Do I need to travel to Türkiye?

Not necessarily. Most steps can be completed through a power of attorney granted to your lawyer, and your bank account can be opened remotely. Travelling to Türkiye usually makes the process faster. Your lawyer will advise whether a visit is needed for residence permit biometrics.

Can my family be included?

Yes. The main applicant, their spouse and children under 18 can be included in the same application. Adult children need a separate investment.

How long does it take?

Typically 3–6 months in total, depending on the authorities.

Who issues the Certificate of Conformity?

For the fund route, the Capital Markets Board of Türkiye (CMB / SPK). We apply on your behalf.

Can I follow the value of my investment?

Yes. You can follow the daily value of your fund units in your custody account throughout the holding period.

Do I have to live in Türkiye?

No. There is no residence requirement, language test or minimum stay, apart from the biometrics visit at the residence permit stage if required.

My country does not allow dual citizenship. What are my options?

The fund route first grants a residence permit, followed by citizenship. You may choose to remain at the residence permit stage. A residence-only option is also available through a residential property purchase of at least USD 200,000. Contact us to discuss your situation.

Can I invest without applying for citizenship?

Yes. Investors who do not seek citizenship can invest in the same funds from USD 100,000.

Fund or Property for Turkish Citizenship? 11 Advantages of Investing through a Fund

Both direct property purchase and real estate fund investment can lead to Turkish citizenship. Property is tangible and some families want a home they can use. But a growing number of investors choose a real estate investment fund instead – because it gives them exposure to Turkish real estate without the costs, paperwork and concentration risk of owning a single property. This page compares the two fairly and explains the advantages of the fund route.

Our citizenship funds

Fund vs direct property: side by side

	Real estate investment fund	Direct property
What you own	Fund units in your own custody account	One (or a few) title deeds
Diversification	Spread across the fund's projects and assets	Concentrated in one property and one location
Real estate agent commission	None	Usually a percentage of the price
VAT	None on fund units	May apply depending on the property and the buyer
Title deed fee	None – you buy units, not a title deed	Title deed fee of 4% of the declared value (normally shared between buyer and seller)
Valuation for citizenship	No valuation report needed on your side	Licensed valuation report required; the price must meet the threshold on the valuation
Annual property tax, insurance, building fees	Handled within the fund – nothing for you to pay or file	Paid by the owner every year
Management	Professional team, independent valuations, audit	Owner manages tenants, repairs and paperwork
Transparency	Daily tracking in your bank custody account; independent audit; public disclosures	Value known only when you sell or revalue
Exit after 3 years	Redeem or transfer units under the fund's rules	Find a buyer, negotiate, transfer title, pay fees
Splitting among family	Units can be divided and transferred in any proportion after the holding period	A property is hard to divide
Use of the asset	No personal use	You can live in it or use it as a holiday home

Fees, taxes and rules change; figures above are general and for orientation. We share a written comparison for your specific case.

11 advantages of investing through a fund

Risk is spread. Instead of one apartment in one building, your investment is spread across the fund's portfolio of projects and assets. A problem with one property does not decide the fate of your whole investment.
Easier exit. After the three-year holding period, you redeem or transfer fund units under the fund's rules. There is no need to find a buyer for a specific property, agree a price and complete a title transfer.
No title deed fee, agent commission or VAT. A direct purchase usually involves a title deed fee of 4% of the declared value, a real estate agent commission and, depending on the property, VAT. Fund units carry none of these – your full amount goes into the investment.
No valuation report. You do not need to commission a licensed valuation or worry whether the valuation meets the citizenship threshold – the qualifying amount is the amount you invest.
No annual property costs. Annual property tax, compulsory earthquake insurance, building management fees and repairs are not your concern; the fund handles its assets professionally.
Tax-efficient structure. Turkish real estate investment funds are exempt from corporate tax on their income, and fund unit gains benefit from favourable withholding treatment under current Turkish rules. We share the current rates for your situation; you should also check the tax rules of your country of residence.
Professional, sector-based management. Our team comes from the construction and real estate sector and actively manages the projects the funds invest in – sourcing, development, leasing and sale.
Regulation and independent custody. The fund and its manager are supervised by the Capital Markets Board; fund assets are held at Takasbank and kept separate from the manager's own assets.
Daily tracking and independent audit. You follow your investment's value every day in your bank custody account. The fund is audited by an independent audit firm, its properties are valued by licensed independent valuers and it is subject to public disclosure rules.
Family and estate planning. Units can be divided, transferred among family members or passed on far more easily than a single property.
Protective structures. Fund strategies can include USD-linked protective (hedging) structures. We explain the approach of each fund in a call.

When direct property may suit you better

We believe in giving a fair picture. Direct property can be the better choice if you want a home to live in or use for holidays in Türkiye, if you plan to manage a rental yourself, or if you prefer to hold a specific asset you have chosen personally. If your main goal is citizenship plus a professionally managed real estate investment with an easier exit, the fund route is usually the simpler path.

For larger investors: holding real estate through a fund

Investors planning larger real estate investments – hotels, commercial buildings or several properties – can also structure them through a fund. This can bring the fund's tax-efficient structure, professional management and reporting to a larger portfolio, and with a USD 500,000 qualifying investment per person, adult family members can each obtain citizenship through their own units. Contact us to discuss a tailored structure.

Frequently asked questions

Is the fund route more expensive than buying property?

The fund route avoids the title deed fee and annual property costs; the fund has management fees and expenses set out in its issuance document. We share a written comparison for your case.

Do I pay a title deed fee, agent commission or VAT when I invest in a fund?

No. You buy fund units, not a property, so there is no title deed fee, no agent commission and no VAT.

Is a fund less risky than a property?

A fund spreads your investment across several projects and assets, which reduces concentration in a single property. Like any investment, fund units can go up or down in value.

How do I exit after three years?

The block on your units is lifted and you can redeem or transfer them under the fund's rules.

Where can I see the fund's official data?

On TEFAS, the official Turkish fund platform – links to FT1 and NUZ are at the top of this page.

This page is general information and not an investment offer, tax or legal advice. Investment involves risk and the value of fund units may go up or down. Past performance is not a guarantee of future results. Citizenship is granted by decision of the Turkish authorities. Details of the citizenship stage should be confirmed with your lawyer. Last reviewed: October 2026.

Talk to the team that manages the funds

Tell us about your family and timeline. We will get back to you in English, Turkish or your own language.

WhatsApp: +90 542 188 02 81 Email serkan@ftportfoy.com

Fund or Property? Why Investors Choose a Fund for Turkish Citizenship

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