Antalya has become one of the most popular destinations in Turkey for foreign investors and long-term residents. As a result, the number of Turkish citizenship by investment applications and short / long-term residence permit requests has grown significantly. This article outlines how Turkish citizenship is acquired, the exceptional route through investment, and the residence permit framework for foreigners in Turkey.
Legal Framework
Turkish citizenship is governed by Law No. 5901 on Turkish Citizenship and its implementing regulation. The entry, residence and removal of foreigners are regulated by Law No. 6458 on Foreigners and International Protection.
Routes to Turkish Citizenship
Under Law No. 5901, Turkish citizenship can be acquired by birth (jus sanguinis or jus soli) or after birth (by competent authority decision, adoption, election right or the exceptional route). The two routes most relevant to foreign nationals are:
- Ordinary naturalisation (Art. 11): Requires five uninterrupted years of residence in Turkey, good moral character, sufficient knowledge of Turkish, and a stable income or profession.
- Exceptional route — investment (Art. 12/b): An exceptional path determined by a Presidential Decision, applicable to foreigners who meet investment thresholds. There is no residence period requirement.
Citizenship by Investment (Art. 12/b)
Under Article 20 of the Implementing Regulation, foreigners who carry out one of the investment categories set by Presidential Decision can apply for citizenship under the exceptional route. The principal investment categories are:
- Real estate purchase: Acquiring real estate above a specified value, with a Land Registry annotation that the property will not be sold for three years.
- Fixed capital investment: Making a fixed capital investment above the threshold determined by the Ministry of Industry and Technology.
- Job creation: Employing the number of workers determined by the Ministry of Labour and Social Security.
- Bank deposit: Depositing the prescribed amount in banks operating in Turkey, with a three-year holding requirement.
- Government debt instruments: Purchasing the prescribed amount of Turkish government bonds, with a three-year holding requirement.
- Investment fund / REIF / VCIF: Purchasing fund participation shares above the threshold, with a three-year holding requirement.
- Private pension system: Paying the required contribution and remaining in the system for three years.
Important notice: The minimum thresholds for these investment categories are updated from time to time by Presidential Decision. As of the publication date of this article, the minimum value for the real-estate route is USD 400,000, while the bank deposit / government bond / investment fund routes require USD 500,000. Always confirm the threshold and conditions in force on the date of your application with a qualified lawyer or the competent authority.
Real Estate Route — Practical Steps
The real estate route is the most commonly chosen path in Antalya. A typical process includes:
- Property valuation: An official valuation report from a Capital Markets Board (SPK) licensed valuation company, dated no more than three months before the application, is mandatory. The report must show that the fair market value meets or exceeds the minimum threshold.
- Bank payment: The full purchase price must be transferred from the buyer (or a person acting on their behalf) to the seller (or a person acting on their behalf) through a bank, with bank receipts retained as evidence. Cash or hand-to-hand payments are not accepted.
- Title deed and annotation: The official deed is executed at the Land Registry, and the "not to be sold for three years" annotation is registered. This annotation cannot be removed before the period expires.
- Conformity certificate (Ministry of Environment, Urbanisation and Climate Change): A certificate confirming the property meets the investment criteria is obtained from the Ministry.
- Residence permit: The applicant obtains a short-term residence permit from the Presidency of Migration Management for the purpose of the citizenship application.
- Citizenship application: The exceptional citizenship application is filed at the Provincial Directorate of Civil Registration. The file is submitted via the Ministry to the Presidency, and the decision is published in the Official Gazette.
Effect on the Family
The spouse and children under 18 of a person who acquires Turkish citizenship through the exceptional route may also become Turkish citizens as of the same date. Children over 18 must apply separately.
Residence Permits in Turkey
Law No. 6458 sets out the residence permit categories available to foreigners in Turkey. The main types are:
1. Short-Term Residence Permit (Art. 31)
The most common type. It can be granted for various reasons such as scientific research, owning real estate, establishing commercial relations, education, tourism, or medical treatment. It is issued for up to two years at a time and may be renewed.
2. Family Residence Permit (Art. 34)
Granted to the foreign spouse, minor children or dependent children of a Turkish national or a foreigner legally residing in Turkey. It can be issued for periods of up to three years.
3. Student Residence Permit (Art. 38)
Granted to foreign students enrolled in formal education in Turkey, for the duration of the programme.
4. Long-Term Residence Permit (Art. 42)
Granted, on application and indefinitely, to foreigners who have legally resided in Turkey for at least eight uninterrupted years. Conditions include not having received social assistance, having stable income, valid health insurance, and not posing a threat to public order or security.
5. Humanitarian Residence Permit / Victim of Human Trafficking Residence Permit (Arts. 46–49)
Exceptional permits issued by the governorate with Ministry approval in extraordinary circumstances.
Work Permit vs Residence Permit
A work permit, issued by the Ministry of Labour and Social Security under Law No. 6735 on International Labour Force, also constitutes a residence permit. Foreigners working in Turkey do not need a separate residence permit — the work permit is sufficient. However, work permit applications are generally filed by the employer.
Frequently Asked Questions
Can I become a citizen by buying property in Antalya?
Yes. As in many cities across Turkey, qualifying real estate purchases in Antalya can support an exceptional citizenship application. However, certain areas are subject to military forbidden zones and security zone restrictions on foreign ownership, so it is essential to confirm eligibility with the Land Registry — and where required, with the relevant military authority — before purchase.
What if my citizenship application is rejected?
A rejection is an administrative decision. An action for annulment can be filed before the Ankara Administrative Court within sixty days of notification, challenging the legal grounds of the rejection.
Can I sell the property before the three-year annotation period ends?
No. The "not to be sold for three years" annotation prevents any transfer during that period. A premature transfer may result in the revocation of the exceptional citizenship decision. After three years, the annotation can be removed by application to the Land Registry.
Is dual citizenship allowed?
Turkish law permits multiple citizenship. Whether you may keep your existing citizenship depends on the laws of your home country — some states automatically terminate citizenship upon acquiring another. You should check your home country's rules before applying.
How long does the process take?
If documentation is complete and accurate, the full process — property purchase, conformity certificate, residence permit, and the citizenship file — typically takes three to six months. Timelines vary depending on application volumes, ministerial workload and any deficiencies in the file.
Need help with your citizenship or residence application?
At Çağlar Hukuk ve Danışmanlık, our Antalya office assists clients with Turkish citizenship by investment applications, real estate due diligence and valuation processes, short / long-term residence permit applications, and administrative court proceedings.
Official sources: Law No. 5901 on Turkish Citizenship · Law No. 6458 on Foreigners and International Protection · Presidency of Migration Management