Can a foreign investor sell property after completing the Turkish citizenship holding period? Learn when the three-year restriction ends, how the title deed restriction is removed, whether citizenship is affected, and what foreign investors should check before selling property in Turkey.

Yes. A foreign investor who acquired qualifying real estate for Turkish citizenship purposes can generally sell the property after completing the required three-year holding period.

The three-year restriction is not intended to prevent the investor from selling the property permanently. Its purpose is to ensure that the qualifying real estate investment is maintained for the minimum period required under the citizenship-by-investment framework.

Official land-registry guidance confirms that the citizenship-related undertaking recorded against the property can be removed after the three-year period expires upon the owner’s request.

However, investors should verify that the three-year period has actually expired and that the relevant title deed record is ready for removal before signing or completing a sale.

What Is the Three-Year Holding Requirement?

Foreign investors using real estate to qualify for Turkish citizenship must undertake not to sell the qualifying property for at least three years.

This undertaking is recorded in the land registry.

The restriction therefore becomes visible in the property’s official title records and prevents the investor from freely disposing of the qualifying property during the commitment period.

Official guidance expressly confirms the three-year non-sale commitment applicable to real estate used for citizenship purposes.

Does the Investor Have to Keep the Property Forever?

No.

The citizenship investment requirement establishes a minimum holding period, not permanent ownership.

Once the three-year undertaking has been properly completed, the citizenship-specific restriction can generally be removed.

Afterward, the investor may normally:

• Sell the property;
• Transfer it to another eligible purchaser;
• Retain it as an investment;
• Lease it;
• Use it personally;
• Restructure their real estate portfolio.

The investor does not have to continue owning the same property indefinitely merely because it was originally used for a citizenship application.

When Does the Three-Year Period Begin?

This is one of the most important practical questions.

Investors should not simply calculate three years from:

• The citizenship application date;
• The residence permit application;
• The citizenship approval date;
• The date the Turkish identity card was issued.

The relevant period is connected with the citizenship-related undertaking entered into the land registry.

The exact title deed record should therefore be reviewed before calculating the expiration date.

Example

Suppose an investor purchased qualifying property and the citizenship-related non-sale undertaking was entered into the title records on 20 November 2023.

The investor should not assume that a citizenship decision issued in June 2024 moves the expiration date to June 2027.

The three-year commitment is connected with the relevant property transaction and land-registry undertaking rather than simply with the date citizenship was ultimately granted.

The title record should be checked for the exact operative date.

Can the Investor Sell Immediately After Three Years?

Generally, yes, once the required period has expired and the citizenship-related restriction has been appropriately dealt with.

Official land-registry guidance states that the undertaking entered in the declarations section can be removed upon the owner’s request after completion of the three-year period.

Accordingly, investors planning a sale should first verify:

1. The date on which the commitment began;
2. Whether three full years have elapsed;
3. Whether the citizenship-related record remains on the title;
4. Whether removal should be requested before the sale;
5. Whether any other restriction exists on the property.

Is the Citizenship Restriction Automatically Removed After Three Years?

Investors should not assume that the passage of time necessarily means every title entry will disappear automatically.

Official guidance provides that the three-year undertaking can be removed upon the request of the owner or the beneficiary of the preliminary sale arrangement, depending on the relevant transaction.

Therefore, before selling, the title record should be checked.

If the citizenship-related declaration remains visible even though the statutory commitment period has expired, the appropriate removal procedure should be completed.

Does Selling the Property After Three Years Cancel Turkish Citizenship?

A sale completed after proper satisfaction of the citizenship investment holding period should be distinguished from an early disposal in violation of the original undertaking.

The investment framework requires the property to be maintained for the specified three-year period. Official land-registry guidance expressly contemplates transactions after the commitment period and provides for removal of the citizenship-related undertaking once that period has expired.

Accordingly, completing the holding period is fundamentally different from selling the property prematurely.

A foreign investor should nevertheless verify that all original citizenship requirements were genuinely satisfied and that no irregularity exists in the citizenship or investment file.

What Happens If the Investor Sells Before Three Years?

This is much more problematic.

Official land-registry guidance states that, as a rule, property through which citizenship has been acquired cannot be transferred to a third party by removing the citizenship undertaking before the three-year period expires.

Where removal or transfer is requested before expiration, citizenship status or the citizenship application may need to be reconsidered through the competent citizenship authorities.

Therefore, an investor should not attempt to bypass the holding requirement through an early transfer.

Can the Investor Simply Ask the Land Registry to Remove the Restriction Early?

Not ordinarily while preserving the citizenship investment basis.

Official guidance distinguishes between:

removal after completion of the three-year period

and

early removal before completion of the period.

Early removal can require official confirmation concerning cancellation of the citizenship or citizenship application before the restriction is removed.

This is why investors considering an early sale should obtain legal advice before entering into a binding sale agreement.

Does the Three-Year Period Restart After Citizenship Is Granted?

No general rule requires the three-year commitment to restart from the date citizenship is approved.

The holding period derives from the qualifying real estate investment and the registered undertaking.

The investor should therefore calculate the period according to the operative land-registry record rather than assuming that citizenship approval creates a new three-year period.

What If Citizenship Was Granted Quickly?

The same principle applies.

Suppose:

• Property purchased: January 2024;
• Citizenship granted: September 2024;
• Three-year commitment expires: according to the operative land-registry undertaking in 2027.

The investor cannot sell the property immediately after obtaining citizenship simply because the citizenship procedure has been completed.

The remaining holding period must still be respected.

What If Citizenship Took More Than Three Years to Complete?

This situation can also occur.

The investor should examine whether the original three-year undertaking has already expired.

The citizenship application and the property holding period are related but are not necessarily identical timelines.

The title record remains the essential starting point for determining whether the restriction has expired.

Can the Investor Sell the Property to Another Foreigner?

Potentially, yes, subject to the ordinary rules governing acquisition of real estate by foreigners in Turkey.

Once the citizenship-specific three-year restriction has expired and been appropriately removed, a sale to another foreign purchaser may be possible.

However, the purchaser’s eligibility to acquire the particular property must be evaluated separately.

Foreign ownership remains subject to statutory restrictions concerning matters such as nationality eligibility, location, acreage and other land-law limitations.

Therefore, the seller’s completion of the citizenship holding period does not automatically guarantee that every foreign buyer can acquire the property.

Can the Investor Sell to a Turkish Citizen?

Generally, yes, once the citizenship-related holding restriction has expired and any relevant title entry has been removed.

Ordinary conveyancing requirements will then apply.

The parties should still conduct a current title examination before completion.

Can the Investor Sell to a Company?

Potentially.

However, the legal and tax consequences of transferring property to a company can differ from an ordinary sale to an individual.

Issues can include:

• Corporate ownership structure;
• Foreign shareholding;
• Property-use restrictions;
• Tax;
• Related-party transactions;
• Financing;
• Existing mortgages.

A company transfer should therefore be reviewed separately rather than treated as an ordinary private sale.

Can the Investor Sell the Property Back to the Original Seller?

This deserves particular caution.

Even where the three-year period has expired, a pre-arranged resale arrangement may create questions if the original citizenship transaction was structured from the beginning to simulate a qualifying investment.

The authorities may examine the genuine economic and legal substance of transactions used to obtain citizenship.

A legitimate sale after completion of the statutory holding period should therefore be distinguished from an arrangement designed to circumvent citizenship requirements.

Investors should be particularly cautious where documents signed before citizenship acquisition promised that:

• The original seller would repurchase the property;
• The purchase price would be returned after three years;
• The investor bore no genuine investment risk;
• Ownership would automatically revert to another party.

Such arrangements require individual legal review.

Does Selling After Three Years Affect the Investor’s Family Members?

Ordinarily, completion of the investment holding requirement should be considered in relation to the citizenship acquisition through which the investor and qualifying family members obtained citizenship.

A lawful sale after completion of the required investment period should not be confused with premature disposal.

However, where there are allegations that the original citizenship acquisition was based on false documents, sham transactions or another serious irregularity, the analysis may be different.

What If the Property Increased in Value?

The investor may generally sell at the current market price once legally free to dispose of the property.

There is no citizenship rule requiring the property to be sold for the same amount originally paid.

For example, an investor may have acquired property for a qualifying citizenship investment and later sell it at a higher market value.

The investor should separately consider applicable tax consequences.

What If the Property Lost Value?

A reduction in market value after acquisition does not necessarily mean the investor must continue holding the property forever.

Once the required holding period has been properly completed, the investor can decide whether to:

• Sell;
• Continue holding;
• Lease;
• Renovate;
• Refinance;

subject to the property’s other legal restrictions.

The investment threshold is primarily relevant to the qualifying acquisition rather than creating a permanent minimum resale price.

Can the Investor Sell Only One of Several Properties?

Potentially, after completion of the applicable commitment period.

Some investors qualified using multiple properties whose combined qualifying value satisfied the investment requirement.

Before selling one property, the investor should review:

• The undertaking applicable to each property;
• Acquisition dates;
• Relevant title entries;
• Whether all properties were included in the same citizenship investment file;
• Whether each property’s commitment period has expired.

The investor should not assume that every property necessarily has the same operative date.

What If the Properties Were Purchased on Different Dates?

Different acquisition dates can create different expiration calculations.

For example:

• Property A acquired in January;
• Property B acquired in March;
• Property C acquired in July.

The citizenship-related records for each property should be reviewed individually.

Selling Property A merely because three years have passed since its acquisition does not automatically establish that the restrictions concerning Properties B and C have also expired.

What If the Investor Used a Preliminary Sale Agreement?

Citizenship through real estate has also been available in qualifying circumstances through a notarized preliminary sale agreement combined with the required land-registry undertaking.

Official guidance confirms that where a preliminary sale arrangement is converted into an actual sale during the three-year commitment period, the remaining holding period continues to be reflected in the title transaction.

After the three-year commitment period has already expired, official guidance states that the subsequent sale to the beneficiary does not require a new citizenship holding undertaking.

Does Converting a Preliminary Sale Agreement Into Ownership Restart Three Years?

Not necessarily.

Official land-registry guidance specifically addresses this situation.

If the promised property is transferred into the investor’s ownership while the original three-year commitment is still running, the title record reflects the remaining portion of the three-year period rather than automatically imposing a fresh three years.

This distinction can be financially significant for investors.

What If the Property Has a Mortgage?

Completion of the citizenship holding period does not automatically remove a mortgage.

The citizenship-related restriction and a mortgage are separate title matters.

Therefore, even if the three-year citizenship undertaking has expired, the property may still be subject to:

• Mortgage;
• Attachment;
• Court injunction;
• Tax-related restriction;
• Other registered rights.

The title record should be reviewed before signing the sale agreement.

What If There Is a Court Injunction?

A completed citizenship holding period does not override an independent court order.

If an injunction prevents transfer, the property cannot simply be sold because the citizenship-related three-year period has expired.

The underlying litigation and restriction must be addressed separately.

What If There Is an Attachment on the Property?

The same principle applies.

The citizenship restriction may have expired while another registered restriction remains active.

Citizenship compliance therefore does not guarantee that the property is immediately transferable.

A current title examination is essential before sale.

Does the Investor Need Permission From the Citizenship Authority After Three Years?

Official land-registry guidance provides for removal of the undertaking upon expiration of the three-year period at the request of the relevant owner or beneficiary.

The post-expiration procedure should therefore be distinguished from an early removal request, which can involve citizenship authorities because the investment commitment has not yet been completed.

The current title record and applicable land-registry procedure should nevertheless be verified before the sale.

Can the Restriction Be Removed Before Finding a Buyer?

Potentially, yes, once the three-year period has expired.

This can be useful because it allows the investor to confirm that the title is no longer burdened by the citizenship-related non-sale undertaking before negotiating final completion with a purchaser.

The investor should obtain a current title record after the removal is processed.

Should the Investor Check the Title Before Signing a Sale Contract?

Yes.

A pre-sale title review should confirm:

1. Registered owner;
2. Citizenship-related undertaking;
3. Mortgages;
4. Attachments;
5. Injunctions;
6. Easements;
7. Other declarations or restrictions.

This is particularly important where the property was acquired several years earlier and the investor has not recently reviewed the land registry.

Does the Investor Lose Turkish Citizenship After Selling?

A compliant sale after completing the required holding period should not be treated as equivalent to failure to maintain the qualifying investment.

The official framework expressly anticipates expiration and removal of the three-year undertaking.

However, citizenship obtained through false statements, fraudulent documentation or a sham transaction raises separate legal issues.

Therefore, investors should distinguish:

lawful disposal after completing the investment requirement

from

later discovery that the original citizenship acquisition itself was legally defective.

Can the Investor Buy Another Property After Selling?

Yes, subject to ordinary property acquisition rules.

After selling the citizenship property, the investor may:

• Buy another home;
• Purchase commercial property;
• Acquire investment real estate;
• Leave the Turkish property market entirely.

There is no general citizenship requirement that the sale proceeds must automatically be reinvested in another property after the three-year commitment has been fulfilled.

Must the Sale Proceeds Remain in Turkey?

The citizenship property holding requirement should be distinguished from financial, banking, tax and foreign-exchange rules applicable to transferring sale proceeds.

Completion of the three-year real estate commitment does not itself create a general requirement that the resale proceeds remain invested in another Turkish property.

However, transferring significant funds internationally can involve separate banking, source-of-funds, tax and compliance considerations.

Can the Investor Sell While Living Abroad?

Potentially, yes.

A Turkish property owner living outside Turkey may be able to complete a sale through an appropriately drafted power of attorney, subject to the applicable land-registry requirements.

The power of attorney should contain sufficient authority for the intended transaction.

Investors should be particularly careful about:

• Scope of sale authority;
• Minimum sale price;
• Authority to receive payment;
• Bank-account instructions;
• Tax obligations;
• Revocation provisions.

Should the Investor Give the Representative Authority to Receive the Sale Price?

This requires careful consideration.

Authority to sell property and authority to receive the purchase price can create different financial risks.

Foreign owners should avoid unnecessarily broad powers of attorney.

Where possible, the purchase price can be structured to move directly through clearly identified banking channels rather than through uncontrolled third-party accounts.

Are There Tax Consequences When the Property Is Sold?

Potentially, yes.

Citizenship eligibility and taxation are separate matters.

A foreign investor selling property should consider the applicable tax rules based on factors such as:

• Acquisition date;
• Sale date;
• Acquisition value;
• Sale value;
• Nature of ownership;
• Whether the seller is acting commercially;
• Seller’s tax status.

The fact that the citizenship holding period has expired does not mean that the sale is automatically tax-free.

What Should Be Checked Before Selling?

Before completing the sale, the investor should review:

• Exact three-year expiration date;
• Current title record;
• Removal of citizenship undertaking;
• Mortgage status;
• Attachments;
• Court injunctions;
• Property tax liabilities;
• Building and condominium records where relevant;
• Seller’s identity documents;
• Power of attorney if selling remotely;
• Tax implications;
• Payment arrangements.

What If the Investor Sells One Day Before the Three-Year Period Ends?

This should be avoided.

The investor should not calculate the citizenship commitment approximately.

A sale completed before the required period has expired can create materially different consequences from a sale completed after proper expiration.

The exact operative date shown by the relevant title records should therefore be confirmed before transfer.

Can the Buyer Sign a Preliminary Agreement Before the Three Years End?

Potentially, but this requires caution.

An agreement that effectively transfers ownership, control or economic benefits before expiration of the commitment can create legal questions.

The investor should avoid contractual arrangements that could be interpreted as circumventing the registered non-sale undertaking.

If a future sale is being negotiated before expiration, the contract should be structured carefully so that the citizenship investment commitment is not breached.

What Happens If the Three-Year Restriction Still Appears After Expiry?

The investor should request removal through the applicable land-registry procedure.

Official guidance states that the citizenship-related undertaking recorded in the declarations section can be removed after the three-year period expires upon the relevant party’s request.

The sale should ideally proceed after the title status has been verified.

2026 Practical Checklist Before Selling Citizenship Property

1. Confirm the Original Investment

Identify which property or properties were used for the citizenship application.

2. Identify the Operative Commitment Date

Do not calculate solely from the citizenship approval date.

3. Calculate Three Full Years

Avoid approximate calculations.

4. Obtain a Current Title Record

Confirm whether the citizenship-related undertaking remains registered.

5. Request Removal if Necessary

After expiration, complete the appropriate procedure for removing the undertaking.

6. Check Other Restrictions

Look for mortgages, attachments, injunctions and other title burdens.

7. Review the Proposed Buyer

If the buyer is another foreigner, confirm that the purchaser is legally eligible to acquire the property.

8. Review Tax Consequences

Citizenship compliance does not eliminate ordinary tax considerations.

9. Structure Payment Safely

Use transparent banking arrangements and carefully drafted contractual provisions.

10. Preserve the Citizenship Investment File

Keep the original purchase documents, investment documentation, title records and evidence showing completion of the three-year holding period.

Frequently Asked Questions

1. Can I sell my citizenship property after three years?

Generally, yes. Once the required three-year commitment has been completed, the citizenship-related undertaking can be removed and the property can generally be sold.

2. Does selling after three years cancel my Turkish citizenship?

A compliant sale after completing the required holding period is fundamentally different from an early disposal that breaches the original investment undertaking.

3. Is the three-year period calculated from the citizenship approval date?

Not necessarily. Investors should review the operative land-registry undertaking rather than simply counting from the citizenship decision.

4. Is the restriction automatically removed?

Investors should check the title record. Official guidance provides for removal upon request after the three-year period expires.

5. Can I sell before three years?

Early disposal can jeopardize the citizenship investment basis. Official guidance provides special procedures where removal or transfer is sought before the commitment expires.

6. Can I sell to another foreigner?

Potentially, subject to the buyer’s eligibility under the rules governing foreign ownership of real estate in Turkey.

7. Can I sell the property back to the original seller?

A later sale requires careful review, particularly if any repurchase arrangement existed from the beginning. Sham or pre-arranged transactions can create citizenship risks.

8. Do I have to buy another property after selling?

There is no general requirement to reinvest the proceeds into another property merely because the original property was used for citizenship.

9. Can I sell the property while living outside Turkey?

Potentially, including through properly authorized representation where the applicable requirements are satisfied.

10. What should I do before signing the sale contract?

Confirm that the full three-year period has expired, examine the current title record, address removal of the citizenship undertaking, check other restrictions and review the tax and payment structure.

Client-Focused Legal Support for Selling Citizenship Investment Property

Selling real estate after completing the Turkish citizenship investment holding period is generally possible, but the transaction should not be completed merely by assuming that three years have passed.

The operative commitment date, current title deed records, removal of the citizenship-related undertaking, existing mortgages or restrictions, purchaser eligibility and tax consequences should all be reviewed before transfer.

Particular caution is advisable where several properties were used for citizenship, the investment involved a preliminary sale agreement, the proposed purchaser is another foreigner, the investor lives abroad, or a resale to the original seller is contemplated.

Fırat Fesih Kaya Law Office assists foreign investors with real estate transactions following Turkish citizenship acquisition, removal of citizenship-related property restrictions, title deed reviews, foreign investor property sales and disputes involving citizenship investment property.

Lawyer Fırat Fesih Kaya provides legal assistance concerning citizenship-by-investment real estate, post-citizenship property sales, title restrictions, powers of attorney and legal due diligence before property transfers.

Phone: +90 312 434 22 22
Mobile: +90 532 769 22 22
Email: info@firatfesihkaya.av.tr
Address: Mevlana Boulevard No:221, Yıldırım Tower, Office No:148, 06520 Balgat, Çankaya, Ankara, Turkey

This article is intended for general information and does not constitute legal advice. The ability to sell a particular property should be assessed according to the operative land-registry records, the citizenship investment documentation and any other restrictions affecting the property.