Author: Luxury Estate Turkey
Viewed 48 times
01 July 2025
Turkey is known for its hospitality toward tourists, but the country’s residency rules are strict. Under the visa-free regime, foreign citizens are allowed to stay in Turkey for a limited time—usually no more than 90 days within a 180-day period. After that, they must either leave the country or apply for a residence permit. Trying to bypass this restriction comes with serious consequences: even just a few days of overstaying can result in fines, deportation, and bans on re-entering Turkey. Depending on how long the person overstayed, the entry ban can range from several months to several years. In more serious cases, forced deportation can be initiated.
In the past, some foreigners tried to live in Turkey under a tourist status by renting an apartment and making short border trips every couple of months (known as "visa runs"). Today, without a legitimate reason for long-term stay—such as work, study, family ties, or property ownership—it is no longer possible to remain in the country legally. Given that rental agreements and border runs are no longer reliable methods to stay in Turkey long-term, a different and secure path to legal residency is needed.
Buying real estate in Turkey is a direct and legal way to obtain the right to live in the country long-term. Turkish law provides for a short-term residence permit (ikamet) for foreign property owners: once you buy a home, you gain not only ownership but also the legal right to reside in Turkey for the duration of your residence permit. This is one of the most reliable and independent options available—you don’t need to sign a work contract or enroll in a Turkish university. It is enough to legally own property in the country.
To qualify for a residence permit, the purchased property must meet certain conditions. The first requirement is a minimum property value. There is a nationwide threshold: the cadastral value of the property must be at least 200,000 USD, regardless of city or region. Note that only one property is taken into account—you cannot buy two cheaper properties to meet the total value threshold.
The second requirement is that the property must be residential. The law states that the foreigner must own and use the home (apartment or villa) for living purposes. Buying a plot of land or a commercial space will not make you eligible for this type of residence permit. In addition, the property must be located in a neighborhood that is open for foreigner registration. In districts where the foreign population exceeds a certain threshold, new residence permits are no longer issued. This restriction now applies to around 1,162 neighborhoods across Turkey—mostly in popular parts of Istanbul, Antalya, Alanya, and others. We offer properties only in areas where foreigners are still eligible for residence registration.
The residence permit issued on the basis of real estate ownership is considered short-term—it is typically granted for 1 or 2 years. Once the permit expires, it can be renewed an unlimited number of times, as long as you still own eligible property and meet the requirements. Moreover, after 8 years of continuous legal residence under a short-term permit, you have the right to apply for a long-term residence permit—a permanent status equivalent to permanent residency (PR).
A detailed guide on a residence permit by buying real estate is available here.
Once you receive your residence permit in Turkey, you will immediately notice the difference in your quality of life. A residence permit offers numerous rights and advantages:
The right to reside in Turkey legally throughout the permit’s validity, with the freedom to leave and return without any limit on the number of entries and exits.
Access to local services: you can open bank accounts in Turkish banks, use deposit services, and obtain local bank cards.
Eligibility to get health insurance and receive scheduled medical care in Turkish clinics. Foreigners with residence permits can apply for public health insurance (SGK) and use government hospitals. Private insurance plans for residents are also available at affordable prices.
Children can attend local schools and kindergartens on the same terms as Turkish citizens. To enroll, the child and at least one parent must hold a valid residence permit.
The whole family can live together legally. The law allows you to include your spouse and children as co-owners in the title deed (TAPU), which entitles them to residence permits as property owners as well.
Does a residence permit lead to a Turkish passport? A short-term residence permit alone does not grant citizenship, but it lays the foundation for it. There are several legal paths to obtaining Turkish citizenship as a foreigner, and real estate ownership can play a key role in two of them:
Naturalization through long-term residence: If you reside in Turkey continuously for at least 5 years with a residence permit (spending at least 6 months per year in the country), you become eligible to apply for citizenship—provided that you meet other legal requirements (knowledge of Turkish, clean criminal record, proof of income, and integration into society).
Citizenship by investment: Turkey offers a citizenship-by-investment program. One of the most popular options is purchasing real estate worth at least 400,000 USD. If you buy one or more properties with a combined cadastral value of at least $400,000, you can immediately apply for Turkish citizenship via a fast-track process—without going through the temporary residence permit stage.
We’ve covered the differences between a residence permit and citizenship in detail in this article.
Legal long-term relocation to Turkey through property ownership can be a practical solution for many people. Here are the groups who would benefit the most:
Remote workers and freelancers value the freedom to relocate, and Turkey has long been a popular destination for digital nomads. The mild climate, strong infrastructure, and relatively low cost of living in Turkey make cities like Alanya, Antalya, and Fethiye ideal bases. With a residence permit, digital nomads can live by the sea for as long as they like, travel for work or vacation, and return at any time without extra paperwork. A Turkish apartment can serve both as a comfortable workspace and a peaceful retreat between trips.
A residence permit based on real estate allows foreign retirees to enjoy a well-deserved and relaxing retirement. With the permit, they gain access to Turkey’s healthcare system, which is known for its high standards and significantly lower prices than private clinics in Russia or Europe. The cost of living in Turkish resort towns is also pleasantly low, and living near the sea has proven health benefits and contributes to overall well-being.
With a residence permit, parents can ensure that their children have access to continuous education. Both public and private schools accept foreigners with residence permits, and children are eligible for residence permits as well. Many resort cities like Antalya, Alanya, and Istanbul have schools that teach in English and other languages, making adaptation easier. Stability of residence is also an important factor: with a residence permit, families do not have to worry about suddenly leaving the country due to visa expiry or deal with uncertain extensions. Additionally, owning your own home eliminates rental costs and allows the family to live in a property they’ve chosen themselves. Real estate in Turkey is an investment in the children’s future—providing them with comfortable living conditions now and long-term benefits, such as access to Turkish universities under favorable conditions for residents and the possibility of obtaining citizenship for the whole family.
For investors, real estate in Turkey is primarily a way to grow capital. The market is expanding, property prices show steady annual growth, and the rental sector in tourist areas and major cities is thriving—generating consistent rental income. Importantly, if the property was purchased for investment purposes, there is no need to live in Turkey full-time to maintain the residence permit. It is enough to visit the country once every six months and retain ownership of the property. This is convenient: an investor can continue doing business abroad while having a “backup home” and second residence in Turkey. Compared to other migration options, this one involves no donations (as required by some citizenship funds)—everything is invested in liquid square meters on the shores of the Aegean or Mediterranean.
Buying real estate and obtaining a residence permit in Turkey is a multi-step process that requires professional handling. As a licensed agency, Luxury Estate Turkey supports foreign buyers at every stage—from selecting a property that qualifies for a residence permit or citizenship, to receiving all the necessary documents. We offer verified properties located in neighborhoods open to foreign ownership and registration, taking into account all legal requirements in terms of property value, type, and location. We also ensure the transaction is completed safely and legally.
Our support doesn’t end with the purchase. We help prepare and submit your residence permit application, and if needed, our manager can accompany you during the process. With us, you don’t just buy property—you gain legal peace of mind and reliable support for your new life in Turkey.
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