell must not be registered with the title of the legal entity that the foreigner is a shareholder or manager of.

Which Day's Rate Is Taken Into Consideration For The Valuation Of 400.000 USD?

Foreign investors who buy real estate in Turkey with an investment of 400.000 USD must be calculated over the Turkish Lira equivalent of 400.000 USD foreign currency, at the Central Bank USD selling rate of the previous day.

 

The total amount of the receipts showing that the payments have been made must be 400,000 USD or more. In addition, the exchange of money between the parties reported to the title deed should not be less than the real estate sales valuation report and the amount listed on the official invoice.

How Long Does It Take To Become A Turkish Citizen By Investment?

It usually takes approximately 3-4 months for both the Main Applicant (Investor) and other family members to obtain Turkish Citizenship and Turkish Passports, provided that all documents are ready and duly compiled and pre and post-investment studies are carried out properly. However, this process must be followed carefully.

Does Turkey Grant Citizenship to Foreigners by Investment?

Turkish Citizenship is granted to foreigners who invest 250,000 USD in Turkey. However, foreigners must undertake that they will not sell this investment for 3 years.

Does Turkey Grant Citizenship to Foreigners by Investment?

Turkish Citizenship is granted to foreigners who invest 250,000 USD in Turkey. However, foreigners must undertake that they will not sell this investment for 3 years.

Is Turkey a Suitable Country for Investing?

When examining the evaluations of the institutions that determine the investment processes and the scores of the countries around the world, you can see that Turkey is among the developing countries and the economy is getting stronger day by day. When it comes to developing countries, it can be easily understood that real estate is constantly increasing in value.

Can I Purchase Real Estate With Loan or Mortgage?

If you want to buy a property with a loan or mortgage, That time you should consider which loan amount or mortgage amount will be decreased from real estate value. Such as; your customer decided to buy a 200.000 USD worth house and also he wants to use a 50.000 USD loan/mortgage. That time real estate experter, when he calculates the worth of property, he will find and write on the report the worth of the house is 200.000 USD, but he will decrease the worth of the house up to the loan/mortgage amount .

How Foreign Investors Obtained Real Estate Compliance Certificates?

The foreign investor who has made an investment in real estate worth 250.000 USD stipulated in the relevant legal regulations submits all documents to the General Directorate of Land Registry and Cadastre or to the relevant regional directorate. The General Directorate / Regional Directorate examines the documents of the transaction, issues a Certificate of Conformity and sends to the General Directorate of Immigration Management and the General Directorate of Census and Citizenship Affairs with official ways, by e-mail to the person concerned.

Can I Sell The Property I Have Purchased Before 3 Years?

If the foreign investor has become a Turkish Citizen over the real estate bought, cannot dispose of the said real estate without cancelling Turkish Citizenship by applying for Population and Citizenship affairs.

Is Residence Permit Required to Buy Property in Turkey?

Foreigners are not required to have a residence permit during the acquisition of real estate in Turkey. Within the scope of Article 35 of the Land Registry Law, foreigners can acquire property without any restrictions or permits within the scope of the principle of reciprocity between countries.

Is Notarized Passport Certificate Required?

During the real estate acquisition and subsequent processes, the relevant institutions request the original form of notarized sworn translation of your passport.