Selling Property After Turkish Citizenship by Investment: 2026 Full Guide

Understanding the 3-Year Holding Period

When you obtain Turkish citizenship through real estate investment, you commit to keeping the property for at least three years. This requirement is a core condition of the program. The Land Registry Office places an annotation on your title deed (Tapu) stating the property cannot be sold for three years. This period starts from the date the annotation is registered, not necessarily the date you receive your passport.

Risks of Selling Before the 3-Year Mark

Selling your property before the three-year period expires is a violation of the citizenship agreement. If you sell early, the Land Registry reports the transaction to the Ministry of Interior. This usually leads to the revocation of your Turkish citizenship and the cancellation of your Turkish passport. Always wait until the official restriction is legally lifted before signing any sales contracts.

How to Remove the Sale Restriction (Satılamaz Şerhi)

The 'cannot be sold' restriction does not disappear automatically when the three years end. You must take active steps to clear the title deed. Follow these steps:

• Visit the Land Registry Office: Apply to the local Tapu office where the property is registered.
• Verification: The office checks if the full three years have passed since the annotation date.
• Official Approval: The local office coordinates with the General Directorate of Land Registry and Cadastre to confirm compliance.
• Removal: Once approved, the restriction is deleted from the system. You are then free to transfer the title to a new buyer.

Renting Your Property During the Holding Period

You do not need to live in the property to maintain your citizenship. You can rent out the unit immediately after purchase. Turkey has a high demand for rental properties, especially in Istanbul and coastal regions. Rental income is legal and does not affect your citizenship status. However, you must declare this income and pay the relevant income tax to the Turkish Revenue Administration.

Capital Gains Tax: The 5-Year Rule

While the citizenship restriction lasts three years, Turkish tax law follows a five-year rule for capital gains. If you sell your property within five years of the purchase date, you must pay Capital Gains Tax (Gelir Vergisi) on the profit. If you wait more than five years, the sale is exempt from this tax.

Calculating Your Taxable Profit

The profit is the difference between your original purchase price and the new sale price. The government adjusts the original purchase price for inflation using the 'Revaluation Rate.' This adjustment reduces your taxable profit, ensuring you only pay tax on real gains. The tax rate is progressive, ranging from 15% to 40% depending on the profit amount.

Step-by-Step Guide to Selling Your Property in 2026

1. Check the Date: Confirm that three years have passed since the annotation was placed on your Tapu.
2. Clear the Title: Complete the application at the Land Registry to remove the sale restriction.
3. Get a Valuation Report: Obtain a fresh property appraisal report. This is mandatory for all real estate transactions involving foreigners in Turkey.
4. Find a Buyer: Market the property through reputable agents. Note that the property you used for citizenship cannot be used by the next buyer to apply for citizenship again.
5. Pay Transaction Taxes: Both the buyer and seller typically pay a 2% title deed transfer fee (4% total).

Essential Documents for the Sale

To complete the sale, you will need the following documents:

• Your Turkish ID card or valid passport.
• The original Title Deed (Tapu).
• A valid property valuation report (not older than three months).
• Compulsory Earthquake Insurance (DASK) policy.
• Tax clearance document from the local municipality.

For more information, you can visit the General Directorate of Land Registry. If you are planning your exit strategy, see our Property Purchase Costs Guide to understand the initial expenses you need to recover.

Related Articles

• citizenship by investment rules
• investing in property for citizenship
• selling your Turkish property