DEDICATED SERVICE FOR FOREIGN INVESTORS
Investing in Turkey, made for foreigners.
Whether you live in Turkey or not, KENTKURAN Real Estate and KENTKURAN Legal handle every technical step a foreign investor faces: language barriers, power of attorney and apostille, tax identification number, opening a Turkish bank account, the FX Purchase Certificate (DAB) at the Central Bank, CMB-licensed real estate valuation, military restricted-zone clearance and title-deed regulations. From Germany to the United Kingdom, from the United States to the UAE, we serve clients in 30+ countries — managing property purchase, rental operations, tax compliance and, when sought, Turkish citizenship by investment (with a qualifying real estate investment equivalent to 400,000 USD, including spouse and children under 18) end-to-end under a single safeguard.
Serving foreign investors from 30+ countries
WHY TURKEY?
Four strong reasons for the foreign investor
Strategic Location
A bridge country at the crossroads of Europe, Asia and Africa. Four-hour flights to three continents, a mature logistics network and a growing domestic market of 85 million.
High Rental Yield
6%–12% gross annual rental yield in the right locations — 2–3 times higher than Berlin, Paris or London.
Hard-Currency Purchasing Power
With your USD, EUR or GBP savings, you achieve strong purchasing power in Turkey and reach quality properties otherwise out of reach in Europe.
Citizenship Including Family
With a real estate investment of 400,000 USD equivalent — including spouse, children under 18 and dependent disabled children — Turkish citizenship is granted in roughly 3–9 months; visa-free or visa-on-arrival access to 110+ countries.
THE PROCESS
Investing in Turkey for the foreign investor in 3 steps — without ever flying in
A fully transparent process completed without setting foot in Turkey: it begins with a power of attorney, continues with bank transfer, CMB-licensed valuation, the DAB certificate, title-deed transfer and uninterrupted property management — culminating, where requested, in the Turkish citizenship application.
Power of Attorney (in your country of residence)
A special power of attorney is issued without coming to Turkey: at a foreign notary with an apostille seal in countries party to the 1961 Hague Apostille Convention, or via consular legalisation at a Turkish consulate in non-party countries. KENTKURAN Legal prepares the bilingual Turkish-English text, manages document lists and appointments. The tax identification number is obtained from the Tax Administration by proxy; opening the Turkish bank account is completed either by proxy or with a short visit to Turkey, depending on AML (MASAK) requirements and individual bank policy.
Property Selection, CMB Valuation and Legal Due Diligence
Based on your budget, target rental yield and citizenship-eligibility profile, we run regional analysis and present property alternatives. The CMB-licensed real estate appraisal — mandatory for foreign acquisitions — is obtained; the citizenship threshold is calculated on whichever is lower between the valuation amount and the recorded sale price. Title records, zoning, mortgage/encumbrance checks are completed; military restricted and security-zone clearance is processed through the Ministry of National Defence's integrated electronic system via military authorities / the Governorate.
Bank Transfer, CBRT DAB and Title Deed Transfer
The purchase price is wired into Turkey from abroad in foreign currency, and the Foreign Currency Purchase Certificate (DAB) is issued at the Central Bank of the Republic of Turkey (CBRT) — a legal prerequisite for the citizenship application. Title is transferred by proxy and the three-year no-sale annotation is recorded on the title deed. KENT'li onboarding begins the same day: tenant placement, rental collection, tax management and monthly reports run on a single panel. On request, the citizenship application file is prepared in parallel.
CITIZENSHIP BY INVESTMENT
Turkish Citizenship by Investment
Under Article 12/b of Turkish Citizenship Law No. 5901 and its Implementation Regulation, a qualifying real estate investment of 400,000 USD equivalent grants Turkish citizenship to the investor — including spouse, children under 18 and dependent disabled children. The entire process is handled as a single file by the KENTKURAN Legal team together with our real estate advisors.
Programme Summary
Who can apply? Foreign nationals who purchase real estate in Turkey worth at least 400,000 USD equivalent — calculated on whichever is lower between the CMB-licensed valuation report and the recorded sale price — and who register a three-year no-sale commitment as an annotation on the title deed.
Statutory requirements: The purchase price must be wired into Turkey from abroad in foreign currency through banking channels, and the Foreign Currency Purchase Certificate (DAB) must be issued at the CBRT. Cash, crypto-asset or domestic-wire payments are not accepted.
Family members included: Spouse, children under 18 and dependent disabled children above 18 are included in the application (Law No. 5901, Art. 20). One file, the whole family.
Timeline: After the title deed transfer, including the application certificate, short-term residence permit, review by the Directorate General of Civil Registration and Citizenship Affairs and the Presidential decision, the Turkish ID card is typically issued within 3–9 months.
Acquisition restrictions: Certain nationalities are restricted from acquiring real estate in Turkey. Eligibility is verified by KENTKURAN Legal before the file is opened.
Core documents:
- Passport and apostilled birth certificate (with notarised Turkish translation)
- Marriage certificate (if applicable) and children's birth certificates
- Criminal record from your country of residence (with apostille)
- Health report (general health status)
- 4 biometric photographs
- Title deed, CMB-licensed valuation report and CBRT DAB certificate (provided by KENTKURAN)
Information reflects legislation in force as of 2026. Legislation may change; the up-to-date regulation is verified by KENTKURAN Legal for each individual file.
Investment Threshold
400K USD
Minimum real estate investment for family-inclusive Turkish citizenship
- 3-year no-sale annotation on the title deed
- CBRT DAB certificate required (bank transfer)
- Lower of CMB-licensed valuation or sale price applies
- Spouse, children under 18 and dependent disabled children
- Average 3–9 month application timeline
- 110+ countries with visa-free or visa-on-arrival access
TAX & FINANCIAL FRAMEWORK
Tax framework for the foreign investor
Rental Income Tax and Withholding
For residential rental income, earnings above the annual exemption threshold are subject to progressive income tax for limited-liability foreign taxpayers. For commercial rentals with a corporate tenant, a 20% withholding tax is deducted at source. KENTKURAN Legal manages the tax filing.
Repatriating Rental Income
Once tax obligations are settled, your rental income is converted into your preferred currency — USD, EUR or GBP — and freely transferred to your overseas account through banking channels. Monthly reports show both TRY and the foreign-currency equivalent.
VAT Exemption on First Home
Under Article 13/i of the VAT Code, foreign nationals not resident in Turkey are exempt from VAT on the first acquisition of a residence or commercial unit, provided the purchase price is wired in foreign currency into Turkey (DAB) and the property is held for at least 3 years. If sold before the 3-year mark, the VAT exemption is recovered. The process is supervised by KENTKURAN Legal.
Important note: Tax rates and legislation are subject to change. Together with KENTKURAN Legal, file-specific advice is provided based on the current state of the law. The information on this page is general guidance, not personal financial advice.
NEXT STEP
Let's begin your investment journey
Get in touch with us for any questions about real estate investment in Turkey, the power-of-attorney process, tax and banking steps, the 400,000 USD citizenship package, or the management of an existing property in Turkey. The first consultation is entirely free of charge and with no commitment — let's plan the best path together.