The short answer: to sell a property you bought for Turkish citizenship, three things must happen in order. The title deed is updated to your new Turkish identity, the three-year no-sale annotation is lifted at the land registry, and then the sale takes place. None of them happens automatically, and all three can be done for you with one power of attorney, without travelling to Türkiye.
Property Istanbul has taken many citizenship investors through exactly these steps, from the name update to the day the sale money reaches their account. This guide explains each step, what it involves and what to watch for. For the rules that applied when you bought, see Turkish Citizenship by Real Estate Investment.
At a glance
| Step | What happens | Where |
|---|---|---|
| 1. Update the title deed | Your Turkish ID number, and Turkish name if you took one, replace your foreign identity on the deed | Land registry office |
| 2. Lift the annotation | The three-year no-sale annotation is removed once the period is complete | Land registry office |
| 3. Sell | The property is transferred to the buyer and the price paid through the Secure Payment System | Land registry office |
| All three by proxy | One power of attorney covers every step | Turkish consulate or notary |
Why a citizenship property needs these steps
When you bought, two things were written into the land register that now stand between you and a sale:
- Your foreign identity. The deed names you as you were then: a foreign national with a passport number. As a citizen you now have a Turkish ID number, and often a Turkish name. The land registry will not transfer a property unless the owner on the deed matches the person selling.
- A three-year no-sale annotation (satılamaz şerhi). It was the condition of your citizenship: the property may not be sold or transferred for three years. You can live in it or rent it out, but a sale is blocked until the annotation is removed.
Your citizenship itself is permanent. Selling after the three years does not affect it.
Step 1: Update the title deed to your Turkish identity
The land registry updates your ownership record from your foreign identity to your Turkish ID number, and to your Turkish name if you registered one when you became a citizen. It is an update of the owner's details, not a sale, and there is no title deed fee on the property's value.
- What is needed: your new Turkish ID card and a population register extract (nüfus kayıt örneği) showing the change of identity. The registry checks the rest in its own system.
- Why first: a sale, a mortgage release or any other transaction will stop if the name and number on the deed do not match your Turkish ID.
Step 2: Lift the three-year annotation
Once three full years have passed since the annotation was registered, you (or your representative) apply to the land registry office where the property is registered to have it removed. The registry checks the date and lifts the annotation.
- It is not automatic. Many owners assume the annotation expires on its own and only discover it on the day of the sale.
- Count from the annotation date on the title record, not from the date you received your passport.
After this step the property is an ordinary property again, and can be sold to anyone allowed to buy in Türkiye, whether Turkish or foreign.
Step 3: Sell
The sale itself follows the normal process, explained in our buying guide:
- Agree the price and terms in writing with the buyer.
- The buyer pays through the Secure Payment System. Since 1 October 2026 the price waits in a blocked account and reaches you as soon as the title is registered to the buyer.
- Sign at the land registry. You, or your representative, sign the transfer; the title deed fee is 4% of the price, split by law between buyer and seller.
Two things to know before you set the price
- The next buyer cannot use it for citizenship. A property that has already served one citizenship application cannot count for another, so your buyers will be people buying to live, rent or invest. Price it against the local resale market.
- Taxes on the gain. If you sell within five years of buying and make a profit, capital gains tax can apply after an inflation adjustment and an annual exemption. After five years the gain is tax-free. Our capital gains tax calculator estimates the tax for your dates and prices, and the details are in our property taxes guide.
Doing everything with one power of attorney
Most of our citizenship clients no longer live in Türkiye, and they do not need to travel for any of this. With a single power of attorney we can:
- update the title deed to your Turkish ID number and name;
- apply to lift the three-year annotation;
- market the property and negotiate with buyers;
- complete the sale at the land registry and make sure the money reaches you through the Secure Payment System.
As a Turkish citizen you can give the power of attorney at any Turkish consulate abroad, or before a notary in Türkiye. We tell you exactly what it needs to cover, so one document is enough for every step. Send us a request below and we will take it from there.
The mistakes we see most
- Assuming the annotation expires by itself. It has to be lifted on application.
- Trying to sell before the deed shows your Turkish identity. The transfer stops at the registry.
- Selling inside five years without checking the tax. A gain can be taxable.
- Pricing for citizenship buyers. They cannot use your property; price it for the local market.
- Giving a power of attorney that is too narrow, and needing a second one halfway through.
Related guides
- Turkish Citizenship by Real Estate Investment: the rules you bought under
- How to Find a Suitable Property for Turkish Citizenship: if you are reinvesting
- Property Taxes in Turkey: capital gains and the costs of a sale
- Capital Gains Tax Calculator: estimate the tax on your sale
- Buying Property in Turkey: how a sale is completed at the land registry
- Sell your property in Istanbul: let us find your buyer
This guide is general information, not legal or tax advice. Procedures can vary between land registry offices. Confirm your own case with us or a licensed Turkish lawyer before you sign.
Frequently asked questions
8 questions foreign buyers ask us most, grouped by topic.
The rules
When can I sell a property I bought for Turkish citizenship?
Once three years have passed since the no-sale annotation was written on the title deed, and the annotation has been lifted at the land registry. The annotation does not disappear on its own; it has to be removed on application.
Will I lose my Turkish citizenship if I sell?
No. Citizenship granted through investment is permanent. Selling after the three-year holding period does not affect it.
The steps
Do I have to update my title deed after becoming a citizen?
Yes. The deed still shows the foreign identity you bought with. It must be updated to your Turkish ID number (and to your Turkish name, if you took one) before a sale, so the owner on the deed matches the person selling.
How is the three-year annotation removed?
By applying to the land registry office where the property is registered once the three years are complete. The registry checks the date and removes the annotation, after which the property can be sold to any buyer.
Can all of this be done without coming to Turkey?
Yes. With one power of attorney we can update the title deed to your Turkish identity, lift the annotation and complete the sale. As a Turkish citizen you can give the power of attorney at a Turkish consulate abroad.
Selling
Do I pay tax when I sell?
If you sell within five years of buying and make a gain, capital gains tax can apply after an inflation adjustment and an annual exemption. After five years the gain is tax-free. See our property taxes guide for the rates.
Can the next buyer use my property for citizenship?
No. A property that has already been used for a citizenship application cannot be used again, so your buyers will be people buying to live in it, rent it out or invest, which is worth considering when you set the price.
Can I sell to a foreign buyer?
Yes. Once the annotation is lifted the property can be sold to anyone who may buy property in Türkiye, Turkish or foreign.
