Residence permit in Turkey through property purchase in 2026
A residence permit through property purchase is one of the clearest ways to live legally in Turkey. You do not need to know the language, pass interviews, or confirm professional qualifications. It is enough to buy property with a cadastral value of at least $200,000, and in 1-3 months you receive a residence permit that can be renewed.
This page is a practical guide to the program: requirements, process, timeline, documents, and answers to common questions.
Ways to obtain a residence permit in Turkey
Turkish legislation provides several legal grounds for foreign citizens to obtain a residence permit.
- Through property purchase: the most popular path for investors. Buying a property with a cadastral value from $200,000 gives the right to a residence permit for up to 2 years with renewal.
- Through renting housing: with a long-term rental agreement and proof of sufficient funds for living expenses.
- Through employment: with a work permit from a Turkish employer.
- Through education: by enrolling in an accredited educational institution.
- Family residence permit: for spouses and children of Turkish citizens or foreigners with a valid residence permit.
For most foreign property buyers, ownership remains the optimal route because it does not require an employer, an educational institution, or complex bureaucracy.
Turkey residence permit through property purchase: how it works
The property-based residence permit program is regulated by Turkey's Migration Authority (Göç İdaresi). The key requirement is that the property's cadastral value must be at least $200,000. It is specifically the cadastral value, not the market price. This is a critical distinction that directly affects property selection.
For properties purchased after January 15, 2025, the $200,000 amount must be stated directly in TAPU. For properties purchased earlier, a report from a licensed appraiser is required.
The residence permit is issued for up to 2 years and can be renewed while ownership is maintained. Selling the property leads to loss of the legal basis for the permit.
All settlement payments in the transaction must be made exclusively by bank transfer. Cash payments are not allowed.
Step-by-step process to obtain a residence permit
- 1
Property selection
We select property with a cadastral value from $200,000. The property must be in a district open for foreigner registration and free of encumbrances.
- 2
Tax number and bank account
Before the transaction, you need an individual tax number and a Turkish bank account. This is a mandatory step: without it, the transaction cannot proceed.
- 3
Expert valuation
For properties purchased before January 15, 2025, valuation is completed by a licensed specialist. The report confirms compliance with the $200,000 threshold.
- 4
Transaction and TAPU issuance
The sale and purchase agreement is executed with a notary, and payment is made through the bank. After cadastral registration, you receive TAPU, the title deed.
- 5
Health insurance
A Turkish health insurance policy valid for the full permit period is required for the residence permit application.
- 6
Residence permit application
The application is submitted online via e-ikamet.goc.gov.tr. Then a personal appointment date is assigned at the Migration Authority.
- 7
Receiving the residence card
After approval, a plastic residence permit card (ikamet) is issued. Processing time is from 30 days to 3 months.
Processing timeline
| Stage | Timeline |
|---|---|
| Property selection | 3-7 days |
| Tax number and bank account | 3-5 days |
| Expert valuation and transaction | 2-4 weeks |
| Health insurance | 1-3 days |
| Residence permit application review | 1-3 months |
| Residence card issuance | 2-4 weeks after approval |
| Total | 2-4 months |
from the start of the transaction to receiving the residence permit card with a complete document package
What a residence permit in Turkey gives you
A residence permit gives the right to live legally in Turkey during the full validity period. You can enter and leave the country without restrictions on the number of days.
Residence permit holders get access to public healthcare institutions (with valid insurance), can open bank accounts, and sign utility service agreements.
Children of a residence permit holder can attend public schools for free. A spouse applies for a family residence permit through a separate application.
A residence permit is not citizenship: it does not grant a Turkish passport or voting rights. Citizenship is available through a separate program with a $400,000 threshold.
Documents for residence permit application
All documents issued outside Turkey must be translated into Turkish, apostilled, and notarized.
- International passport valid for at least 6 months
- TAPU title deed
- Property expert valuation report (for purchases before 15.01.2025)
- Turkish health insurance policy
- Criminal record certificate
- Bank statement confirming sufficient funds for living expenses
- 4-6 passport-style photos (3.5 x 4.5 cm, white background)
- Proof of residential address (TAPU or rental agreement)
Each family member applying for a separate residence permit submits their own set of documents.
Specifics of buying property for residence permit in Alanya
Alanya is one of the most active real estate markets in Turkey. A significant share of properties considered by foreign buyers for residence permits is concentrated here.
The key point many people miss: for the residence permit program, the cadastral value matters, not the market price. In practice, this means some properties cost less on the market than their cadastral valuation, and these properties are especially attractive to buyers.
We have worked in Alanya for 5 years and know the market from the inside. We see which properties are rented out, growing in value, and at the same time meet the cadastral value requirement.
Properties suitable for the residence permit program
