Turkey residence permit by buying property: 2026 rules

How much you need to invest: the $200,000 threshold

For a short-term residence permit (kısa dönem ikamet) by buying a home, the threshold is $200,000. It is the same in every province: there is no longer a split between big cities and other regions. The value is counted on the date of purchase, and the property must be residential (konut) and not rented out.

The price stated in the title deed is what counts. It must not be understated, otherwise the residence permit is not granted.

A common mistake is to put a price lower than the real one in the title deed to save on tax. For a residence permit this works against the buyer, because the threshold is checked against the price in the title deed.

How the price is counted and why the title deed date matters

According to Turkish media reports (Mynet, Cumhuriyet, Ekonomim), the rule depends on the date of the title deed. For title deeds dated from 16 October 2023, the value is the title deed price converted at the Central Bank of Turkey (TCMB) rate, and a valuation report is not accepted. For title deeds dated from 26 April 2022 to 15 October 2023, the thresholds were $75,000 and $50,000, with a valuation. According to the same reports, this rule also applies at renewal.

We did not find the official text of this rule, so we cite media reports. The $200,000 threshold itself is confirmed by the document list on the e-ikamet website.

What to check before buying an apartment for a residence permit

A short list we go through with every buyer:

1. Property status. The property must be residential (konut). A commercial unit does not qualify for this permit.
2. Address. We check the exact address in e-ikamet: districts have been opened and closed for residence permits, and there is no official circular on a reopening in 2026.
3. Title deed price. We state the real one, because for a residence permit the price stated in the title deed is what counts.
4. DASK insurance. Without it the title deed for a building will not be re-registered.
5. Timing. Title deed registration itself takes 1–3 days once the documents are ready. It is best to order the address numbering certificate for the first application right after the purchase.

A mandatory valuation for an ordinary purchase by a foreigner was abolished in 2024. According to the e-ikamet list, a valuation report for a residence permit is needed only for a gift or inheritance.

Can you rent out an apartment bought for a residence permit?

No. The home on which your residence permit is based must be residential and must not be rented out.

If you plan to rent the apartment out, look at citizenship by investment: the threshold there is higher, at $400,000, but renting out is allowed.

Which documents you need

The list on the e-ikamet website:

• application form;
• passport;
• biometric photos;
• payment receipts;
• health insurance;
• proof of funds;
• residence certificate (Yerleşim Yeri Belgesi);
• title deed (tapu).

For a first application you also need the address numbering certificate (numarataj), and for renewal the tapu devam belgesi. According to this list, a valuation report is needed only for a gift or inheritance.

Sources differ on how many photos are needed, so we confirm the exact number when preparing the documents.

Areas closed to residence permits: where you can apply in 2026

From 2022 Turkey applied a limit: no more than 20% of the residents of a district could be foreigners. If a district reached the limit, new residence permits were not issued for addresses in it.

The 2025 list included:

• in Alanya: Mahmutlar, Kestel, Avsallar, Kargicak;
• in Antalya: Liman, Hurma, Sarisu, Topcular;
• in Istanbul: Fatih, Esenyurt, Avcilar, Bagcilar, Bahcelievler, Basaksehir, Esenler, Kucukcekmece, Sultangazi, Zeytinburnu and parts of other districts.

In June 2026, according to local authorities, the Alanya and Istanbul districts were reopened for residence permits. On 4 June 2026 the head of the local AK Parti branch announced the reopening of four Alanya districts, and on 10 June 2026 it was reported that all Istanbul districts had been opened. There is no official circular.

That is why we check the exact address in e-ikamet before the purchase. The lists change, so we check the address every time rather than from memory.

Residence permit for the owner’s family

If several family members are named on the title deed and the family relationship is proved, each owner applies on the basis of the property. The other family members apply for a family residence permit.

If you are still choosing whom to register the title deed to, discuss it before the purchase: it decides who applies on the basis of the property and who applies for a family residence permit.

How long a permit is issued for and how to renew it

The law allows a residence permit of up to 2 years at a time; in practice a 1-year permit is often issued. So a permit is usually issued for 1–2 years, with renewal.

Renew in the last 60 days of the term, with the appointment booked through e-ikamet. Renewal on the basis of property needs a certificate (tapu devam belgesi).

How much applying costs

We book the appointment through e-ikamet for you. The state fee and the residence permit card are paid. The fee depends on your nationality, and we calculate the exact amount when you apply.

On top of that, buying a home brings transaction costs: the title deed fee (tapu harcı) of 4%, split by agreement, and the compulsory DASK insurance.

What to do if you receive a refusal

If you receive a refusal, the first step is to find out the reason: a mistake in the documents, the address or the title deed price. We decide the next steps together with a lawyer, because the deadlines and the procedure depend on the reason for the refusal.

Ramil discusses the common reasons for refusal with a lawyer in the video “How to apply for a residence permit in Turkey and avoid a refusal” (in Russian), further down the page.

Residence permit or citizenship: which to choose

	Residence permit	Citizenship
Threshold	$200,000 by the title deed price	$400,000 in property
Renting out	not allowed	allowed
Family	owners named on the title deed; the others apply for a family residence permit	spouse and children under 18

If you need the right to live in Turkey and the apartment will be your home, a residence permit is usually enough. If renting out matters, if you want a passport for the family, or if you are looking at properties above $400,000, compare it with citizenship.

After 8 years: a long-term residence permit

After 8 years of continuous legal residence you can apply for a long-term residence permit (uzun dönem). Years of study count as half. You need income and insurance, and there must have been no social assistance in the last 3 years. If you spend more than a year outside Turkey, this permit is cancelled.

How we help

We select homes from $200,000 in Alanya, and before the purchase we check the address in e-ikamet and the property’s history. In Istanbul we work through partners, in Antalya on request.

Before the purchase we check the property, the address and the documents with a licensed lawyer. Tell us your budget and who is in your family, and we will send options with price list dates.