The process of buying Turkish real estate and obtaining a residence permit.

Buying real estate in Turkey by foreigners involves several basic steps:

1. Determining the purpose of the purchase. First of all, it is important to clearly define the purpose of the purchase - whether it is an investment, permanent or vacation home. It is important to consider that different regions and cities in Turkey can offer different opportunities depending on these objectives.
2. Real Estate Search. The next step is to find a suitable property. Here it is important to consider not only personal preferences, but also aspects such as the infrastructure of the area, proximity to key facilities and the potential profitability of the property.
3. Choosing a real estate agent or consultant. It is advisable to contact an experienced real estate agent or consultant who will help with the selection and valuation, as well as ensure the safety of the transaction.
4. Due diligence and the sales contract. Before concluding the transaction, a due diligence check of the property should be carried out to ensure that there are no debts or legal problems.
5. Payment and registration of the transaction. After the purchase and sale agreement has been concluded and payment has been made, it is necessary to register the title of ownership with the relevant authorities.
6. Obtaining residence permit or citizenship. Depending on the value of the purchased property, the buyer may qualify for a residence permit or Turkish citizenship.
7. After-sale maintenance. It is important to consider aspects related to the management and maintenance of the property after purchase, including payment of taxes and maintenance of the property.

These steps can vary depending on the individual circumstances of the buyer and the particular property.

Foreigners wishing to purchase real estate in Turkey should be aware of the following:

• Conditions for obtaining a residence permit or citizenship. To apply for a residence permit, you must provide proof of ownership of property valued at a minimum of 200,000 USD. To obtain citizenship in 2023 requires the purchase of real estate worth at least 400,000 USD, and from 2024 - at least 600,000 USD.
• Specifics of obtaining citizenship. To obtain a Turkish passport through the investment program is not required to pass a test for knowledge of the local language or residence in the country for a certain period of time. It is only important to maintain ownership of the purchased real estate for at least 3 years.
• Acquisition Area. It is important to acquire properties in authorized areas. Otherwise, a residence permit or citizenship may be denied.
• Real estate value. For foreign citizens, the cost of real estate in Turkey under the investment program is set on the basis of the appraised value of the object, not on the basis of the price specified in the contract of sale or cadastral value.
• Acquisition of several properties and obtaining residence permit or citizenship. It is impossible to obtain residence permit and residence permit when buying more than 1 object of real estate in Turkey, which are under construction and purchased from different developers. Citizenship can be issued only on the basis of 1 notarized contract of sale, which may include several apartments, houses or other objects.
• To purchase the missing amount of real estate to obtain a residence permit. If you already own Turkish real estate, but its value is not enough to apply for permanent residence, you can buy a property (in an open area) for the missing amount, provided that the property is completed and the sale transaction is registered with the Cadastre Office of the Republic of Turkey.
• Real estate on the basis of which citizenship will not be granted. The purchased apartment must not be the basis of Turkish citizenship in the past. The property must not have been involved in any sales transactions between the foreign owner acting as the seller and the current owner in the last three years.
• Shared ownership. It is possible to acquire real estate in shared ownership, if there is no purpose of obtaining Turkish citizenship. In order to obtain citizenship, only 1 foreign owner or family should own the object.

Stages of purchase of housing in Turkey by a foreign citizen.

1. Self-selection of the object or with the help of real estate specialists according to the given criteria.
2. Open a Turkish bank account.
3. Make a real estate valuation, which is a key step in the process of applying for residence permit or citizenship for foreigners.
4. Prepare and legalize the necessary documents to obtain a TAPU (title deed) from the Cadastre Office:
   • Tax number (can be obtained either from the tax office or from the official Vergi Dayresi portal);
   • Original passport and Turkish translation certified by a notary;
   • Foreign Exchange Purchase Certificate - DAB (Döviz Alım Belgesi);
   • Real Estate Appraisal;
   • 2 photos.
5. To issue a technical passport Iskan (Ferdi Iskan) - a document confirming the possibility of using real estate or a part of it (for example, an apartment in a residential complex) as a residential property.
6. Take out earthquake insurance (DASK).
7. Pay the transfer tax on the transfer of ownership.

In order to apply for a residence permit, you will need:

1. Application for a residence permit based on ownership;
2. 4 biometric photographs for each applicant;
3. Copy of passports of all applicants and family members (marriage certificate - for married couples, for children - birth certificate);
4. Health insurance for all family members;
5. Document confirming the absence of a criminal record (from all applicants);
6. Income Statement;
7. Document on confirmation of investment program implementation - issued in the cadastral office of Turkey;
8. A receipt for payment of the state duty;
9. TAPU (title deed) for the purchased property;
10. The contract of sale of the object and its notarized copy.

All documents must be legalized (notary, apostille) and submitted to the migration service in Turkish.