Turkey Property Search Trends: 2025 Year-End Wrap

As 2025 comes to an end, thousands of property seekers searched for the same practical questions before making a decision in Turkey. Some asked about residence permit thresholds, others wanted a clear document checklist for a Tapu transfer. Meanwhile, many compared lifestyle options—apartments in managed complexes vs villas—while also checking healthcare quality and legal “finish-line” details like Iskan.

This year-end roundup answers the questions we saw again and again in search behavior and buyer conversations.However, rules can change and authorities apply discretion in several areas, so treat this article as a practical guide—not as legal advice.

1)What is the minimum investment amount required to obtain a residence permit in Turkey?

There isn’t a single “minimum investment amount” that guarantees a Turkish residence permit (RP). Eligibility depends on the type of residence permit you apply for, where the property is located, and when the property was purchased.

1.1) Short-term residence permit (tourism)

Buying property does not automatically grant a touristic (tourism-based) residence permit. You may apply for a short-term RP for tourism, but approvals, duration, and renewals are discretionary and depend on your documents and personal circumstances.

1.2) Short-term residence permit (property ownership)

If you own a residential property in Turkey, you may apply for a short-term RP based on property ownership.

The USD 200,000 rule (Title Deed / Tapu Sale Price):
For properties acquired on or after 16 October 2023, authorities generally require the sale price written on the title deed (Tapu)—not the market price and not the appraisal/valuation figure—to be at least the TRY equivalent of USD 200,000 on the date of the title deed transfer.

Important clarification about valuation (expertise/appraisal):
In the past, some buyers could declare a lower Tapu sale price and rely on a higher appraisal/valuation to support the file. Under the newer practice, the Tapu sale price is the key figure for residence-permit eligibility. In other words, if the Tapu sale price is recorded below the threshold, you may be ineligible, even if the property’s market value is much higher.

1.3) Turkish citizenship by investment (real estate)

Citizenship through real estate investment generally requires purchasing property worth at least USD 400,000 and committing not to sell it for 3 years. Meeting the threshold does not guarantee approval, because additional legal and administrative checks apply.

Critical practical points before you buy

Closed neighborhoods (restricted areas for new residence permits)

In popular provinces—especially Antalya and İstanbul—some neighborhoods may be designated as “closed” to new foreign residence permit registrations due to density rules. Even if your property meets the USD 200,000 threshold, you may not be able to obtain a first-time residence permit if the property is located in a closed neighborhood.

Always check whether the exact neighborhood is open or closed before committing to a purchase (for example, in Alanya/Antalya, some widely discussed areas include Mahmutlar, Kestel, Avsallar, etc., but lists can change).

Note 

Rules and local implementation can change, and “closed neighborhood” status may be updated without much notice. Verify current requirements before you commit, especially if you’re comparing properties across cities or planning to register an address for an RP in areas like Antalya/Alanya or İstanbul.

If you want help selecting safer options, you can speak with the trusted advisors at Luxury Estate Turkey, or review our “residence-permit–eligible” portfolio (curated to match common eligibility criteria). Final eligibility and approvals remain at the discretion of the authorities.

2) What are the main documents required to complete a real estate purchase in Turkey?

To complete a title deed (TAPU) transfer in Turkey, you’ll usually need three sets of documents: buyer identity documents, property/municipality documents, and payment/compliance documents. The Land Registry can request extra paperwork depending on the property and your status, but the list below covers what most foreign buyers prepare.

Buyer identity documents (you bring)

• Passport + notarized Turkish translation (valid passport; translation when required). 

• Biometric photos (commonly 2 photos for the buyer, taken recently).

• Turkish Tax Number (Vergi Numarası) (used for fees, payments, and registration steps). 

• Foreigner ID / declaration form (when applicable) (often requested in WebTapu workflows for foreigners). 

Property & municipality documents (usually provided by seller/agent, but you should verify)

• Copy of the seller’s title deed / title deed information (TAPU) 

• Rayiç Bedel Belgesi (Municipality Current Value Statement) from the local municipality (supports tax/fee calculations). 

• DASK (Compulsory Earthquake Insurance) for buildings (required for TAPU transfer for residences). 

Valuation & payment compliance (especially important for foreigners)

• SPK-licensed appraisal / valuation report (Değerleme Raporu) (commonly required in transactions involving foreign buyers, and essential in citizenship-related cases).

This report is crucial not just for the transfer, but it also determines the declared value for citizenship applications.

• DAB certificate (Döviz Alım Belgesi / FX purchase certificate) proving the foreign currency conversion via a Turkish bank (widely required before the title deed transfer for foreign buyers). 

If you won’t attend in person

• Power of Attorney (POA) (notarized; used if you appoint someone to sign and complete the process on your behalf). 

3) What types of property are most popular among foreigners?

Foreign buyers in Turkey tend to focus on property types that make daily life easier, rentals simpler, and resale clearer—especially in markets where “apartment for sale” searches dominate and management matters as much as the unit itself.

3.1) Apartments in residential complexes

This is the most common starting point for foreigners because modern complexes bundle the essentials: security, shared amenities (pool/gym), and on-site management. As a result, buyers who want a lock-up-and-leave holiday base, a comfortable full-time home, or a straightforward rental unit often prioritize complex living. 

Why foreigners like them

• Easier maintenance and building management

• Amenities that improve both lifestyle and rental appeal

• Typically clearer “comparable sales” for pricing

3.2) Villas

Villas attract buyers who want privacy, larger living space, and outdoor areas (garden, terrace, private pool). Demand rises even more when the villa offers a strong view and a calm setting—especially in coastal destinations such as Alanya and Bodrum, where lifestyle buyers often compare “villas in Alanya” or similar coastal markets before they decide. 

Why foreigners like them

• More personal space and privacy

• Better fit for families or long-stay living

• Strong lifestyle pull in coastal regions

3.3) Commercial properties

Shops, offices, and tourism-linked commercial units have grown in popularity—particularly among investors who think in yield and stability rather than “weekend usage.” Some buyers also prefer commercial options because they can offer different rental dynamics compared to residential units, depending on location and tenant quality.

Why foreigners like them

• Often evaluated with an investment lens (rentability, tenant profile)

• Can diversify a portfolio beyond residential

3.4) Land plots 

Foreigners can buy land in Turkey, but undeveloped plots require careful legal planning. If a foreign national buys land/field without construction, they must submit the project they plan to build to the relevant Ministry within 2 years. If they don’t submit (and/or don’t complete it within the required timeframe), liquidation-related rules may apply. This is why land purchases generally suit professional investors or buyers ready to build promptly. 

4) Is Turkey good for medical treatment?

Yes—Turkey remains one of the world’s most active destinations for medical travel. According to the state health-tourism agency (USHAŞ), 1,506,442 international visitors came to Türkiye for healthcare services in 2024, generating about USD 3.02B in revenue, and the first nine months of 2025 reached 1,080,387 visitors and USD 2.19B.

In practice, patients choose between three main healthcare paths:

4.1) Private hospitals (most popular for international patients)

Private hospitals often provide the smoothest experience for foreigners: shorter waiting times, international patient departments, multilingual coordination, and hotel-style comfort. Some private hospital groups in Turkey also hold JCI accreditation—and you can verify any facility directly via the official JCI database. 

4.2) University hospitals (complex cases & academic expertise)

University hospitals typically handle more complex or specialist-driven treatments through academic departments, research-backed protocols, and senior professors. They’re a strong option when the case requires multi-disciplinary teams or advanced diagnostics.

4.3) Public hospitals (broad national coverage)

Public hospitals deliver wide coverage across the country. For routine care and many specialist services, they are the backbone of the national system—though queues and speed can vary by city and department.

The “citizenship advantage” (important clarification)

If you obtain Turkish citizenship, it can be easier to enter Turkey’s public insurance ecosystem (SGK / General Health Insurance). However, citizenship alone doesn’t automatically mean “everything is free”—coverage depends on registration and premium/eligibility rules, and treatment can involve co-payments and additional fees, especially in private hospitals. 

What SGK typically changes in real life:

• You can access public hospitals under SGK rules.

• You may use SGK-contracted private hospitals, but expect regulated extra charges and contributions (it’s not “free private care”).

• Dependents (such as spouse/children) may benefit through the insured person, depending on the case. 

5)What is Iskan and why is it important?

“Iskan” is the common name for the Habitation / Occupancy Permit in Turkey: Yapı Kullanma İzin Belgesi. In simple terms, it confirms the authorities accepted the building for use in line with the approved project and the legal framework for completed construction. 

When a building does not have Iskan, buyers may still complete a sale, but key “finish-line” steps often don’t progress the same way—especially the title deed status and utilities.

The two “levels” buyers should understand

5.1) Building Iskan (Genel / Toplu Iskan)

This is the occupancy permit issued for the entire building/complex. It matters because it’s one of the main requirements to upgrade the title deed status from Kat İrtifakı (construction servitude) to Kat Mülkiyeti (condominium ownership). In official Land Registry guidance, establishing Kat Mülkiyeti requires submitting the Yapı Kullanma İzin Belgesi. 

Why you should care

• Kat Mülkiyeti = stronger “finished property” status in practice, which improves clarity for resale and bank processes. 

5.2) Unit-level readiness (often called “Ferdi Iskan” in the market)

After the building has Iskan, owners typically handle the unit’s practical activation steps (individual subscriptions/meters, paperwork for the independent section). Many utility providers ask for Iskan-related documents when opening subscriptions in the owner’s name. 

Why you should care

• Without Iskan, providers often keep the property on temporary / construction (“şantiye”) subscription categories until the occupancy permit is issued. Municipal tariff regulations explicitly define “şantiye” tariffs that apply until the building obtains the occupancy permit. 

A practical, buyer-safe rule

Before you commit, ask for two clear confirmations:

• Does the building have Iskan (Yapı Kullanma İzin Belgesi)?

• Has the title deed status moved to Kat Mülkiyeti (or can it move now)?

If you want to reduce risk from day one, talk to Luxury Estate Turkey. Our agents prioritize properties with Iskan and guide you toward reputable developers and clear documentation, so you can verify the legal status before you commit. Reach out to our team and we’ll shortlist Iskan-ready options that match your budget, lifestyle, and investment plan.

6) “Draft dodger” (Yoklama Kaçağı) status after Turkish citizenship by investment: what does it mean?

Some newly naturalized citizens (including citizenship-by-investment applicants) notice an automated status in Turkish systems that reads “yoklama kaçağı”, often translated as “draft dodger.” The phrase sounds severe in English. However, in Turkish military terminology, it usually indicates that the system shows a missing initial military registration/status determination (“yoklama”) step—not a final legal conclusion by itself.

6.1) Why can this appear?

When citizenship is granted, government databases create or activate a military-status record for eligible citizens. If your exemption/served status has not been processed or synced yet, e-Devlet or related screens may temporarily display a default “yoklama kaçağı” status.

6.2) What is the legal situation for many new citizens?

Under Turkey’s Military Service Law No. 7179, many later-acquired citizenship cases fall under specific rules:

• Age-based rule: Men who acquire Turkish citizenship and are 22 or older in that year are generally deemed to have performed military service under the relevant provisions.(This is the most common exemption clause for main applicants in investment programs, as they are typically adults.)
• Prior service or exemption abroad: If you can document that you completed military service (or received a formal exemption) in your previous country of nationality, authorities may treat your obligation as fulfilled in Turkey as well.
• Medical unfitness: If an official process concludes you are not fit for service (“not fit for military service”), you may be recorded as exempt based on health status.

Because individual circumstances differ (age, timing of citizenship, dual nationality history, and documentation), the safest approach is to confirm your specific status through the competent office.

6.3) What can you do if you want the record corrected (or you need it for official procedures)?

• If you live outside Turkey: Contact the Turkish consulate responsible for your address and ask for guidance on military status determination / record update. Consulates can direct you to the correct workflow for your case.
• If you live in Turkey: Visit the Military Registration Office (Askerlik Şubesi) and request a written military status document that reflects your situation (exempt / deemed completed / other). If another institution needs proof, you can present this document during related procedures.

6.4) Should you be concerned?

For many investment citizens, this message is a record-status issue rather than an indication that they will be conscripted. Still, do not ignore it if it blocks a banking, ID, or other official step—confirm your status and keep the written document for your records.

If you want a buyer-safe, fully coordinated experience, Luxury Estate Turkey can connect you with reputable legal and administrative support partners and help you keep your property and citizenship file documentation clean from day one.

Final takeaway for 2026 planning

Buying property in Turkey can feel simple on the surface, yet the “safe purchase” version always follows a clear sequence. First, confirm whether the location supports your goal (especially if you plan a residence permit application). Next, prepare the document and banking steps early so you don’t lose time at the Tapu stage. Then choose the property type that matches your real use case—holiday, relocation, or rental. Finally, verify Iskan and title deed status so utilities, resale, and ownership structure stay clean.

A simple rule: when you match your goal to the right paperwork and the right building status, the process becomes predictable. Moreover, you protect your timeline and your budget because late surprises usually cost the most.

If you want a lower-risk shortlist for your next move, speak with Luxury Estate Turkey. Our team prioritizes Iskan-ready properties, works with reputable developers, and keeps documentation transparent so you can verify each step before you commit. Tell us your budget, preferred city, and goal (home, rental, residence permit, or citizenship path), and we’ll guide you toward options that fit your plan.