Foreign Investor Is Targeted by a Fake Citizenship-by-Property Scheme in Turkey: How to Recover the Investment (2026 Updated Guide)

A foreign investor loses money in a fake Turkish citizenship-by-property scheme. Learn how to trace payments, challenge fraudulent property transactions, recover funds, preserve assets and pursue civil and criminal remedies.

A foreign investor may be approached by a real estate agent, consultant, developer, intermediary or supposed immigration specialist offering a seemingly simple opportunity: purchase property in Turkey, make the required investment and obtain Turkish citizenship.

The investor may be promised that the property is “citizenship approved,” that its valuation satisfies the investment threshold, that all government procedures will be handled and that citizenship is virtually guaranteed.

After transferring substantial funds, the investor discovers something very different.

The property may be worth far less than represented. The seller may not own it. The property may never have been transferred. The title may contain serious restrictions. The valuation documentation may be suspicious. The payment may have gone to unrelated third parties. The supposed citizenship application may never have been filed. In the most serious cases, the property, seller, investment documentation or entire scheme may have been fabricated.

The investor then faces two connected but legally distinct problems:

What happens to the citizenship process?

and

How can the investment be recovered?

These questions should be separated from the beginning. Purchasing property does not itself automatically create citizenship, and a failed or fraudulent citizenship scheme does not automatically return the investor’s money.

Recovery requires an organized strategy addressing the property, title registration, contractual relationship, financial trail, fraud evidence and assets of the responsible parties.

Property Investment Is a Route to Citizenship, Not an Automatic Guarantee

Turkish Citizenship Law provides the statutory framework for exceptional acquisition of citizenship, but satisfaction of an investment condition does not mean that a private consultant has authority to “guarantee” the final citizenship result.

This distinction is fundamental.

A legitimate adviser can explain requirements and manage procedures.

A private seller, agent or consultant cannot transform citizenship into a privately guaranteed product simply by inserting the word “citizenship” into a real estate advertisement.

Be Suspicious of “Guaranteed Turkish Passport” Marketing

Fraudulent schemes often use absolute language:

“100% citizenship guaranteed.”

“Government-approved citizenship property.”

“Passport guaranteed in three months.”

“No background check required.”

“We have special connections.”

“Citizenship is automatically issued after payment.”

These statements should immediately trigger enhanced due diligence.

The investor should independently verify the legal investment requirements rather than relying on promotional claims.

The Investment Threshold Must Be Verified Under the Current Rules

Citizenship-by-property rules have changed over time.

This is important because older brochures, websites and guidance may contain historical thresholds that no longer reflect the current framework.

A foreign investor should therefore verify the threshold and procedural requirements applicable at the time of the transaction rather than relying on an old internet article or sales brochure.

The Property Must Be Examined Separately From the Citizenship Promise

A citizenship-oriented investor is still buying real estate.

The buyer should therefore conduct the same property due diligence that would be necessary if citizenship were not involved.

Verify:

current ownership,

title status,

property identity,

legal characteristics,

mortgages,

attachments,

restrictions,

zoning,

construction legality where relevant,

and actual market value.

Citizenship objectives should never replace ordinary real estate due diligence.

A Genuine Property Can Still Be Part of a Fraudulent Scheme

Not every citizenship fraud involves an imaginary apartment.

The property may genuinely exist.

The seller may genuinely own it.

The title transfer may even occur.

The fraud may instead concern:

inflated value,

false citizenship eligibility,

hidden side payments,

misrepresented ownership history,

undisclosed restrictions,

or fabricated guarantees about the citizenship process.

Therefore, receiving a genuine title deed does not automatically mean the investment scheme was legitimate.

The Property May Be Grossly Overpriced

One recurring risk is a property marketed primarily around citizenship rather than its real economic value.

An investor may be told that an apartment is worth the required investment amount even though comparable properties are substantially cheaper.

A high sale price does not by itself prove fraud.

However, where the price was deliberately manipulated and the investor was deceived about the property’s genuine value, the valuation history and representations surrounding the transaction may become central evidence.

Independent Valuation Matters

Foreign-investor property transactions and citizenship-related transactions operate within an official valuation framework administered through the land-registry system. TKGM confirms that valuation reports required in transactions involving foreign natural persons are managed through its valuation infrastructure and Web Tapu-related processes.

The investor should therefore distinguish an official valuation process from a PDF produced or selected solely by the salesperson.

A Sales Brochure Is Not a Valuation Report

Statements such as:

“Market value: USD 500,000”

printed on a developer’s brochure do not independently establish official valuation.

Similarly, a real estate agent’s estimate should not be confused with the valuation documentation required in the applicable official process.

Check Whether the Valuation Report Is Genuine

If fraud is suspected, obtain and examine the valuation documentation connected with the transaction.

Check:

property identity,

valuation date,

valued amount,

property characteristics,

valuation company,

report information,

and consistency with the property actually acquired.

The investor should also investigate whether the document supplied during the sale is the same document used in the official process.

Fake Valuation Documents Can Create Separate Criminal Issues

If a purported valuation report was fabricated, altered or deliberately manipulated, the case may extend beyond a contractual property dispute.

Depending on the document and conduct involved, document-related criminal offences and fraud may need to be investigated.

Preserve the original electronic report rather than only a screenshot.

Verify What Property Was Actually Purchased

An investor may believe they purchased:

a completed apartment,

commercial unit,

villa,

or development property.

The legal title may reveal something different.

Verify:

block,

parcel,

independent section,

ownership share,

property classification,

and registered rights.

A citizenship sales package should never substitute for actual title analysis.

The Investor Must Understand Whose Name Owns the Property

A particularly serious problem arises where the investor pays for a property but title is registered:

to someone else,

to a company,

to an intermediary,

or not transferred at all.

For citizenship through property investment, the structure of ownership is critical. Official TKGM guidance emphasizes that where a natural person relies on property for the citizenship process, the property must be registered to that natural person; property owned by a company in which the foreign investor is a shareholder does not satisfy that route merely because the investor owns the company.

“You Own the Company, So You Own the Property” Can Be Dangerous Advice

Corporate ownership and personal ownership are legally distinct.

A foreign investor may be persuaded to buy shares in a company holding real estate while being told this is equivalent to personally acquiring qualifying property.

That structure should be reviewed independently before funds are transferred.

Multiple Properties May Require Careful Structuring

An investor may use more than one property where the applicable requirements are satisfied.

Official TKGM guidance recognizes that qualifying property acquisitions need not necessarily consist of a single property.

However, this does not mean that any collection of unrelated transactions automatically qualifies.

Each property and payment structure must be examined within the current rules.

Property Type Should Not Be Assumed From Marketing

The investment may involve:

residential property,

commercial property,

land,

field,

or another qualifying real estate interest depending on the applicable transaction structure.

TKGM guidance recognizes multiple property types within the citizenship acquisition framework while distinguishing certain promise-of-sale structures.

The buyer should therefore verify the legal nature of the exact property rather than rely on marketing labels.

Check the Seller’s Ownership History

Citizenship-oriented transactions can involve additional requirements concerning the property’s ownership and transfer history.

A salesperson’s statement that:

“Every property qualifies”

should never be accepted without verification.

Obtain the relevant title history and determine whether the property satisfies the requirements applicable to the investor’s transaction.

Do Not Pay Before Verifying the Seller

Before transferring a substantial amount, establish:

who owns the property,

who is receiving the money,

whether the recipient is the seller,

and why any third party is involved.

Citizenship transactions can involve large sums, making unexplained third-party payments especially dangerous.

The Bank Account Should Match the Transaction Structure

If the seller is Person A but the investor is instructed to transfer funds to Company B or Consultant C, determine why.

Preserve the written payment instructions.

The question is not merely whether money was paid.

The investor may later need to prove:

who received it,

on whose behalf,

for which property,

and under what legal obligation.

Foreign-Currency Documentation Must Be Handled Through the Official Process

Foreign purchasers are subject to specific foreign-exchange documentation requirements in Turkish property acquisitions. TKGM continues to maintain official guidance regarding the foreign-currency purchase documentation applicable to foreign buyers.

A private intermediary should therefore not be permitted to replace the official payment and documentation structure with unexplained transfers.

“Pay Us and We Will Handle Everything” Is High Risk

An investor may transfer one lump sum to a consultant covering supposedly:

property price,

taxes,

title fees,

valuation,

citizenship fees,

legal costs,

and government charges.

This structure makes later tracing difficult.

Each payment should have:

a recipient,

legal basis,

amount,

purpose,

and documentary record.

Fake Government Fees Are Common Fraud Indicators

The investor may be asked to pay supposed:

citizenship approval fees,

passport guarantee fees,

security investigation fees,

priority-processing charges,

or special government deposits.

Official charges should be independently verified.

Payments should not be made merely because the intermediary sends an official-looking invoice.

Verify Whether a Citizenship Application Was Actually Filed

A fraudster may repeatedly tell the investor:

“Your citizenship file is under review.”

“The Ministry has approved stage one.”

“Security clearance is almost finished.”

“Your passport is ready.”

The investor should seek independent confirmation of the actual procedural position rather than relying exclusively on screenshots or messages supplied by the consultant.

Nüfus ve Vatandaşlık İşleri is the public authority responsible for citizenship procedures and maintains functions concerning the examination and determination of citizenship applications.

A Fake Application Number Should Be Investigated

Fraudsters may provide:

fabricated application numbers,

fake screenshots,

false appointment notices,

or altered government documents.

Preserve these materials.

If they are fabricated, they may become important evidence of deliberate deception.

Citizenship Rejection Does Not Automatically Mean Fraud

This distinction is important.

A genuine investment may be completed correctly, yet the citizenship application may encounter a legal problem or be refused for reasons unrelated to fraud.

Therefore:

failed citizenship application ≠ automatic proof of property fraud.

The investor must determine why the application failed.

But Concealing a Known Eligibility Problem May Support a Fraud Claim

The situation changes if the seller or intermediary knew that the property or transaction did not satisfy the applicable requirements but deliberately represented the opposite to induce payment.

Evidence may include:

emails,

WhatsApp messages,

advertisements,

contracts,

brochures,

recorded representations,

and internal documents obtained during proceedings.

The investor’s reliance on specific false statements becomes important.

Preserve Every “Citizenship Guarantee”

Save advertisements and messages containing statements such as:

“Guaranteed citizenship.”

“Approved property.”

“Guaranteed passport.”

“100% eligible.”

“Government-certified investment.”

These statements may become central evidence when determining what the investor was promised before payment.

Preserve the Original Website

If the investment came through a citizenship-property website, preserve:

domain,

property page,

citizenship claims,

company details,

employee profiles,

payment instructions,

and terms and conditions.

Fraudulent websites can disappear quickly after victims complain.

Preserve Complete Messaging Conversations

Do not save only the final message.

Preserve the complete sequence showing:

initial advertisement,

citizenship representation,

property recommendation,

valuation claim,

payment request,

bank details,

promised timeline,

and post-payment excuses.

The chronology can demonstrate how the investor was induced to transfer funds.

Identify Every Participant

Citizenship schemes may involve several actors:

seller,

developer,

real estate agent,

citizenship consultant,

translator,

account holder,

valuation intermediary,

and purported legal adviser.

Do not assume that every participant has the same legal responsibility.

Create a participant map showing who did what.

Follow the Money

The recovery case should identify:

how much the investor paid,

to whom,

on what date,

through which bank,

for what stated purpose,

and where the funds moved afterward.

Prepare a transaction table.

For example:

Investor → Property Seller

Investor → Real Estate Company

Investor → Consultant

Investor → Third-Party Account

Investor → Crypto Wallet

Each payment may require separate legal analysis.

Contact the Bank Immediately if Fraud Is Newly Discovered

Where a transfer has just occurred, notify the sending bank without delay.

Provide:

transaction information,

recipient account,

amount,

date,

and suspected fraud circumstances.

Rapid action can be particularly important before funds are transferred onward.

Financial Tracing May Continue Beyond the First Account

A fraudulent citizenship scheme may use several accounts.

The money may move from:

the investor,

to a company,

to an individual,

to another bank,

to a payment institution,

or into crypto assets.

The investigation should follow the proceeds through the entire chain.

Criminal Account Measures May Be Available

Turkey’s current criminal-procedure framework provides mechanisms for suspension and seizure of accounts or criminal proceeds in qualifying fraud investigations.

Where the statutory conditions are met, rapid intervention can be important because sophisticated fraud networks may move investment funds shortly after receipt.

The foreign investor should therefore avoid spending the first days negotiating informally with the suspected fraudster.

Do Not Wait for Repeated Refund Promises

After being confronted, the intermediary may say:

“Your refund will arrive next week.”

“The developer needs another month.”

“Citizenship approval is still possible.”

“Do not contact the authorities because it will cancel your application.”

Such statements should not prevent evidence preservation and urgent legal assessment.

Criminal Fraud May Need to Be Investigated

If false representations were intentionally used to obtain the investor’s money, criminal fraud provisions may become relevant depending on the exact conduct.

The analysis should examine:

what was represented,

whether it was false,

who knew it was false,

how the investor relied on it,

and what financial benefit was obtained.

Online and Banking Methods Can Affect Criminal Classification

Where the scheme operates through:

websites,

online advertisements,

electronic communications,

and banking systems,

the method used can be relevant to whether aggravated fraud provisions are implicated.

The criminal complaint should explain the mechanism precisely.

Forged Documents Can Create Additional Offences

A fake citizenship scheme may include:

forged title deeds,

false powers of attorney,

fake valuation reports,

fabricated bank receipts,

altered government documents,

or false application confirmations.

Each document should be preserved and legally classified.

Document forgery and fraud can require separate analysis.

What if the Property Was Never Transferred?

This is one of the clearest recovery scenarios to investigate.

If the investor paid money for a property but never received title, determine:

who received the funds,

whether a binding transaction existed,

why transfer failed,

and whether the seller ever had the ability or intention to complete it.

Potential remedies may include repayment, restitution, damages and criminal proceedings depending on the evidence.

What if the Investor Received Title but the Property Does Not Qualify?

This situation is more complicated.

The investor owns property, so the entire payment cannot automatically be treated as having been made for nothing.

The legal analysis should determine:

the property’s actual value,

the promises made,

why it failed to qualify,

whether the seller knew,

whether the contract made citizenship eligibility essential,

and what loss resulted from the misrepresentation.

The Contract’s Intended Purpose Can Be Crucial

A purchase agreement should ideally record that the buyer’s purpose is acquisition of property intended to satisfy the applicable citizenship-by-investment requirements.

If this purpose was expressly communicated and accepted, it may become important when analyzing contractual liability.

A generic property contract that says nothing about citizenship can create greater evidentiary disputes.

Review Any Citizenship Guarantee Clause

Some contracts expressly promise:

eligibility,

minimum qualifying value,

completion of the citizenship process,

or refund if eligibility fails.

The precise wording matters.

Determine:

who gave the guarantee,

what exactly was guaranteed,

conditions,

deadlines,

and remedy for failure.

“No Refund” Language Is Not Necessarily the End of the Case

Fraudulent schemes may use contracts containing broad statements that:

all payments are non-refundable,

the investor assumes all risks,

or citizenship is entirely outside the seller’s responsibility.

Such clauses should not automatically be treated as defeating claims based on intentional deception or other applicable legal grounds.

Their legal effect requires individual analysis.

Overvaluation Requires Careful Damage Analysis

Suppose the investor paid USD 500,000 for property actually worth substantially less because the salesperson represented that the price was necessary for citizenship.

The recovery strategy should distinguish:

purchase price,

actual property value,

alleged overpayment,

fees,

commissions,

and other losses.

Independent valuation evidence can be critical.

A High Commission May Reveal the Economic Structure

Citizenship-oriented sales can involve several intermediaries receiving commissions.

A commission is not inherently unlawful.

However, undisclosed or unusually large commissions may become relevant where they explain why the property was sold substantially above ordinary market value.

Follow the money to identify who economically benefited from the transaction.

Related-Party Transactions Require Extra Scrutiny

Check whether:

developer,

seller,

agent,

consultant,

valuation intermediary,

and payment recipient

are related.

A transaction that appears to involve several independent parties may actually be controlled by the same people.

Corporate and banking evidence can become important.

What if the Property Has a Mortgage or Attachment?

A citizenship-focused investor may concentrate on valuation and ignore encumbrances.

That is a serious mistake.

Verify whether the property is subject to:

mortgage,

attachment,

usufruct,

annotations,

restrictions,

or other registered rights.

The buyer’s citizenship objective does not eliminate ordinary title risks.

What if the Property Is Under Construction?

Examine:

construction status,

developer ownership,

building permits,

construction servitude,

project documentation,

completion obligations,

and whether the transaction structure satisfies the applicable citizenship rules.

Official TKGM guidance distinguishes completed sales from qualifying promise-of-sale structures and identifies additional property-status requirements for the latter.

Do Not Assume a Notarized Promise of Sale Automatically Qualifies

Notarization alone is not enough.

The underlying property and transaction must satisfy the applicable citizenship framework.

The investor should verify the title status and formal requirements before relying on the promise of sale.

What if the Investor Paid for Several Properties?

Review each property separately.

Create a table showing:

property,

seller,

purchase price,

official value,

payment,

title date,

restriction,

and claimed citizenship contribution.

This can reveal that one or more properties were improperly included in the supposed qualifying portfolio.

What if the Investor Has Already Obtained Citizenship?

Discovery of fraud after citizenship has been obtained creates a different problem.

The investor should not assume that recovering money or challenging the underlying property transaction has no possible effect on the citizenship file.

The property and citizenship consequences should be analyzed together before unwinding or altering the investment.

Do Not Sell or Remove Restrictions Without Legal Review

Citizenship-based investments may involve registered restrictions or holding-period requirements.

An investor who discovers fraud may understandably want to sell immediately.

Before doing so, determine whether that action could affect:

an existing application,

completed citizenship,

or another legal position.

The recovery strategy should not inadvertently create a second problem.

What if Citizenship Was Never Applied For?

This can be powerful evidence if the intermediary expressly represented that an application had been filed.

Preserve:

receipts,

application screenshots,

reference numbers,

messages,

and any supposed official correspondence.

Then verify whether a genuine file exists.

Civil Recovery Can Take Several Forms

Depending on the transaction, potential civil remedies may include:

repayment,

restitution,

contractual damages,

price-related remedies,

rescission or unwinding where legally available,

and compensation for proven losses.

There is no single “citizenship fraud lawsuit” applicable to every case.

The correct cause of action depends on the transaction structure.

Unjust Enrichment May Be Relevant

If money was transferred to a person who had no valid legal basis to retain it, unjust-enrichment principles may require examination.

This can be particularly relevant for:

unauthorized intermediaries,

third-party recipients,

or payments made for nonexistent services.

Contractual Claims May Be Stronger Against the Seller or Consultant

If the investor has a written agreement promising a qualifying property or refund, contractual liability may provide a direct route against the contracting party.

Review:

representations,

warranties,

refund obligations,

deadlines,

jurisdiction clauses,

and dispute-resolution provisions.

Tort-Based Claims May Also Arise

Intentional deception causing financial loss can also raise non-contractual liability issues depending on the circumstances.

The investor should preserve evidence of:

wrongful conduct,

loss,

causation,

and participants.

Interim Attachment Can Protect Recovery

Obtaining a final judgment may take time.

If the responsible party owns identifiable assets and there is a monetary claim satisfying the applicable requirements, interim attachment may need to be considered to reduce the risk of assets disappearing before enforcement.

This should be evaluated early rather than after assets have been transferred.

Criminal Seizure Can Serve a Different Function

Where property represents criminal proceeds or falls within applicable criminal seizure rules, prosecutorial or judicial seizure mechanisms may become relevant.

Criminal seizure and civil interim attachment are distinct remedies.

A comprehensive recovery strategy may involve both.

What if the Developer Still Owns Valuable Assets?

Do not focus only on the money that was transferred.

Identify whether responsible companies or individuals own:

real estate,

bank accounts,

vehicles,

company shares,

receivables,

or other assets.

If the original funds have already been dissipated, these assets may become important for eventual enforcement.

What if the Seller Offers Another Property Instead?

A replacement-property proposal should be independently evaluated.

Do not accept another property simply because the seller says:

“This one definitely qualifies.”

Conduct fresh:

title review,

valuation,

eligibility analysis,

and contractual documentation.

A replacement transaction can otherwise deepen the loss.

What if the Seller Offers a Refund Agreement?

A written settlement can be useful, but examine:

amount,

payment schedule,

security,

default consequences,

guarantors,

and enforceability.

A promise to refund without security may simply postpone recovery while assets disappear.

What if the Scheme Involves a Real Estate Agent?

Determine exactly what the agent represented and received.

Preserve:

advertisements,

commission invoices,

messages,

contracts,

and bank transfers.

An agent’s liability should be evaluated according to their actual participation rather than assuming that only the property owner matters.

What if a Supposed Lawyer Was Involved?

Verify whether the person is actually a lawyer and what role they performed.

Fraudsters may impersonate legal professionals or misuse the names of genuine professionals.

Do not send additional funds based solely on a business card, website profile or messaging account.

What if the Fraudster Is Outside Turkey?

A scheme can involve:

Turkish property,

Turkish bank accounts,

foreign investors,

overseas intermediaries,

and foreign websites.

Cross-border elements can make evidence gathering and enforcement more complex but do not automatically eliminate Turkish civil or criminal remedies.

Jurisdiction must be analyzed according to the facts.

Foreign Investors Can Usually Continue the Case From Abroad

An investor who has returned home does not necessarily need to remain in Turkey throughout every stage of the dispute.

Where legally appropriate, representation may be organized through a properly drafted power of attorney.

Original evidence should nevertheless be preserved carefully.

Emergency First 24 Hours

If the fraud has just been discovered, the investor should immediately:

stop further payments,

contact the sending bank,

verify the current title position,

preserve citizenship promises and advertisements,

save all communications,

identify every recipient account,

and

verify whether a genuine citizenship application exists.

These steps should occur simultaneously.

First 48 Hours

Focus on the money trail.

Determine:

where the initial payment went,

whether it remains there,

whether it moved to another bank,

whether third parties received commissions,

and whether funds entered payment or crypto systems.

Where qualifying criminal-procedure mechanisms are available, early action can materially affect recovery prospects.

First Seven Days

Create four coordinated files.

Property File: title, seller, encumbrances, valuation and ownership history.

Citizenship File: promised eligibility, official documents, applications, restrictions and procedural status.

Financial File: every transfer, recipient, commission, invoice and onward payment.

Fraud Evidence File: websites, advertisements, WhatsApp conversations, emails, fake documents and participant identities.

This structure helps prevent the citizenship issue from obscuring the actual financial recovery case.

2026 Practical Legal Strategy

A foreign investor targeted by a fake citizenship-by-property scheme should first determine what was actually acquired. Did the investor receive valid title to a property? Was the property worth approximately what was paid? Was it legally eligible for the citizenship strategy represented by the seller? Was a genuine citizenship application ever submitted?

Second, verify the official property documentation independently. Citizenship-oriented real estate transactions operate within formal land-registry and valuation procedures. TKGM maintains official mechanisms concerning foreign acquisitions, valuation reports and the property framework relevant to citizenship transactions.

Third, reconstruct every representation that induced the investment. A failed citizenship application alone does not prove fraud. The stronger question is whether the seller, developer or consultant intentionally made materially false representations about the property, valuation, eligibility, government approval or application status in order to obtain the investor’s money.

Fourth, follow the financial trail. Identify the seller’s proceeds, commissions and payments to intermediaries. If fraud has only recently been discovered, rapid bank notification and criminal financial investigation can be essential before the proceeds are dissipated.

Fifth, preserve both civil and criminal remedies. Criminal proceedings may be necessary to investigate deliberate deception, fraudulent online schemes, false documentation and movement of proceeds. Civil proceedings may separately seek repayment, restitution, contractual remedies or damages and, where the statutory conditions are satisfied, provisional measures to preserve assets.

Finally, coordinate the recovery strategy with the investor’s citizenship status. If an application remains pending or citizenship has already been acquired, unwinding the property transaction or disposing of the investment without examining the citizenship consequences may create additional problems.

Lawyer Fırat Fesih Kaya can review the property acquisition, valuation documentation, citizenship representations, title records, bank transfers, contracts and communications to determine whether the investor was subjected to a fraudulent scheme and which property, civil, criminal and asset-recovery measures should be pursued.

Frequently Asked Questions

Is Turkish citizenship automatically guaranteed if I buy property at the required value?

No. Property investment is part of a legal route to exceptional citizenship; it is not a private contractual guarantee that a real estate agent can automatically deliver. Citizenship procedures remain subject to the applicable statutory and administrative framework.

What if the property is genuine but was sold to me at a highly inflated price?

A high price alone does not automatically establish fraud. However, deliberate false statements about market value, official valuation or citizenship eligibility can require investigation. Independent valuation and the pre-sale communications become important evidence.

Can I recover my money if the property was never transferred?

Potentially. The legal strategy should determine who received the money, why title was not transferred, what the contracts required and whether the transaction involved intentional deception. Repayment, restitution, damages and criminal remedies may need to be evaluated.

What if I received the title deed but the property does not qualify for citizenship?

The case becomes more fact-specific because the investor still owns an asset. The analysis should examine the property’s actual value, the reason for ineligibility, contractual citizenship representations and whether the seller knew of the problem before the sale.

Can company-owned property be used as my personal citizenship investment?

Official TKGM guidance states that property owned by a company in which the foreign investor is a shareholder does not qualify under the natural person’s real-estate route merely because the investor owns shares in that company.

Can several properties be combined for the citizenship investment?

The official framework permits qualifying acquisitions involving more than one property where the applicable conditions are satisfied. Each property and transaction should nevertheless be independently verified.

What if the consultant lied and said my citizenship application had already been filed?

Preserve every message, receipt, application number and screenshot. Independently verify whether a genuine citizenship file exists. Fabricated application documentation can materially strengthen a fraud allegation.

Can the fraudster’s bank accounts or assets be frozen?

Depending on the evidence and applicable statutory requirements, criminal seizure, account-related measures or civil provisional measures such as interim attachment may be available. Speed is particularly important when recently transferred funds are still traceable.

Should I immediately sell the property after discovering the fraud?

Not necessarily. If the property is connected with a pending or completed citizenship process, disposing of it or removing relevant restrictions without legal analysis may affect the investor’s position. The property and citizenship consequences should be reviewed together.

What should I do immediately if I believe my citizenship investment was fraudulent?

Stop additional payments, verify the current title and actual property value, determine whether a genuine citizenship application exists, preserve all citizenship guarantees and advertisements, secure the original contracts and valuation documents, contact the bank if payments were recent, identify every recipient and commission payment, preserve digital communications and evaluate urgent civil, criminal and asset-preservation measures.

Legal Support for Foreign Investors Facing Citizenship-by-Property Fraud

A fraudulent citizenship-by-property scheme can expose a foreign investor to losses far beyond an ordinary failed real estate transaction. The investor may have paid an inflated purchase price, transferred money to unauthorized intermediaries, acquired an unsuitable property or relied on a citizenship application that never existed.

Recovery therefore requires separating the case into its property, citizenship, financial and fraud components.

The title must be verified, the property’s real value must be established, the citizenship representations must be reconstructed and every payment must be traced. Where the responsible parties still hold funds or other assets, urgent preservation measures can become particularly important.

Fırat Fesih Kaya Law Office assists foreign investors with fraudulent citizenship-by-property schemes, citizenship investment disputes, misleading property valuations, fake citizenship applications, real estate fraud, financial tracing, criminal complaints, civil recovery proceedings and asset-preservation measures. Lawyer Fırat Fesih Kaya can examine the complete investment structure and determine how the investor’s property and financial rights can be protected while any citizenship consequences are addressed separately.

Phone: +90 312 434 22 22

WhatsApp: +90 532 769 22 22

Email: info@firatfesihkaya.av.tr