What Is a Certificate of Conformity?

In the process of acquiring Turkish citizenship through real estate investment, the Certificate of Conformity is an important document issued by the relevant authorities to determine whether the investment meets the investment requirements stipulated under Turkish citizenship legislation. For applications for Turkish citizenship by investment, the property purchased by the foreign investor must be eligible for citizenship purposes, and the required investment amount must be met. Following the completion of the title deed transaction and fulfillment of the necessary conditions, the relevant administrative process is initiated.

In other words, the process can be summarized as follows:

Property selection → Legal due diligence → Valuation/TTB → Title deed transaction → 3-year restriction on sale → Certificate of Conformity → Residence permit for citizenship purposes → Turkish citizenship application → Archive and security checks → Decision

What Is TTB?

Following the new practices introduced in 2024, the Real Estate Acquisition-Based Amount Determination Certificate for Citizenship Acquisition (TTB) is used to determine the amount of the real estate investment that will be taken into account for citizenship purposes.

TTB is the document used to determine the investment amount of a real estate property that may be used for a citizenship application. According to the current explanations of the General Directorate of Land Registry and Cadastre (TKGM), the TTB is prepared based on the information obtained from the relevant real estate valuation report and transmitted to the TAKBİS/WebTapu system through TADEBİS. Rather than relying on a physically submitted TTB, the document must be transmitted through the electronic system.

Turkish Citizenship Requirement Through a USD 400,000 Real Estate Investment

Under the current practice, foreign natural persons may apply for Turkish citizenship by exception through the acquisition of real estate provided that the total investment amount of the property or properties is at least USD 400,000 or the equivalent amount in foreign currency.

In addition, the investor must declare that the property has been acquired for the purpose of obtaining Turkish citizenship, and the necessary annotation and undertaking regarding the restriction on selling the property for at least three years must be completed in the land registry.

The Investment Office of the Presidency of the Republic of Türkiye also identifies a real estate investment of USD 400,000 or more and a three-year restriction on sale as among the fundamental requirements.

However, the important point here is that simply declaring a sales price of USD 400,000 in the title deed is not sufficient.

For the investment amount to be accepted for citizenship purposes, several factors must be assessed together, including:

• The property being eligible for a citizenship application,
• The investment amount determined through the TTB meeting the required threshold,
• The amount declared in the title deed complying with the applicable legislation,
• Payments being made in accordance with the relevant requirements,
• Payments being supported by bank documents,
• The required foreign currency purchase transactions being carried out in accordance with the applicable legislation,
• The three-year undertaking and annotation restricting the sale of the property being duly completed.

Therefore, “purchasing a property worth USD 400,000” and “properly fulfilling the USD 400,000 investment requirement for Turkish citizenship purposes” are not necessarily the same thing.

How Is a TTB Obtained?

For a foreign investor planning to acquire Turkish citizenship through real estate investment, the valuation process should be carefully considered even before purchasing the property.

Under the current system, a valuation report for citizenship purposes is requested through WebTapu/TADEBİS. The TTB is prepared based on the information obtained from the relevant valuation report and transmitted electronically to the relevant land registry records.

Therefore, it would not be appropriate for an investor to rely solely on the asking price stated in a real estate listing or on the value declared by the seller.

For example, even if an investor purchases a property for USD 450,000, the investment amount accepted for citizenship purposes may be determined differently. For this reason, it is important to check the property in terms of valuation requirements and citizenship eligibility before the purchase.

How Long Is the TTB Valid?

Under Circular No. 2024/4, the TTB is valid for six months from its date of issuance. According to the current information provided by TKGM, the period between the TTB and the application for a transaction involving the acquisition of citizenship must not exceed six months. If the TTB is more than six months old, the valuation report on which the document is based may need to be renewed.

However, how this period should be assessed during the property purchase and subsequent annotation/undertaking stages should be separately examined based on the transaction dates of each individual file.

Therefore, rather than proceeding on the basis of an old valuation report, investors should have their files reviewed according to the current legislation and TKGM practice.

How Is the Value of the Property Calculated?

One of the key issues in a real estate investment made for citizenship purposes is determining which documents are used to assess the investment amount.

According to the current explanations of TKGM, when determining the citizenship investment amount, the sales price declared in the official deed or the amounts stated in the preliminary sales agreement, together with the payments made, must meet the amount required under the legislation and must be verified through the TTB.

Therefore, it is not sufficient merely for the market value of the property to exceed USD 400,000.

For example:

Market value of the property: USD 500,000
Sales price declared in the title deed: USD 350,000

In such a transaction, it would not be correct for the investor to assume that they will qualify for Turkish citizenship solely on the basis of the property's market value.

Similarly, any inconsistency between the payment documents and the sales price stated in the title deed may create problems in the citizenship application file.

Why Are Bank Payments and the Foreign Currency Purchase Certificate Important?

Documenting the payment process is extremely important when a real estate investment is used as the basis for a Turkish citizenship application.

The payments made by the investor must be traceable and supported by the documents required under the applicable legislation. It is particularly important that the sales price stated in the title deed and the payments made through the bank are consistent with each other.

In addition, the foreign currency transactions carried out by the foreign investor must be properly documented for the purposes of the citizenship application.

Therefore:

• Bank payment receipts,
• Foreign currency purchase certificate,
• Sales agreement or official deed,
• TTB,
• Land registry records

should not be considered as independent documents, but rather as complementary components of the same investment transaction.

Can Turkish Citizenship Be Obtained by Purchasing More Than One Property?

Yes. Provided that the required investment amount is met, it is possible to apply for Turkish citizenship based on the total investment value of multiple properties.

However, where more than one property is involved, each property must be assessed separately.

For example, an investor may wish to reach the required investment threshold by purchasing:

• One residential property,
• One commercial property,
• Another residential property.

In such a case, the eligibility of each property for citizenship purposes, its title deed records, valuation process, payment documents, and the status of the required annotations must be assessed together.

Therefore, simply stating that “my total investment exceeds USD 400,000” is not, by itself, sufficient.

Three-Year Restriction on the Sale of the Property

One of the most important requirements for Turkish citizenship applications through real estate investment is the undertaking and land registry annotation restricting the sale of the property for at least three years.

By declaring that the property has been acquired for the purpose of obtaining Turkish citizenship, the investor undertakes not to sell the property for a period of three years.

The current explanation of the Investment Office of the Presidency of the Republic of Türkiye also states that a restriction preventing the sale of the property for at least three years must be registered in the title deed for real estate investments of USD 400,000 or more.

At this point, it is important to consider when the three-year period begins and what consequences transactions involving the property may have from the perspective of citizenship.

Therefore, after purchasing the property, the investor should separately assess the question: “Can I sell the property immediately?”

How Does the Citizenship Process Proceed After Obtaining the Certificate of Conformity?

Obtaining the Certificate of Conformity is an important stage in the citizenship-by-investment process; however, it does not mean that Turkish citizenship is automatically granted.

In general, the process proceeds as follows:

1. Selection of the Property

At the first stage, a property eligible for citizenship investment is identified.

2. Legal Due Diligence

The property's title deed records, ownership structure, existing encumbrances, and eligibility for citizenship purposes are examined.

3. Valuation and TTB Process

The necessary valuation procedures are carried out for citizenship purposes, and the investment amount is determined within the scope of the TTB.

4. Title Deed Transaction

The sale is completed, and the necessary declarations and annotations required for citizenship purposes are entered into the title deed records.

5. Three-Year Restriction on Sale

The necessary annotation restricting the sale of the property for a period of three years is registered.

6. Certificate of Conformity

The relevant administrative authorities assess whether the investment satisfies the requirements for Turkish citizenship.

7. Residence Permit for Citizenship Purposes

Once the necessary requirements are fulfilled, the relevant residence permit process is carried out for the investor.

8. Citizenship Application

The citizenship application is submitted to the General Directorate of Population and Citizenship Affairs.

9. Archive and Security Investigation

The investigations required under the applicable legislation are conducted in respect of the applicant and the relevant family members.

10. Citizenship Decision

Once the administrative assessments have been completed, a decision is issued regarding the citizenship application.

Since each of these stages falls within the responsibility of different authorities, it is highly important that the documents be prepared consistently and accurately from the beginning to the end of the process.

How Long Does It Take to Obtain a Certificate of Conformity?

It would not be accurate to provide a fixed period that applies to every Certificate of Conformity application.

Factors such as whether the application is complete, the status of the land registry records, the structure of the investment, the number of properties involved, payment documents, and the workload of the relevant authorities may affect the duration of the process.

Therefore, rather than relying on statements such as “it will definitely be issued within 20 days” or “it will definitely take 45 days,” it is more appropriate to assess the expected duration based on the specific characteristics of the file.

In particular, missing or inconsistent documents may prolong the process and require the investor to submit additional documentation.

Most Common Mistakes in Certificate of Conformity Applications

In Turkish citizenship applications through real estate investment, certain mistakes may only become apparent after the investment has been completed, potentially causing significant loss of time and money for the investor.

1. Failing to Check Citizenship Eligibility Before Purchasing the Property

It should not be assumed that every property is eligible for a citizenship investment.

2. Relying Solely on the Sales Price

The fact that a property is sold for USD 400,000 does not automatically mean that the investment amount will be accepted for citizenship purposes.

3. Ignoring the Valuation Process

The TTB and the valuation process on which it is based are critically important in determining the investment amount.

4. Making Bank Payments Incorrectly

Missing or inconsistent payment documents may make the examination of the citizenship application file more difficult.

5. Failing to Examine the Title Deed Records

It is important to examine the property in advance for potential mortgages, liens, annotations, co-ownership, or other encumbrances.

6. Using an Outdated TTB or Valuation Report

The six-month validity period of the TTB must be taken into consideration. TKGM requires the valuation report underlying a TTB exceeding six months to be renewed.

7. Planning the Citizenship Application Only After Purchasing the Property

Many problems that may arise in a citizenship application file can become difficult or impossible to rectify after the property has already been purchased.

For this reason, conducting legal due diligence before the purchase is generally a safer approach.

Why Is Legal Due Diligence Important Before Purchasing a Property?

When a foreign investor purchases real estate in Türkiye for citizenship purposes, the transaction becomes significantly different from an ordinary real estate transaction.

The following factors must be assessed as a whole:

• Eligibility of the property for citizenship investment,
• Type and nature of the title deed,
• Ownership structure,
• Encumbrances,
• Valuation status,
• Sales price,
• Payment method,
• TTB process,
• Three-year restriction on sale.

For example, an investor may purchase a property worth more than USD 400,000. However, if there is a problem proving the investment amount, the payment documents do not comply with the applicable requirements, or the property is not eligible for citizenship purposes, the investor may not achieve the expected result.

Therefore, it should not be forgotten that the property purchase and the citizenship application are not independent processes.

Legal Support from Uzunpınar Tüfek Law Firm in Turkish Citizenship Through Real Estate Investment

At Uzunpınar Tüfek Law Firm, we believe that it is essential to properly plan the legal process from beginning to end for foreign investors acquiring real estate in Türkiye and seeking Turkish citizenship through investment.

In this context, legal assistance may be provided in relation to:

• Reviewing the legal status of the property intended to be purchased,
• Conducting title deed and encumbrance checks,
• Assessing the property's eligibility for citizenship investment,
• Monitoring the real estate valuation and TTB process,
• Legally reviewing the title deed transaction,
• Reviewing the three-year restriction on sale and the required declarations,
• Following up on the Certificate of Conformity process,
• Preparing residence permit and citizenship applications,
• Checking the documents required for the investor and their family members,
• Assessing administrative issues that may arise during the application process.

In particular, conducting legal due diligence before making a high-value real estate investment can help identify potential risks that the investor may otherwise encounter at a later stage.

 

Frequently Asked Questions

 

1. Can a Turkish citizenship application be submitted without a Certificate of Conformity?

In the citizenship-by-investment process through real estate, it is necessary to establish that the investment meets the requirements stipulated under the relevant legislation. Therefore, the subsequent stages of the citizenship application cannot proceed before the Certificate of Conformity process has been completed.

2. How many months is the TTB valid for?

According to the current TKGM practice, the TTB is valid for 6 months from its date of issuance. If the six-month period expires, the valuation report may need to be renewed.

3. Is purchasing a USD 400,000 property sufficient for Turkish citizenship?

No. The USD 400,000 investment requirement is only one of the conditions for citizenship. Other requirements, including the property's eligibility, proper determination of the investment amount under the applicable legislation, payment documentation, and the three-year restriction on sale, must also be fulfilled.

4. Can Turkish citizenship be obtained through multiple properties?

Provided that the relevant requirements are fulfilled, an application may be made based on the total investment amount of multiple properties. However, the applicable conditions must be separately assessed for each property.

5. Is it mandatory not to sell the property for three years?

Yes. For citizenship applications through real estate investment, an undertaking and land registry annotation restricting the sale of the property for at least three years are required.

6. Does obtaining a Certificate of Conformity mean that Turkish citizenship has been granted?

No. The Certificate of Conformity is not Turkish citizenship itself. Following the issuance of the certificate, the required residence permit and citizenship application procedures are carried out, followed by the relevant administrative investigations.

 

Conclusion

The Certificate of Conformity and TTB are distinct yet complementary processes of significant importance for foreigners seeking to acquire Turkish citizenship through real estate investment.

As of 2026, when a USD 400,000 real estate investment is assessed for citizenship purposes, it is not sufficient to consider only the property's sales price. The valuation, TTB, payment documents, title deed records, ownership structure, and three-year restriction on sale must all be assessed together.

For this reason, particularly in high-value real estate investments, conducting legal due diligence before purchasing the property can help reduce the risk of the investor suffering financial loss or unnecessary delays.

For legal assistance regarding Turkish citizenship through real estate investment, the Certificate of Conformity, TTB, real estate investment, and foreigners' law, you may contact Uzunpınar Tüfek Law Firm.