Questions about residence permits and citizenship in Turkey
Short answers to common questions about buying property in Turkey for a residence permit or citizenship. For details, follow the links in the answers. As of 23 October 2026.
Citizenship by buying property
How much do I need to invest in property to apply for Turkish citizenship?
From $400,000. The threshold was raised from $250,000, and for property the new amount has applied since 13 June 2022.
Can I apply for Turkish citizenship if I buy two or three apartments?
Yes, the $400,000 can be made up of several properties. Apartments in a project under construction are covered by a single promise-to-sell agreement.
Does an apartment under construction qualify?
Yes, if kat irtifakı has been registered for the apartment and a notarised promise-to-sell agreement has been signed. The whole amount is paid at once, and the agreement cannot be assigned for 3 years.
Do instalments and a mortgage count towards the threshold?
No. Loans from Turkish banks and amounts under a mortgage do not count towards the threshold: the money goes through a Turkish bank with currency conversion and a DAB certificate.
Which properties do not qualify for citizenship?
Empty plots, agricultural land and timeshares. A property also does not qualify if it belongs to a foreigner, passed to the seller from a foreigner in the last 3 years, or has already been used for citizenship.
Can I rent out an apartment bought for citizenship?
Yes, renting out is allowed. The property cannot be sold for 3 years: the restriction is entered on the title deed.
Who in the family is included in the citizenship application?
The spouse, children under 18 and dependent children. Parents and adult children are not included in the application.
How long does the review of a citizenship application take?
Usually 6–12 months after filing. The time depends on the Presidency of Migration Management, and in 2026 some cases take longer.
Who carries out the valuation for citizenship?
Since 29 September 2026 it can be any appraiser licensed by SPK who is a member of TDUB and registered in TADEBİS. The report is valid for 12 months.
Residence permit by buying a home
How much do I need to spend on an apartment to apply for a Turkey residence permit?
From $200,000 by the title deed price. The threshold is the same in every province, and the property must be residential.
Can I rent out an apartment I used for the residence permit?
No, a home used for the residence permit must not be rented out. If you plan to rent it out, we can discuss citizenship, where renting out is allowed.
Why does the price stated in the title deed matter?
The residence permit threshold is checked against this price. It must not be understated, otherwise the permit is not granted.
Which documents do I need for a residence permit by property?
Application form, passport, biometric photos, payment receipts, health insurance, proof of funds, residence certificate and the title deed. For a first application you also need the address numbering certificate.
How much does getting a residence permit cost?
We book the e-ikamet appointment and file the application for you. The state fee and the residence permit card are paid, and the amounts depend on your nationality.
When should I apply to renew the residence permit?
In the last 60 days of its term. Renewal on the basis of property needs a certificate (tapu devam belgesi).
How long is a property-based residence permit issued for?
Usually for 1–2 years, with renewal. The law allows up to 2 years at a time, but in practice a 1-year permit is often issued.
Can a family apply for residence permits if only one person is named on the title deed?
Yes, through a family residence permit. Owners named on the title deed apply on the basis of the property, and the other family members apply for a family residence permit.
Are the Alanya districts open for residence permits?
In June 2026, according to local authorities, the Alanya districts were reopened. There is no official circular, so we check the exact address in e-ikamet before the purchase.
Buying and the transaction
Which taxes and fees does the buyer pay?
Title deed fee (tapu harcı) of 4% of the declared price: by law the buyer and the seller pay 2% each, in practice it is split by agreement. There are also the registration fee, translation, notary and DASK insurance.
How long does title deed registration take?
Registration itself takes 1–3 days once the documents are ready. If the property is in a security zone, the check may take longer.
Is a valuation needed for an ordinary purchase?
No, the mandatory valuation for purchases by foreigners was abolished in 2024. For citizenship a valuation is still required.
What is DASK?
Compulsory earthquake insurance. It is taken out when the title deed for a building is re-registered.
Are there restrictions on foreigners buying property?
Yes. One person can own no more than 30 hectares, foreigners can own no more than 10% of the private land in a district, purchases in military zones are not allowed, and in security zones a purchase needs the governor’s permission.
What annual tax does the owner pay?
Property tax is 0.1% of the cadastral value, and 0.2% in metropolitan cities.
Life after the move
When can I move to a long-term residence permit?
You need 8 years of continuous legal residence, no social assistance in the last 3 years, and income and insurance. If you spend more than a year outside Turkey, this permit is cancelled.
Does Turkey allow dual citizenship?
Yes, Turkey does not require you to give up your previous citizenship. Check the law of your own country separately.
What do citizens of Russia need to do after receiving a Turkish passport?
Notify the Russian Ministry of Internal Affairs (MVD) of the second citizenship within 60 days, as required by Federal Law No. 138-FZ. Failing to do so can lead to a fine or criminal liability.
About our work
How do you work with a buyer?
We clarify your goal, budget and city, then send properties with the price list date and a note on what each one qualifies for on price. Before the purchase we check the property, the address and the documents with a licensed lawyer.
Does the agency hold a licence?
Yes. The company ALANYAGO ESTATE holds a licence for real estate trading (Taşınmaz Ticareti Yetki Belgesi) No. 0702716. The document can be checked on the e-belge.gtb.gov.tr website.
Why are there no developer names on the site?
We show properties under neutral names. We send floor plans, price lists and details of each project in our correspondence.
In which cities do you select property?
Our main city is Alanya. In Istanbul we work through partners, and in Antalya we select properties on request.
Didn’t find your question? Message us on WhatsApp or leave a request below. We will reply and, if the question comes up often, add it here.
Sources
Figures on the rules come from official texts (Resmî Gazete, TKGM, e-ikamet) and law firm publications.
- Порог для гражданства — от $400 000 в недвижимости (с 13.06.2022)NTV, гайд TKGM (копия на TDUB)
- Подходят квартиры, дома и коммерческие помещения с оформленным титулом; пустые участки и сельхозземля — нетРегламент, Resmî Gazete № 32397, Регламент 2010/139, ст. 20 (mevzuat)
- Продать объект нельзя 3 года, сдавать в аренду можноРегламент, ст. 20, MFY Legal
- Деньги проводятся через турецкий банк с конвертацией и справкой DAB; рассрочка и ипотека в порог не засчитываютсяSerka Law
- С 29.09.2026 оценку для гражданства может делать любой лицензированный оценщик SPK. Это ускоряет сделкуЦиркуляр TKGM 2024/2, ред. 28.09.2026, memurlar.net, Yılmazlar
- В заявку входят супруг(а) и дети до 18 летN Partners, Mondaq
- Обычно 6–12 месяцев после подачи. Срок зависит от миграционной службыMondaq / Ongur, 22.09.2026
- Основные расходы: налог на ТАПУ 4% (делится по договору), оценка, перевод и нотариусKazım Ceylan
- ВНЖ за покупку жилья — от $200 000 по цене в ТАПУ. Квартиру при этом нельзя сдаватьe-ikamet, список документов
- Важна цена, указанная в ТАПУ. Занижать её нельзя — тогда ВНЖ не дадутMynet, Cumhuriyet, Ekonomim
- Обычно выдают на 1–2 года с продлениемFFK Partner, Harbiye Hukuk
- пошлина зависит от гражданства, точную сумму считаем при подачеARSA, Ata Kurumsal
- В июне 2026 года, по сообщениям местных властей, районы Алании и Стамбула снова открыты для ВНЖ. Перед сделкой проверяем конкретный адрес в e-ikametMFY Legal 2025, Alanya Postası 04.06.2026, Yıldırım Hukuk, onlinecalismaiznialma
- Для обычной покупки оценка больше не обязательна, для гражданства — обязательнаCinaş Hukuk, Anka Emlak
- Налоги владельцаNTV
- Долгосрочный ВНЖ (uzun dönem): нужно 8 лет непрерывного легального проживания (годы учёбы считаются за половину), без соцпомощи за последние 3 года, с доходом и страховкой.Öner
- Турция разрешает двойное гражданство. Гражданам РФ нужно уведомить МВД в течение 60 днейАдвокатская газета