2025年土耳其房产投资入籍指南
通过房产投资获取土耳其公民身份的全面指南，详细说明最新法规、申请流程及关键要求。
ਜਾਣ-ਪਛਾਣ
The following guide provides a comprehensive overview of the procedures and principles to be followed for foreigners wishing to acquire Turkish citizenship through property investment. This guide is designed to ensure that foreign individuals are informed about the relevant legal provisions, restrictions, and conditions.
Legal Framework and Preconditions
According to the regulations, foreign individuals can acquire Turkish citizenship by purchasing property worth at least $400,000 USD or its equivalent in other currencies. The purchased property must either be a condominium or a plot of land with a building. Additionally, a commitment must be made not to sell the property for at least three years.
The regulations have evolved over time, with significant amendments made on various dates to enhance the process’s clarity and efficiency. For instance, the changes made on January 12, 2017, September 19, 2018, and subsequent dates have refined the conditions under which properties can be purchased and the associated commitments.
Key Provisions
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Eligibility Criteria:
- Foreigners must purchase a property that is valued at a minimum of $400,000 USD.
- The property must be officially registered, and the transaction must be documented with a title deed.
- Properties must not be sold within three years of purchase.
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Types of Properties:
- The property can be residential or commercial, as long as it meets the value criteria.
- Properties under construction can also be considered if they are completed and meet the necessary conditions within the specified period.
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Application Process:
- The application for Turkish citizenship through property investment must be submitted to the relevant authorities, including the Ministry of Environment, Urbanization, and Climate Change.
- A property valuation report, obtained from a certified appraisal company, is required.
- A certificate of conformity is issued once the property value and other conditions are verified.
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Documentation Requirements:
- 房产地契
- Real Estate Investment Determination Certificate.
- Proof of payment and financial transactions related to the property purchase.
- Commitment to not sell the property for at least three years.
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Special Conditions:
- Properties that are subject to mortgage or other legal restrictions cannot be used for citizenship applications.
- Multiple properties can be used to meet the total investment requirement, provided they cumulatively meet the value threshold.
Detailed Legal Provisions
Real Estate Investment Determination Certificate: The Taşınmaz Yatırımı Tespit Belgesi (TYTB), or Real Estate Investment Determination Certificate, is now a mandatory document for foreign investors seeking Turkish citizenship through real estate investment. Introduced on February 1, 2024, this certificate is issued by the General Directorate of Land Registry and Cadastre and requires a minimum investment of $400,000 in eligible properties. The TYTB process involves strict checks on property value, payment proof, and compliance with regulations, including a three-year sale restriction on the property. This new requirement aims to streamline the citizenship-by-investment program and prevent fraudulent transactions, ensuring that each property is used only once for citizenship acquisition.
Sales and Commitment Documentation: The official deed must explicitly state that the property will not be sold for three years. This is a binding commitment and any breach may result in the cancellation of the citizenship process.
Financial Requirements and Proof of Investment: Payments for the property must be made through Turkish banks, with foreign currency transactions converted via the Central Bank of Turkey. The payment proof must be detailed, showing the buyer’s and seller’s information, transaction amounts, and relevant dates. The bank receipts and currency exchange documents are crucial components of the application.
Additional Legal Considerations:
- Properties involved in legal disputes or with existing liens are not eligible.
- The ownership of the property must be clear and free from any third-party claims.
- Joint ownership is generally not permissible unless the entire value is met by one individual’s share.
Tax and Financial Considerations
Tax Liabilities: Property buyers must comply with local tax regulations, including property tax, VAT, and other related taxes. Taxes must be paid in full and on time to avoid legal complications.
Financial Transactions: Payments must be made through Turkish banks, and foreign currency transactions must be converted through the Central Bank of Turkey. All transactions must be documented accurately to ensure compliance with Turkish financial regulations.
Recent Changes in the Turkish Citizenship through Property Investment Program in 2024
In last one year, several significant changes have been made to the Turkish Citizenship by Investment program to improve the process and prevent fraudulent activities. These changes affect the property valuation process, the procedure after obtaining the investment conformity certificate, the types of properties eligible for investment, and the conditions for investment through promise-to-sell agreements. Here are the details:
Property Valuation and TYTB Process
One of the most critical changes is the introduction of the Taşınmaz Yatırımı Tespit Belgesi (TYTB) or Real Estate Investment Determination Certificate. As of February 1, 2024, obtaining a TYTB is now mandatory for citizenship applications through real estate investment. The General Directorate of Land Registry and Cadastre is responsible for issuing this certificate.
The property valuation process has also been centralized. GEDAŞ Gayrimenkul Değerleme A.Ş., a subsidiary of the Housing Construction Authority (TOKI), is now exclusively authorized to conduct property valuations for citizenship applications. This change aims to ensure more accurate and standardized property valuations.
Impact on Investors: Investors must now apply for the valuation report through the Web Tapu system (https://webtapu.tkgm.gov.tr/), selecting the “Vatandaşlığa Konu Satış” (sale for citizenship) option and choosing GEDAŞ Gayrimenkul Değerleme A.Ş. as the valuation company. This centralization may lead to longer processing times due to the increased workload on a single authorized company. Investors should carefully consider market values and be prepared for potential additional investments if the GEDAŞ valuation falls short of the required $400,000 threshold
Procedure Post-Investment Conformity Certificate
Once the investment has been made and the conformity certificate has been issued, the file is transferred to the Directorate General of Population and Citizenship Affairs. During this phase, it is mandatory to stay in Turkey, as the directorate will need to take your fingerprints again for verification purposes.
Impact on Investors: After receiving the conformity certificate, investors should be prepared to stay in Turkey for approximately 10-15 days or make separate visits for each step to complete the process.
Restrictions on Land Investments
Previously, purchasing an empty plot of land could qualify an investor for Turkish citizenship. However, under the latest regulations, only land with an approved construction project (a “kat irtifakı” title deed) is eligible. This means the land must have a construction plan approved by the municipalities and the title deed converted to reflect this status.
Impact on Investors: Investors can no longer acquire Turkish citizenship by purchasing undeveloped land. Only plots with established and approved building plans are acceptable, ensuring that investments are directed towards actual development projects.
Single Transaction Requirement for Promise-to-Sell Agreements
For investments made through promise-to-sell agreements, all investments must be conducted in a single transaction. This means that, unlike standard property purchases where investments can be made at different times and locations, promise-to-sell agreements require that the entire investment amount be committed at once, typically in the same project.
Impact on Investors: This regulation necessitates that investments through promise-to-sell agreements are usually made in a single large property or multiple properties within the same project that collectively meet the $400,000 requirement. This change ensures more straightforward and verifiable transactions.
These recent changes aim to enhance the integrity and efficiency of the Turkish Citizenship by Investment program. By understanding and adhering to these new regulations, investors can better navigate the process and ensure their investments meet the necessary legal and financial requirements.
Criminal Record Certificate Requirement
A new requirement has been introduced for the application process. Foreign investors must now submit a criminal record certificate that covers all adult applicants in their family. This certificate should be obtained from the investor’s home country.
Impact on Investors: This additional document adds another layer of due diligence to the process. Investors should factor in the time and effort required to obtain this certificate from their home country when planning their application timeline.
Investor Residence Permit for Family Members
The application process now includes obtaining an investor residence permit for the foreign investor’s family members. All applicants, including family members benefiting from the investment, now receive a “Type J” residence permit (investment-based residence permit) along with the main investor.
Impact on Investors: This change streamlines the residence status for all family members involved in the citizenship application. It ensures that everyone in the investor’s family has a consistent legal status during the application process.
Mandatory Presence at Application Submission
A significant procedural change requires main investor and spouse to be present at the appointment for document submission. Applications solely through an attorney are no longer accepted. The investor and spouse who will be obtaining citizenship through the investment must be physically present at the citizenship office during the document submission phase.
对投资者的影响：此项变更要求整个家庭在提交申请时必须身处土耳其，因此需进行周密规划。可能需要协调家庭成员的旅行安排，部分成员或需在土耳其停留更长时间。但这也提供了与官员直接沟通的机会，可能加快审核流程。
这些新增调整进一步优化了土耳其投资入籍计划，凸显政府对申请流程中尽职调查与个人核验的重视。潜在投资者在制定投资及入籍策略时，应充分考虑这些新要求。
获取土耳其公民身份的优势
- 出行便利： 土耳其公民可免签或落地签入境众多国家，显著提升全球通行自由度。
- 商业机遇： 公民可利用土耳其的战略地理位置和持续增长的经济体开展商业贸易。其与欧盟的关税同盟地位以及连接欧亚的枢纽位置，为企业提供显著优势。
- 文化与生活福利： 土耳其拥有丰富的文化遗产、现代化基础设施和优质生活水平。多样化的地理景观与气候条件，为居住提供多元选择——从繁华都市到宁静海滨皆可满足。
ਅਕਸਰ ਪੁੱਛੇ ਜਾਣ ਵਾਲੇ ਸਵਾਲ
1. 若购房后房产贬值会怎样？
- 公民身份申请不受购房后房产贬值影响。只要购房时房产估值达到40万美元，即符合资格要求。
2. 申请是否需要无犯罪记录证明？
- 通过房产投资申请入籍无需提交无犯罪记录证明。
3. 申请是否需要健康证明？
- 此流程不要求提供健康证明。
4. 最关键的注意事项有哪些？
- 确保房产符合入籍资格是最核心要素，建议联系我方核实房产资质。此外，需精心准备外汇购买凭证、估值报告及付款收据等文件。
5. 当前流程进展如何？
- 流程主体与之前保持一致，但政府加强了申请审查力度。新增核查环节及文件要求，以防范过往出现的欺诈行为。
6. 子女需履行何种兵役义务？
- 22岁前获得土耳其公民身份者须履行兵役义务，可选择付费短期服役（21天）或常规服役（6个月）。
ਸਿੱਟਾ
通过房产投资获取土耳其公民身份，是外国投资者在土立足的可行之选。遵循相关法律条款并审慎选择合规房产，投资者可顺利完成流程，尽享土耳其公民身份的诸多权益。
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