Turkish residence permit through property purchase in 2026

A property-based residence permit (ikamet) is the most common way for foreigners to live in Turkey legally for longer than the visa-free period allows. This article explains who can get one, how much the property needs to be worth, which documents you need, how applications and renewals work, and what to know in advance.

What a property-based permit gives you

It is a short-term residence permit (kısa dönem ikamet izni) granted on the basis of owning a home in Turkey. With it you can live in the country all year, travel in and out freely, open bank accounts, take out insurance, put utilities in your own name and register for public services. The permit is issued for up to two years and renewed for as long as you own the property.

Property requirements

• the property must be residential and registered in the applicant’s name;
• for a first permit, its appraised value must be at least $200,000 in metropolitan provinces (including Antalya and Alanya) and at least $75,000 elsewhere;
• several properties owned by the same person can be combined;
• the home must be in a neighbourhood that is open to residence permits for foreigners.

The value threshold applies to first applications. People who obtained a property-based permit earlier usually do not need to meet a new threshold on renewal — but always check the current rules before each application.

Closed neighbourhoods

To avoid excessive concentration of foreigners, the Migration Office limits first-time permits in neighbourhoods where the share of foreign residents has exceeded the set limit. The list is updated periodically and includes some neighbourhoods in Alanya. So if a residence permit is one of your goals, check the neighbourhood’s status before signing the contract.

Documents

• a passport with sufficient validity and a notarised translation;
• the title deed in the applicant’s name and the valuation report;
• four biometric photos;
• health insurance valid in Turkey covering the whole permit period;
• proof of your residential address;
• receipts for the permit fee and the card fee — the fee depends on nationality and duration.

How to apply

1. Complete the form on the Migration Office’s e-Ikamet website and choose an appointment date.
2. Pay the fees and arrange health insurance.
3. On the day, attend the Migration Office with originals and copies of your documents.
4. Once approved, the permit card is posted to your address — usually within one to two months.

While your application is being processed, you may stay in Turkey on the strength of the application receipt, even if your visa-free period has ended.

Address registration

After receiving the permit, foreigners must register their residential address within the set period. This is done at the Population Directorate (Nüfus Müdürlüğü) with a document proving the address, such as the title deed or a lease. Correct registration is needed to renew the permit and use public services.

Renewal

Renewals are filed online in advance, before your current card expires (you can apply within the 60 days before expiry). You will need current insurance, proof of address and the property documents. Important: spending a large share of the year outside Turkey (more than 120 days in total) can lead to a refused renewal or cancellation of the permit, so plan your travel accordingly.

Family members

The owner’s spouse and minor children can obtain family residence permits. You will need apostilled and translated marriage and birth certificates.

The path to long-term residence and citizenship

After eight years of continuous legal residence in Turkey, you can apply for a long-term residence permit. For those investing $400,000 or more in property, the citizenship programme is available — see “Turkish citizenship by property investment”.

Common mistakes

• buying in a neighbourhood closed to residence permits without checking its status;
• misjudging the value: the threshold uses the appraised value, not the asking price;
• buying a very cheap insurance policy that the Migration Office does not accept;
• failing to register the address and leaving the renewal too late.

Süvari Property shortlists properties with the thresholds and neighbourhood status in mind, arranges the valuation, insurance and translations, and accompanies clients to the appointment. General information about the programmes is on the Residence permit & citizenship page, and relocation tips are in “Living in Alanya”. Migration rules change from time to time; we always confirm the current requirements before an application.