Residence Permit in Turkey Through Property Purchase

Obtaining a residence permit (ikamet) through property ownership is one of the most popular ways to legally relocate to Turkey, combining the right to reside with an investment in liquid real estate. In 2025, this topic is especially relevant due to changes in Turkish immigration law and growing interest from foreign investors in the local housing market.

What is a Residence Permit by Property Ownership in Turkey?

A property-based residence permit is a short-term residence permit issued to a foreign national who owns real estate in Turkey. The legal basis for this type of permit is established in Law No. 6458 “On Foreigners and International Protection.”

Requirements for Obtaining a Residence Permit through Property Purchase

The main requirements for the property are as follows:

Minimum value: As of 2025, the minimum cadastral value of the property, stated in the TAPU (tapu rayiç bedeli), must be at least $200,000. The cadastral value is what counts—not the contractual price or market appraisal. For properties purchased before October 16, 2023, the previous thresholds (from $75,000) are still accepted, but when extending the residence permit, confirmation of compliance with the new requirement may be requested.

Type of property (residential, commercial, land): Only residential property qualifies for a residence permit. By law, the property must be a house or apartment suitable for living and used as such. Non-residential properties—offices, shops, warehouses, land plots without a residential building—do not entitle the owner to a residence permit. Therefore, foreign buyers are advised to choose apartments, villas, or flats officially registered as residential premises.

Single property requirement: The investor must purchase one property that meets the price requirement. It is not allowed to combine the cost of several properties to reach the threshold—a residence permit is issued based on one specific TAPU. Co-ownership of one property is allowed, but typically all co-owners must be from the same family.

Open area: The property must be located in an “open” area. Since July 2022, Turkey has been operating a system of “open” and “closed” neighborhoods for initial residence permit applications. If the proportion of foreign residents in a neighborhood exceeds 20%, the area becomes closed for new residence applications regardless of the reason. As of 2025, more than 1,160 neighborhoods (mahalle) across the country are closed. In Alanya, one of the most popular resort cities among investors, four neighborhoods are closed: Mahmutlar, Kestel, Kargıcak, and Avsallar. It is essential to check the current status of an area before purchasing property.

How to Obtain a Residence Permit in Turkey through Property Purchase

Applying for a residence permit based on property ownership involves several stages. It is assumed that by the first step, you have already purchased a qualifying property. The procedure is as follows:

Obtain the TAPU (title deed): After full payment for the property, ownership must be officially registered and a TAPU issued in your name. This is the main document required for the residence permit.

Get a tax number (Vergi Numarası): A Turkish tax identification number is required for the applicant—it can be obtained for free at the local tax office or online. The tax number will be needed for paying state fees and other expenses during the residence permit application.

Submit an online application through the e-İkamet system: The residence permit application is submitted via the official website of the migration service (e-ikamet.goc.gov.tr). You must fill out the form with your personal data, the address of your property, the reason for the application (in this case – Ownership of property), upload scanned documents, and choose an appointment date for your visit to the migration office. At the end of the process, the system generates the application form (which must be printed) and calculates the amount of government fees. These must be paid before the interview—either online or at the tax office.

Prepare the required documents: Before your appointment, you must prepare the full document package. Foreign documents (e.g., marriage certificates) must be apostilled and translated into Turkish in advance.

Attend the migration interview: On the scheduled date, the applicant (and family members) must personally attend the interview at the local migration office (Göç İdaresi). The interview is usually short, especially if the documents are in order. Processing time typically ranges from 4 to 8 weeks depending on the region. The residence cards are delivered to the address provided (usually your property address).

After receiving your residence card, you must register your address in the Mernis system (at the Nüfus office, Directorate of Population Affairs) within 20 days. Property owners usually also register utility accounts (electricity and water) in their name right away.

Documents Required for a Property-Based Residence Permit in Turkey

When applying for a residence permit, the foreign property owner must submit a complete set of documents.

Property documents:

• TAPU – Title deed of the property. Original and copy required. The TAPU must list the applicant (or the married couple) as the owner and include the cadastral value to confirm the property meets the $200,000 threshold.
• Parcel number (Numarataj) and address confirmation – sometimes a document from the cadastral office is required to confirm the exact address and that the applicant is registered there (especially in new buildings without postal addresses). A copy of the occupancy permit (İskan) may also be needed if the TAPU was recently issued.

Applicant and family member documents:

• Passport – original and a copy of the main page. The passport must be valid for the period of the requested permit + 60 days. For joint applications, each family member’s passport is required.
• Completed residence permit application form – printed and signed, generated from the e-İkamet website.
• Photographs – biometric color photos, 5×5 cm, 4 copies per applicant (4 per family member as well). Photos must be no older than 6 months.
• Health insurance – a private health insurance policy valid in Turkey for at least the length of the requested residence permit. Required for each applicant over 18.
• Marriage certificate – if the applicant is applying with a spouse, a marriage certificate is required. It must be apostilled and translated into Turkish with a notarized translation. Similarly, children’s birth certificates are required to confirm family ties for minors.
• Proof of address registration – since property owners are required to register their residence, a certificate of registration (Yerleşim Yeri Belgesi) or a printout from the Mernis address system may be required. In some cases, the address listed on the TAPU is enough, but often you must show proof of actual registration or residence.
• Receipts for government fees – all declared fees must be paid before the interview, so it’s best to include printed receipts for the residence card fee and the government fee for the duration of the permit.

Processing Time and Duration of the Residence Permit

Application processing: After submitting the e-İkamet application and attending the interview, issuance of the residence card usually takes 4 to 6 weeks. In larger cities like Istanbul or Antalya, it may take up to 2 months; in smaller towns, the process may be faster (3–4 weeks). If you need to leave Turkey before receiving the card, a special travel permit must be obtained from the migration office.

Permit duration and renewal: The initial property-based residence permit is issued for 1 or 2 years. It can be renewed multiple times as long as the property is owned and all requirements are met. Renewal applications must be submitted within 60 days before the permit expires.

How to Apply for Turkish Citizenship after Residence by Property Ownership

After 5 years of uninterrupted residence in Turkey (no more than 6 months of absence per year), a foreign citizen becomes eligible to apply for Turkish citizenship by naturalization. Alternatively, after 8 years of residence under any type of residence permit (and meeting certain conditions), you may apply for a long-term residence permit (permanent residency) with no expiry.

Advantages of a Property-Based Residence Permit for Investors and Families

Obtaining a residence permit by purchasing real estate offers several advantages for both investors and their families:

• For the investor: Owning real estate is a reliable basis for legally staying in the country. The property-based residence permit is easier to renew than a tourist permit and does not depend on employment (like a work visa) or study length (like a student visa). Real estate in Turkey is a liquid asset—it can be used personally, resold at a profit, or rented out. With a registered address and resident status, it’s easier to open bank accounts, buy a car, register a local SIM card, and handle everyday matters.
• For the investor’s family: The residence permit applies to close family members, which is especially useful when relocating with children. The spouse receives residence rights on equal terms. Children can attend Turkish schools and kindergartens and access medical services.
• Legal residence and freedom of action: Once you obtain your ikamet, you no longer need to cross the border every 60–90 days or apply for visas. Having a residence permit also makes it easier to deal with government institutions—you’ll receive a Turkish ID number (Kimlik No), which allows you to sign long-term contracts (internet, utilities) and access online government services via e-Devlet.

Frequently Asked Questions about Property-Based Residence Permits in Turkey

Can I get a residence permit if I buy property in installments?

A residence permit is only issued once the title deed (TAPU) is registered in your name. Even if the property was purchased via installments, you can only apply after receiving the TAPU.

Do I have to live in the purchased property?

The law does not require you to physically reside in the property you purchased, but you do declare it as your place of residence. Keep in mind that if you leave Turkey for more than 120 days per year in total, your short-term residence permit may be canceled under current laws.

Which neighborhoods in Alanya are currently open for residence permits?

As of 2025, many popular areas in Alanya remain open:

• Oba and Tosmur – well-developed neighborhoods near the center, with beaches and a quiet atmosphere
• Alanya Center (several neighborhoods) – vibrant all year, with schools and shops
• Konaklı, Payallar, Türkler – resort towns with new residential complexes, open to new residents
• Demirtaş – lower property prices and actively developing

Areas that remain closed include Mahmutlar, Kestel, Kargıcak, and Avsallar. It is recommended to check the status of any district before purchasing.

What are the main reasons for residence permit rejections and how to avoid them?

The most common causes for rejection include non-compliance of the property or documents with official requirements or an insufficient cadastral value. Another is buying in a closed area. Incomplete documentation—missing apostilles, expired insurance, or incorrectly filled forms—can also result in rejection. More rarely, a rejection may occur due to a negative applicant history (e.g., previous visa violations or legal issues).

Can I sell the property after getting the residence permit?

You may sell the property at any time—the law does not restrict selling your real estate. However, losing the basis for your residence (the property) may affect the validity of your permit. It is recommended to either buy a new qualifying property (and update your migration records) or switch to another type of residence permit (e.g., family-based if applicable).

Luxury Estate Turkey offers clients full support not only in purchasing real estate, but also in obtaining residence permits. By working with us, you save time and avoid many bureaucratic complications. Our experience in residence permit procedures for property buyers is your advantage and a key to successful results. Let us handle the paperwork so you can focus on your new life in Turkey.