Residence Permit in Turkey for Buying a Property in 2026

The residence permit for owners of Turkish property is a short-term type of residence permit. It is issued for a period of up to 2 years and can be easily extended through the electronic service of the Migration Department.

This article describes in detail the conditions and procedure for obtaining a residence permit based on a certificate of ownership (TAPU). However, if you have any questions, do not forget that you always have the opportunity to consult with a Turkish immigration inspector by phone: 157 (from Turkey) or +903121571122 (from other countries). Assistance is available 24 hours a day in any of the 5 languages: Turkish, English, Russian, German, and Arabic.

Advantages of Turkish residence permit for property

A residence permit based on TAPU is probably the most reliable and independent way to live in Turkey for a long time without citizenship:

• property owners will not be denied a residence permit if the property meets the conditions;
• living in the country on this type of residence permit, a candidate can apply for citizenship after 5 years (on tourist or medical grounds they cannot get citizenship, and student ground counts with a coefficient of 0.5);
• residence permit does not depend on third parties and organisations: on contracts with landlords, with educational institutions and even with family members;
• if citizenship is not required, after 8 years of residence in Turkey on the basis of a short-term residence permit, a candidate can obtain an indefinite residence permit without the need for renewal, which is the analogue of a permanent residence permit.

Conditions for obtaining a residence permit in Turkey when buying a property

Condition one: property value of at least 200,000 US dollars

If previously a residence permit in Turkey could be issued at the purchase of real estate in the amount of 75,000 dollars in the provinces of metropolitan municipalities and 50,000 dollars in other provinces, then from October 2023, the minimum amount is 200,000 dollars in all cities of the country. Only one property is taken into account.

The value of real estate is determined by licensed appraisers (see the website of the Turkish Association of Appraisers for a list of contacts). If applying for a residence permit, a candidate will need a valuation, which can be done independently or by an estate agent, to ensure that the property is suitable for obtaining a residence permit in Turkey.

If the value of the property is below the minimum threshold for a short-term residence permit, an applicant can stay in Turkey under the visa-free entry rules or on the basis of a long-term visa.

Condition two: the property is located in an open district

The Migration Management Directorate reported that 1,169 neighbourhoods in 63 provinces were closed to new foreign registrations from July 2022. A July 2023 notice listed 54 closed neighbourhoods and 10 entirely closed districts in Istanbul: Fatih, Esenyurt, Avcılar, Bahçelievler, Başakşehir, Bağcılar, Esenler, Küçükçekmece, Sultangazi and Zeytinburnu. Check the current status of a specific property address with Migration Management before buying.

As of 1 July 2022, the Migration Board will not register new residence permit applications in 1,162 neighbourhoods in major cities in 15 provinces. Turkey has a multi-level local government structure. This is about the last level, the neighbourhoods. For example, in Istanbul there is a district (ilce) called Beylikdüzü, and in this district there is a neighbourhood (mahalle) called Beylikdüzü. So the registration of residence permits for foreigners is not suspended in the whole district, but only in its part, the Beylikdüzü neighbourhood.

The restriction is due to the high density of foreigners in these neighbourhoods. The ban applies to all types of residence permits, except for cases related to family reunification and the birth of children under family residence permits. However, it is possible to renew previously obtained residence permits.

Only a small percentage of areas in Turkey were affected by the ban: in Istanbul, for example, only 54 out of 964 neighbourhoods in 14 districts of the city were closed: Avcılar, Bahçelievler, Başakşehir, Beşiktaş, Beylikdüzü, Beyoğlu, Esenyurt, Fatih, Küçükçekmece, Sarıyer, Şile, Şişli, Tuzla, Umraniye, Zeytinburnu. These areas are not completely closed, but only some neighbourhoods.

A full list of the districts in the country where registration has been suspended can be found on the website of the Migration Board.

Check this list before renting or buying a property for a residence permit in Turkey, or contact a Tranio manager for advice when choosing a property.

We will find properties in the areas of Istanbul, Antalya and Alanya that are open for residence permit registration.

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Documents required to obtain a residence permit in Turkey

Applications for residence permits are submitted online through the electronic registration system. The application should be made during a stay in Turkey.

Before applying for a residence permit on the basis of TAPU, the following documents should be prepared:

• Passport: original and a copy with translation certified by a Turkish notary. The passport must be valid for at least 60 days longer than the period for which the residence permit is requested.
• The original and a copy of the TAPU.
• Expert’s report on the value of the property (only for properties purchased after 26 April 2022).
• 4 photographs. To avoid misunderstandings regarding the standard and size, take the photos in a Turkish photo salon and inform the photographer of the residence registration purpose.
• Numarataj certificate. This document confirms the cadastral address of the property and is issued by the municipality. If the property is not registered in the UAVT system, a fee of approximately 50 dollars is required.
• Health insurance policy (Sigorta) and a copy of the contract with the insurance company. The insurance can be taken out either with a private company or with the state-run SGK. The policy covers emergency medical care, treatment in outpatient clinics and hospitals, and part of the cost of medicines. The duration of the insurance must correspond to the duration of the residence permit and the cost depends on age. Private health insurance for residence permits costs from 56 dollars per year. No insurance is required for persons over 65 years of age.

In addition to this list, a candidate must declare income on the application form. When considering an application, the Migration Board may ask for supporting documents, such as bank statements, so it is better to prepare them in advance. If the Migration Board requests additional documents,an applicant has 30 days to provide them or the application will be cancelled.

The application can be submitted by a legal representative.

Stages of obtaining a residence permit in Turkey under TAPU

The stages of obtaining a residence permit in Turkey on the basis of TAPU:

Step 1: select a property

Estimated time: 1–2 weeks

It is important to make sure that the property is suitable for a residence permit: the price is above the minimum threshold and the area is not on the list of exceptions.

Step 2: buying the property and registering the title

Estimated time: registration of the transaction in the Land Registry takes 1–2 weeks

Only licensed agents are allowed to conduct property transactions in Turkey. With the help of an agent and a lawyer, check the property documents, draw up the purchase contract, transfer the payment and obtain a certificate of currency conversion to Turkish liras (Döviz Alım Belgesi) from the bank. Register the tax number, pay the taxes, register the property at the Cadastral Office and obtain the TAPU.

Step 3: prepare a package of documents for the Turkish residence permit

Estimated time: 1 week

Prepare photos, passport translation, health insurance, TAPU, earthquake insurance, and property value report. Once in Turkey, complete the application form on the Migration Board website and arrange a date and time for a personal interview with an immigration inspector.

Costs at this stage: up to 200 dollars for translation and certification of documents.

Step 4: certify a residence permit application

Estimated time: 1 day

In a face-to-face meeting at the appointed time, an inspector will check the documents, conduct a short formal interview and certify an application. Come to the Migration Office at the appointed time with a package of documents, fill in the application form, pay the government duty and certify an application with an inspector. If an inspector requests additional documents, an applicant has 30 days to prepare them.

The certified application entitles an applicant to stay in Turkey until the residence permit is approved and the ikamet card is issued.

Once an application for a residence permit has been submitted, foreign nationals may leave the country for a maximum of 15 days, otherwise a visa is required for re-entry.

Step 5: obtaining the permit and ikamet card

Estimated time: up to 90 days

Application is considered up to 90 days, but in practice this type of residence permit is obtained in 2–3 weeks. During this time, a candidate is not allowed to leave the borders of Turkey for more than 15 days. If an applicant does not speak enough Turkish, an interpreter should be used at the meeting with the inspector. Employees of the real estate agency will often accompany clients until the residence permit is issued. If the application is approved, the applicant will receive an invitation letter and ikamet card, which entitles the applicant to a residence permit in Turkey for a period of 1–2 years, which can be renewed indefinitely, as long as the property remains in the applicant’s ownership.

Cost of residence permit in Turkey for property investment

The amount of the government fee for a Turkish residence permit depends on nationality. For most countries, the fee is 25 dollars for the first month of residence and 5 dollars for each month thereafter. There are reduced fees for a number of countries. Citizens of Russia, South Korea, Hong Kong, Ethiopia, and Micronesia pay the lowest government fees: 7 dollars for the first month and 1.5 dollars for each subsequent month. In addition to the residence-permit fee, the applicant pays 964 liras for the ikamet card in 2026.

The state fees for the residence permit and the ikamet card can be paid after an appointment with the inspector at the tax office, at the cash desks of the Ministry of Finance or at Ziraat Bankası, Vakıf Bank and Halk Bank, quoting the application number.

Additional costs include the translation and certification of documents (up to 3,000 liras) and the services of a residence permit agency, if using one (up to 1,000 dollars).

Rights and obligations of residence permit holders

• Residence. A residence permit allows one to live in Turkey and to enter and leave the country freely. If planning to apply for Turkish citizenship after 5 years on a residence permit, an investor may travel abroad for a cumulative period of no more than 6 months in 5 years.
• Work. None of the residence permits, except the long-term residence permit, gives the right to work in Turkey. A work permit is required to officially work and receive income in Turkey.
• Education. Children of foreigners with any type of residence permit are entitled to free education in Turkey: in state kindergartens, schools, and universities.
• Medicine. Foreigners with a residence permit have the right to a state insurance policy (SGK). Under this policy, a foreigner can be treated free of charge in all state medical institutions, and in private clinics 80% of the cost of treatment and even medical drugs are covered.
• Tax obligations. Foreigners who reside in Turkey for more than 183 days per year become tax residents and are obliged to pay tax in Turkey on their worldwide income. Non-residents pay income tax only on income earned in Turkey. Foreigners who are in Turkey on a business trip, holiday, treatment or education with the appropriate type of residence permit do not become tax residents, even if they stay in the country for more than 6 months. When buying a property, a tax of 4% of the cadastral value is paid. In Istanbul, half can be paid by the developer and the other half by the buyer.
• Turkish bank account. A Turkish residence permit of any type will let you open accounts without problems.

Reasons for refusal to issue a residence permit in Turkey

The most common reasons are due to the applicant’s carelessness:

• the property was bought in an area closed to new residence permits;
• the value of the property is below the minimum threshold ($200,000);
• no medical insurance has been issued or its period of validity is longer than the period of residence permit requested in the application.

Refusal may also be based on insufficient grounds, such as no confirmed income or sufficient funds to live in Turkey. According to the regulations, this is one of the conditions for obtaining a residence permit, although in practice for a residence permit based on TAPU there is no requirement to prove the availability of means of subsistence.

Reasons for refusal may also include previous violations of entry regulations, visa conditions or illegal residence in Turkey.

A refusal may also be due to a mistake, but these are rare cases. In this case, it is advisable to reapply for application to be considered if applicants are sure of your documents.

Such a request should be written in Turkish and sent to the migration centre where the rejection came from.

The foreigner also has the right to appeal against the refusal within 60 days to the administrative court of the province where the refusal was received. At the same time, the foreigner must leave Turkey from the time of notification of the refusal.

If a foreigner with an expired visa or residence permit leaves Turkey voluntarily within 10 days, they may apply for another type of residence permit. The same type of residence permit can be applied for after 6 months at the earliest.

Tranio’s turnkey service: we will help you choose a property that is guaranteed to fit the passport programme, organise the rental, and arrange citizenship.

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Turkish citizenship for investors

If the cadastral value of the property purchased exceeds 400,000 US dollars, an applicant has the right to apply for Turkish citizenship for investment.

There are a number of real estate projects that are part of the GYO fund and for which an investor does not need to apply for an expertise. This means that if you buy an apartment in such a project for $400,000, it is automatically eligible for the programme. It is difficult for projects to get into the fund, it is a guarantee to get citizenship for investments.

Elena Mutlu Product Manager at Tranio Turkey

The number of properties purchased does not matter, the total value of TAPU is taken into account. Even properties that are under construction and do not yet have a title deed are eligible. In this case,an investor can apply for citizenship with a notarised contract of sale. There can only be one contract, i.e. if several properties are purchased, they must all be specified in one contract. In other words, by one property developer. Turkish citizenship for property investment is the fastest way to obtain a Turkish passport.

If the purpose of buying a property is to obtain Turkey’s Golden Passport, it is better not to delay in choosing and deciding on an investment. Over the past two years, we have already seen many cases where buyers faced additional difficulties if they waited a long time: raising the threshold for obtaining a passport, difficulties in transferring funds, restriction or closure of certain passport programmes.

Elena Milishenkova Investment Project Manager at Tranio