A Real Client Story: Why Legal Due Diligence in Turkey Property Matters

A true experience of buying a property for Turkish citizenship

Last week, one of our clients visited us to purchase a property with the goal of obtaining Turkish citizenship by investment. From the very first meeting, it was clear that they were far more anxious than most buyers. Every document was reviewed repeatedly, and every detail was questioned with great precision.

Although our legal department conducts full due diligence as part of our standard process, we arranged two separate meetings with our in-house lawyer to ensure that all concerns were addressed thoroughly and transparently.

Eventually, the client shared the reason behind this level of caution.

A painful experience from the past

In 2018, the client purchased an apartment in western Istanbul. The unit was delivered, the residential complex met expectations, and overall they were satisfied with the property and its location.

As they were not living permanently in Turkey, they relied on the developer to handle the title deed transfer.Although, each time they followed up, the response was the same:
“Next time.”
“It’s almost ready.”
“It just needs a bit more time.”

Despite having paid the full purchase price, the title deed was not transferred for several years.

The hidden risk

In 2024, the title deed was finally issued, but with a serious issue.
It became clear that the developer had taken out a bank loan to finance the project, and part of that loan was still registered on the property.

Once this issue was resolved, another problem emerged:

• The property was not eligible for residency
• The area had become a restricted (red) zone
• Citizenship regulations had changed, requiring a minimum property value of USD 200,000

As a result, the property could be used neither for residency nor for citizenship purposes.

A forced second investment

To secure Turkish citizenship for themselves and their family, the client had no choice but to make a second property purchase.

As they explained:

“If the first property had been eligible for residency, we might never have needed citizenship.”

The key takeaway

This story is not unique.

Delays in title deed transfers, hidden bank loans, zoning restrictions, and regulatory changes are risks that buyers often face when legal checks are incomplete or overlooked.

The lesson is simple but critical:
If you have your own lawyer, ensure all contracts and title deeds are reviewed before signing.
If you don’t, working with a trusted real estate agency that performs independent and thorough legal due diligence is essential.

At Sun & Sands Real Estate, our priority is to protect our clients from these risks and ensure every investment is secure, transparent, and aligned with their long-term goals.