Foreign nationals purchasing property in Dalyan or Ortaca may, in some circumstances, also be able to use that investment as the basis of an application for Turkish citizenship.
However, buying property in Türkiye and buying property that qualifies for the Turkish citizenship by investment programme are not necessarily the same thing.
If citizenship is one of the reasons for purchasing a property, the legal requirements should therefore be considered before signing contracts, transferring significant funds or completing the purchase.
This guide explains some of the main legal issues foreign buyers should consider when purchasing property in Dalyan or Ortaca with the intention of applying for Turkish citizenship.
Can I Obtain Turkish Citizenship by Buying Property in Dalyan or Ortaca?
Under Türkiye’s citizenship by investment programme, a foreign investor may be eligible to apply for Turkish citizenship by acquiring qualifying real estate with a value of at least USD 400,000, or its equivalent.
The investment must comply with the applicable citizenship requirements, and a restriction must be registered preventing the qualifying property from being sold for at least three years.
The same national rules apply whether the property is located in Dalyan, Ortaca or elsewhere in Türkiye.
The location of the property does not itself create an entitlement to citizenship. The important question is whether the property, investment value and structure of the transaction satisfy the requirements of the citizenship programme.
Does Every Property Worth USD 400,000 Qualify?
No.
A property’s advertised or agreed sale price should not be treated as confirmation that the purchase will qualify for Turkish citizenship.
A transaction intended to support a citizenship application must comply with the applicable legal and administrative requirements of the citizenship by investment programme. There are also specific requirements concerning the property itself, its previous ownership and use, the valuation, the declared purchase price and the way payment is made.
This distinction is particularly important where a buyer has already identified a property independently or through an estate agent and intends to use the purchase for a citizenship application.
If citizenship is part of the objective, the proposed property and transaction should therefore ideally be reviewed by a lawyer before the buyer becomes legally or financially committed.
What Legal Checks Should Be Carried Out Before Purchasing?
Legal due diligence is important in any property transaction in Türkiye, but it is particularly important where the purchase is also intended to support a citizenship application.
Before completing a purchase, a lawyer may investigate matters including:
- the registered ownership of the property;
- the title deed and Land Registry records;
- mortgages, liens, restrictions or other encumbrances affecting the property;
- whether the seller has the legal authority to sell;
- relevant planning, construction or property documentation where applicable;
- the terms of the proposed sale agreement;
- payment arrangements and supporting documentation; and
- the additional requirements arising because the property will be used as part of a citizenship application.
Where citizenship by investment is intended, additional eligibility checks are particularly important.
The property must have been registered in the name of a Turkish citizen for the previous three years, and it must not previously have been used as the basis for a citizenship application.
Following acquisition of the qualifying property, the application must also proceed under the appropriate citizenship by investment category.
Whether a particular property is eligible for citizenship, and whether the proposed transaction satisfies the requirements of the programme, should therefore be checked before the purchase is completed. A lawyer can also advise on the subsequent stages of the residence permit and citizenship application process.
These checks can help identify legal or procedural problems before substantial funds are transferred or contractual commitments are made.
Is a Valuation Report Required?
For an ordinary property purchase by a foreign national, obtaining a valuation report is not currently generally mandatory simply because the purchaser is a foreigner.
However, the position is different where the property is intended to be used for a Turkish citizenship by investment application.
For citizenship by investment, a valuation report is mandatory. The report must be issued by a government-approved valuation company. A citizenship valuation report cannot therefore be obtained from just any property valuation company.
The valuation report must also confirm that the property is eligible for Turkish citizenship. If the valuation report states that the property is not eligible for Turkish citizenship, the property cannot be used as the basis of the citizenship application.
This is another reason why buyers intending to apply for citizenship should distinguish between the requirements of an ordinary property purchase and the additional requirements applying to a citizenship investment.
What Financial Requirements Apply to the Property Purchase?
For a property investment to support a citizenship by investment application, the qualifying investment must be worth at least USD 400,000.
It is not sufficient simply for the property to be advertised or informally agreed at that value.
The sale price declared at the Land Registry Office must be at least USD 400,000, and the required Foreign Exchange Purchase Certificate must also be obtained for at least USD 400,000.
The purchase price must be paid into the seller’s bank account in Turkish Lira.
Because the valuation, Land Registry declaration, foreign exchange documentation and payment arrangements all form part of the citizenship process, the financial structure of the transaction should be considered before funds are transferred.
Can More Than One Property Be Used to Reach the Investment Requirement?
Depending on the circumstances and the applicable regulations, it may be possible to use more than one property as part of a qualifying real estate investment.
This may be relevant where an investor intends to purchase several properties rather than one property with a value above the required investment threshold.
However, using multiple properties can create additional legal and procedural considerations.
Where citizenship is the objective, the proposed investment structure should therefore be reviewed before the individual property purchases are completed.
What Is the Three-Year Property Restriction?
Real estate used to satisfy the citizenship by investment requirements is subject to a restriction preventing its sale for at least three years.
The relevant restriction is recorded through the Land Registry procedure.
Buyers should take this into account when considering whether a particular property is suitable for their wider investment plans. For example, a buyer who may need to resell the property in the short term should understand the effect of the three-year restriction before proceeding.
What Is the General Citizenship Process?
A property-based citizenship application involves considerably more than simply purchasing real estate worth USD 400,000.
Although the precise procedure and documentation will depend upon the circumstances of the applicant and transaction, the process will generally include:
- identifying a suitable property or properties;
- carrying out legal and citizenship eligibility checks on the proposed purchase;
- confirming that the transaction can be structured in accordance with the citizenship requirements;
- obtaining the required valuation report from a government-approved valuation company;
- arranging the required banking, foreign exchange and payment documentation;
- completing the property purchase and relevant Land Registry procedures;
- obtaining the required confirmation that the investment satisfies the applicable citizenship criteria; and
- preparing and submitting the necessary residence permit and citizenship documentation to the relevant Turkish authorities.
The valuation report obtained for citizenship purposes must confirm that the property is eligible for Turkish citizenship. If the report concludes that the property is not eligible, it cannot be used for the citizenship application.
The Land Registry sale price and Foreign Exchange Purchase Certificate must each meet the applicable USD 400,000 minimum, and the purchase price must be paid into the seller’s bank account in Turkish Lira.
Considering these requirements at the beginning of the transaction can help avoid difficulties that may be considerably harder — or impossible — to correct after the property has already been purchased.
Can My Family Apply With Me?
Depending on the circumstances, the spouse and eligible dependent children of the principal investor may also be included in the citizenship process.
Family circumstances should be considered at an early stage because supporting documents may need to be obtained from other countries.
Foreign-issued documents may also need to satisfy particular requirements concerning authentication, apostille, translation or notarisation before they can be accepted by the Turkish authorities.
Preparing these documents in advance can help reduce avoidable delays.
Can the Property Purchase or Citizenship Process Be Completed From Abroad?
A foreign purchaser may be outside Türkiye during the property purchase process.
In appropriate circumstances, a Turkish lawyer can complete property purchase procedures on the buyer’s behalf under a properly prepared Power of Attorney.
The precise wording and scope of the Power of Attorney are important. It should provide the authority required for the particular transaction while remaining appropriately limited to the client’s needs.
However, buyers should not assume that the entire citizenship process can be completed without travelling to Türkiye.
In particular, applicants will need to come to Türkiye in person for relevant stages of the residence permit and citizenship applications and attend the appropriate government institutions as required.
Foreign buyers intending to use a Power of Attorney should therefore obtain legal advice about which stages can be completed by their lawyer and which will require their personal attendance in Türkiye.
Why Obtain Legal Advice Before Purchasing?
Where a property purchase is intended to support a citizenship application, the most useful time to obtain legal advice is generally before the transaction is completed.
An estate agent may assist a buyer in identifying a property, but the role of an estate agent is different from that of an independent lawyer acting for the purchaser.
A lawyer can consider two separate but related questions:
Is the property legally suitable to purchase?
and
Can the property and proposed transaction satisfy the requirements of the Turkish citizenship by investment programme?
For citizenship purposes, that second question involves more than simply checking whether the asking price exceeds USD 400,000. The property’s ownership history, previous use for citizenship, valuation, Land Registry declaration, foreign exchange documentation, payment arrangements and other programme requirements may all need to be considered.
Identifying a problem before signing an agreement or transferring substantial funds is generally much easier than attempting to correct the transaction afterwards.
Turkish Citizenship and Property Lawyer for Dalyan and Ortaca
Purchasing property in Türkiye is a significant financial decision. Where the purchase is also intended to form the basis of a Turkish citizenship application, additional legal, financial and administrative requirements must be considered.
Our law office assists foreign clients with property transactions and Turkish citizenship applications, including legal due diligence, property eligibility checks, Land Registry procedures, Powers of Attorney and the preparation and coordination of citizenship documentation.
If you are considering purchasing property in Dalyan or Ortaca with the intention of applying for Turkish citizenship, we can review the proposed property and transaction and advise you on the applicable legal requirements before you proceed.
For further information, please contact Lawyer Burcu Yılmaz Sayılgan.
This article is provided for general information only and does not constitute legal advice. Turkish property and citizenship regulations and administrative requirements may change. Specific legal advice should be obtained regarding your individual circumstances.
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