Art. 12(1)(b), Law No. 5901 · Reg. 2010/139
Turkish Citizenship via Real Estate
Acquire Turkish real estate with a TKGM-appraised value of USD 400,000 or above under Article 12(1)(b) of Law No. 5901 and the Implementation Regulation (2010/139). The property is registered in the applicant's name via Tapu transfer; a statutory three-year transfer restriction applies from the date of the Tapu transfer. Rental income during the holding period is permitted under Law No. 6098. Turak Law provides full Tapu legal representation and CBI application management.
Legal Framework
- Legal basis
- Law No. 5901, Article 12; Implementation Regulation (2010/139), Article 20, as amended by Presidential Decision No. 5554
- Minimum investment
- USD 400,000 (TKGM appraised value)
- Holding period
- 3 years from title deed registration, secured by a no-sale annotation on the deed
- Competent authority
- General Directorate of Civil Registration and Citizenship Affairs (NVİ); title registration and the annotation are handled by the TKGM
- Jurisdiction
- Republic of Türkiye
- Sources verified
- August 21, 2026
Key Facts
Full Legal Service
What Turak Law Handles
Real estate CBI cases have constituted the majority of Turak Law's Article 12(1)(b) caseload since 2019. The scope below reflects the full procedural sequence from property due diligence through citizenship approval and post-approval holding period management.
Property Guidance
Turak Law advises on TKGM eligibility for specific properties — new development, resale, commercial, or residential — and confirms whether the target property has been previously used in a CBI application (a disqualifying condition under TKGM registry rules).
TKGM Valuation Coordination
Turak Law coordinates the valuation request. Per TKGM Genelge 2024/2, CBI valuation reports are issued by GEDAŞ and are valid for three months.
Tapu Legal Representation
Turak Law represents the client at the Land Registry Office (Tapu Müdürlüğü) under Power of Attorney for the formal Tapu transfer. Prior to signing, title deed history is reviewed for encumbrances, prior mortgages, and ownership chain integrity.
CBI Application Filing
Following Tapu registration, Turak Law coordinates TKGM Conformity Certificate (Uygunluk Belgesi) issuance, assembles the full NVİ dossier, and submits the citizenship application to the Provincial Directorate of Census and Citizenship (İl Nüfus ve Vatandaşlık Müdürlüğü). The file is then forwarded to NVİGM.
Rental Representation
Rental of the CBI property during the three-year holding period is permitted under Law No. 6098 (Turkish Code of Obligations). Turak Law represents the client in tenant negotiations, prepares a legally compliant Turkish lease contract with certified translation, and advises on rental income tax obligations.
Exit Strategy (After 3 Years)
When your lock-in ends, we manage the property sale — Tapu transfer to buyer, title clearance, and capital repatriation.
Per Turkish Bar Association (TBB) professional conduct rules, an attorney providing legal services in a real estate transaction may not simultaneously receive a sales commission on that transaction. Turak Law's engagement is as legal representative — not as a real estate agent or sales intermediary. No commission is received from developers or sellers in cases where Turak Law also provides legal representation.
Representation under Power of Attorney — and the one trip you do need to make
Turkish citizenship applications are conducted under a notarised Power of Attorney (Vekâletname) granted to the attorney. That instrument is what allows a foreign investor to be represented in Türkiye without being present at each stage.
Signing it does not require travel to Türkiye. It may be issued by a Turkish consulate in the investor's own country, requiring no further certification. Alternatively it may be executed before a local notary: where that country is party to the Hague Apostille Convention the document is completed with an apostille; where it is not, it is certified through the chain provided by Turkish notarial law, ending at the Turkish consulate. Turak Law assists with execution, with the apostille or legalisation step, and with the certified Turkish translation required for use in Türkiye.
What does require travel. You must be physically present in Türkiye when the residence permit (İkamet) application is submitted, and again for the citizenship application, which follows approximately four to five business days later. Biometric registration is taken at both stages. In practice this means a single visit of roughly one week.
We state this plainly because it frequently is not stated. Representation under Power of Attorney covers a great deal, but it does not extend to either appearance. An investor who plans on the basis that no travel is required discovers otherwise at the point when travel can no longer be avoided. The requirement itself is modest. Not being told about it in advance is not.
TKGM & MoI Requirements
Key Rules to Know
Rules are based on current TKGM circulars and Ministry of Interior guidelines as of 2026. Requirements may change. Turak Law monitors all regulatory updates.
Real Estate FAQs
Common Questions
Yes, but we strongly recommend engaging us before signing any purchase contract. We review the title deed, check for encumbrances, confirm TKGM eligibility, and verify the property has not been previously used for another CBI application.
Yes. Multiple properties can be combined — for example, two apartments totaling USD 400,000 in TKGM appraised value. Each property requires its own Tapu and TKGM appraisal report.
Yes. You may rent out your property and earn rental income throughout the 3-year holding period. The only restriction is that you cannot sell or transfer the Tapu within those 3 years.
The TKGM appraisal is an official government valuation conducted by authorized appraisers. It must show USD 400,000 or above. The TKGM appraised value and the market asking price may differ — we ensure the property meets the threshold before you commit.
Yes — once. The property purchase itself, including the Tapu signing, can be completed under the notarised Power of Attorney (Vekâletname) without travel, though some clients prefer to attend the Tapu signing in person. Travel is required for the applications themselves: you must be physically present in Türkiye when the İkamet application is submitted, and again for the citizenship application, which follows approximately four to five business days later; biometric registration is taken at both stages. Representation under Power of Attorney does not extend to either appearance, so in practice this is a single visit of roughly one week.
General information only. Book a consultation for advice tailored to your situation.
Sources
Sources and Authorities
Each entry links to the text published by the issuing authority itself.
Primary legislation 1
- Turkish Citizenship Law, Law No. 5901Türk Vatandaşlığı Kanunu (Kanun No. 5901)Article 12 governs exceptional acquisition of citizenship, the basis of the investment program.
Regulations 2
- Regulation on the Implementation of the Turkish Citizenship Law (Council of Ministers Decision No. 2010/139)Türk Vatandaşlığı Kanununun Uygulanmasına İlişkin Yönetmelik (Bakanlar Kurulu Kararı 2010/139)Article 20 sets the investment categories. The text linked is the 2010 original; current amounts are fixed by the amendment of 2022 cited below.
- Amending Regulation on the Implementation of the Turkish Citizenship Law (Presidential Decision No. 5554)Türk Vatandaşlığı Kanununun Uygulanmasına İlişkin Yönetmelikte Değişiklik Yapılmasına Dair Yönetmelik (Karar Sayısı: 5554)Set the real estate minimum at USD 400,000 and the other investment routes at USD 500,000, effective 13 June 2022.
Official authority materials 3
- General Directorate of Civil Registration and Citizenship Affairs (NVİ)Nüfus ve Vatandaşlık İşleri Genel MüdürlüğüThe central citizenship authority: receives and processes citizenship applications.
- Presidency of Migration Management, e-Residence (e-İkamet)Göç İdaresi Başkanlığı, e-İkametResidence permit applications, a prerequisite of the citizenship application, are filed through this system.
- General Directorate of Land Registry and Cadastre (TKGM)Tapu ve Kadastro Genel Müdürlüğü (TKGM)Registers the qualifying property, issues the conformity record and enters the three-year no-sale annotation on the title deed.
Real Estate Pathway
Schedule a Consultation on the Real Estate Pathway
An initial consultation covers TKGM eligibility criteria, due diligence scope for your target property or portfolio, projected timeline, and full cost structure including government fees and Tapu transfer tax.