Turkish Residence Permit by Property: The Complete 2026 Guide
A Turkish residence permit by property is a short-term residence permit (kısa dönem ikamet izni) granted to foreigners who own a home in Turkey, and for property acquired since 16 October 2023 the title-deed sale price must be at least USD 200,000. The home must be in a neighbourhood that is still open to foreign residents, it must be used as your own residence, and the permit is renewed for as long as you keep the property.
- What is a Turkish residence permit by property?
- How much property do you need to buy?
- Which Istanbul areas are closed to new permits?
- What documents are required?
- How do you apply through e-ikamet?
- How much does the permit cost?
- How long is it valid and can family join?
- Does it lead to long-term residence or citizenship?
- Residence permit vs citizenship by investment
- Why are applications rejected?
- FAQ
What is a Turkish residence permit by property?
It is a renewable short-term residence permit issued by the Presidency of Migration Management (Göç İdaresi) to a foreigner who owns residential real estate in Turkey. It lets you live in Turkey legally beyond the visa-free or visa period, but it does not give you a passport or the right to work.
The legal basis is Law No. 6458 on Foreigners and International Protection, which lists ownership of immovable property among the grounds for a short-term permit. The rule was tightened in 2022 and again in October 2023, and many neighbourhoods are now closed to new foreign residents, so in 2026 the route works only for buyers who choose the right property in the right location. If you are still at the beginning of your search, start with our guide on how to buy property in Istanbul as a foreigner.
USD 200,000 minimum
For deeds acquired since 16 October 2023, measured on the sale price shown on the title deed.
Open neighbourhood
The address must be in a mahalle that still accepts new foreign residence registrations.
Your own home
The property must be residential and used by you, not rented out or used commercially.
Up to 2 years per permit
First permits are often issued for 1 year; renewals continue while you own the home.
Family can join
Spouse and minor children as co-owners or through a family residence permit.
8-year route
Uninterrupted permits can lead to a long-term (indefinite) residence permit.
How much property do you need to buy for a Turkish residence permit?
For any property acquired on or after 16 October 2023, the sale price on the title deed must equal at least USD 200,000, converted to Turkish lira at the Central Bank of the Republic of Turkey (CBRT) USD selling rate on the day the deed was registered. The threshold is the same in Istanbul and in every other province.
This is an important change from the earlier system. Between 26 April 2022 and 15 October 2023 there was a two-tier rule: USD 75,000 in metropolitan provinces (büyükşehir) and USD 50,000 elsewhere, proven with a valuation report. Migration authorities announced that for deeds dated from 16 October 2023 the deed price is the reference and a valuation report is no longer accepted in place of it. In practice, foreign buyers still receive a licensed valuation report during the title transfer, and the declared price cannot be below it, so the two figures are usually aligned. You can check the official CBRT exchange rate for your transfer date on the Central Bank of Turkey website.
Some sellers still ask buyers to declare a lower price on the deed to save on the 4% title-deed fee. If you need a residence permit, this can make your purchase worthless for immigration purposes. Declare the real price and budget the fee correctly – our breakdown of the cost of buying property in Turkey in 2026 shows every line item.
Which Istanbul areas are closed to new residence permits?
Closures are applied mainly at neighbourhood (mahalle) level, although in Istanbul some entire districts have been closed, and the lists change over time. If a neighbourhood is closed, a new foreign resident cannot register an address there, so a property in that mahalle will not support a new permit even if it costs more than USD 200,000.
Nationwide, 781 neighbourhoods in 54 provinces were closed in 2022 and the number was raised to 1,169 from 1 July 2022, as part of a policy of limiting the share of foreign residents in each area. In July 2023 the Migration Administration stated that in Istanbul ten districts were closed to new residence permit applications: Fatih and Esenyurt (since January 2021), plus Avcılar, Bahçelievler, Bağcılar, Başakşehir, Esenler, Küçükçekmece, Sultangazi and Zeytinburnu (added after an October 2022 review). We have not found an official 2026 notice that reopens these Istanbul districts. By contrast, a few neighbourhoods elsewhere – for example four in Alanya in June 2026 – were reported as reopened, which shows how dynamic the list is.
If the residence permit is your main goal, focus on districts that have not been named as closed, such as Sarıyer, Beşiktaş, Şişli, Kağıthane, Üsküdar, Kadıköy, Beykoz, Bakırköy or Eyüpsultan (Göktürk) – and still confirm the exact mahalle before signing, because neighbourhood-level closures can apply anywhere. Projects such as Skyland Istanbul in Sarıyer or Kısıklı Park in Üsküdar are typical examples our clients review; see all options on our Istanbul projects page.
What documents do you need for a residence permit by property?
You need your passport, the title deed, proof of address registration, valid health insurance, biometric photos and the fee receipts. The migration office can ask for additional papers depending on your case.
Original passport plus a copy of the photo and entry-stamp pages. The passport should be valid at least 60 days longer than the permit you request. Four recent biometric photos.
Copy of the title deed (tapu) and, where requested, an up-to-date registry extract. Valuation report and proof of payment through a bank are useful to keep in your file. See our title deed process guide.
Private health insurance valid in Turkey and covering the full permit period (or SGK coverage where applicable). Many providers apply age limits, so plan this early.
Address registration and numbering record (numarataj) for the property, the e-ikamet application form, and receipts for the card fee and permit fee. Family documents must be apostilled and translated into Turkish by a sworn translator.
You can buy remotely with a power of attorney, but you must be in Turkey to apply for the permit.
How do you apply for a residence permit by property through e-ikamet?
You fill in the online form on the official e-ikamet system, pay the fees, and then attend an appointment at the provincial migration office with your original documents. The card is posted to your registered address after approval.
Before signing, confirm that the mahalle is open, that the property is residential with a valid occupancy permit (iskan), and that the deed price will reach USD 200,000 at the CBRT rate on the transfer day.
Register the purchase at the land registry. You can follow the procedure and book appointments through the General Directorate of Land Registry and Cadastre (TKGM).
Register the property as your residential address and purchase health insurance that covers the whole permit period you will request.
Choose a short-term residence permit with property ownership as the reason, upload the requested information and pick an appointment. Apply while your visa or visa-free stay is still valid.
Pay the card fee and permit fee, then bring originals and copies to the migration office. Fingerprints and photos may be taken.
The authority can take up to 90 days to decide on a complete file. Keep your application receipt, which shows you are in the process, and make sure your address is correct so the card can be delivered.
How much does a Turkish residence permit by property cost?
In 2026 the residence permit card fee is 964 Turkish lira; on top of that you pay a permit fee (harç) set by nationality and duration, and the cost of private health insurance. The purchase costs – mainly the 4% title-deed fee – come before that.
Once you own the home you will also pay annual municipal property tax; see our guide to property tax in Turkey for foreigners.
How long is the permit valid, and can your family get one too?
A short-term residence permit can be issued for up to 2 years at a time, but first property-based permits are commonly granted for 1 year. It is renewable for as long as you keep the property, live in it and meet the other conditions.
Renewal applications are made through e-ikamet within the last 60 days before your card expires – never after it has expired, because an expired permit means you are out of status. If you sell the property, the basis of the permit disappears, so plan any sale together with an alternative basis for residence.
Your spouse and children under 18 can live with you in two ways. If they are co-owners on the title deed, each can apply on the property basis. Otherwise they can receive a family residence permit linked to the main applicant. All family documents issued abroad must carry an apostille or consular legalisation and a sworn Turkish translation.
Does a residence permit by property lead to long-term residence or citizenship?
It can lead to a long-term residence permit after 8 years of uninterrupted legal residence, but it does not give citizenship by itself. Fast-track citizenship is a separate programme that requires a USD 400,000 real estate investment.
For the long-term (indefinite) residence permit you need 8 years of uninterrupted residence permits, no social assistance in the last 3 years, sufficient regular income, valid health insurance and no public-order concerns. Periods on a student permit count only half, and time spent abroad or in Turkey without a permit interrupts the count – long absences are a frequent reason for refusal. Holders enjoy most rights of Turkish citizens except voting and public-sector jobs. Separately, ordinary naturalisation can be requested after 5 years of continuous residence, subject to language, integration and other criteria.
For a passport, the investment route requires real estate worth at least USD 400,000 under an SPK-licensed valuation (not older than 6 months at transfer, not below the deed price), a 3-year no-sale annotation and payment through a Turkish bank with a Döviz Alım Belgesi. See our Turkish citizenship by investment 2026 guide or the Turkish citizenship hub.
Residence permit by property vs citizenship by investment: which is right for you?
Choose the residence permit if you want to live in Turkey with a smaller budget; choose citizenship by investment if you want a Turkish passport for the whole family and can invest USD 400,000.
Why are residence permit by property applications rejected?
Most refusals come from a property that does not meet the rules (value, location or use) or from an incomplete file. Almost all of them can be avoided with checks before the purchase.
Deed price below USD 200,000
An under-declared price, or a price that falls below the threshold because of the exchange rate on the transfer day, cannot be fixed afterwards.
Property in a closed neighbourhood
The address cannot be registered for a new foreign resident, so the application fails regardless of price.
Wrong type of property or use
Shops, offices, land or a home that is rented to tenants do not support a residence permit based on living in your own home.
Incomplete or inconsistent documents
Insurance shorter than the permit period, a passport expiring too soon, missing translations or an address that does not match the deed.
Official guidance and announcements are published by the Presidency of Migration Management. Because sources and provincial practice can differ, ask a licensed lawyer to confirm the current rule for your specific property before you pay any deposit.
Our licensed real-estate and immigration lawyers check the neighbourhood status, deed price and documents before you commit, and handle the e-ikamet file in English, Turkish, Persian and Arabic. The first consultation is free and confidential.
Turkish residence permit by property: FAQ
What is the minimum property value for a Turkish residence permit in 2026?
For property acquired on or after 16 October 2023, the sale price written on the title deed must be at least USD 200,000, converted into Turkish lira at the Central Bank of Turkey USD selling rate on the date of acquisition. The same floor applies in every province. Properties bought earlier remain under the older USD 75,000 / 50,000 or no-minimum rules.
Can I get a residence permit if I buy in a closed neighbourhood?
Usually not as a new applicant. Neighbourhoods where the foreign population has reached the quota are closed to new residence permit registrations, regardless of how much you paid. Always check the exact neighbourhood (mahalle) with a lawyer or the migration office before signing.
How long is a property-based residence permit valid?
The law allows a short-term residence permit of up to 2 years per issue, but first permits based on property are often granted for 1 year. The permit can be renewed as long as you still own the property and meet the other conditions.
Does a residence permit by property lead to Turkish citizenship?
Not directly. A USD 200,000 purchase gives residence only. After 8 years of uninterrupted residence permits you may apply for a long-term (indefinite) residence permit, and after 5 years of continuous residence you may apply for ordinary naturalisation. Fast-track citizenship requires a separate USD 400,000 qualifying real estate investment.
Can my spouse and children get residence permits through my property?
Yes. A spouse and minor children can be included, either as co-owners on the title deed applying on the property basis, or through a family residence permit linked to the main applicant. Marriage and birth certificates must be apostilled or legalised and translated into Turkish.
Can I rent out the property and keep my residence permit?
No. The property that supports a property-based residence permit is expected to be your home in Turkey. If it is rented out, sold or otherwise disposed of, the permit can be cancelled or refused at renewal.