Residence permit through property ownership in Turkey
How a property purchase can support a short-term residence permit in Turkey: the value threshold, residential use, closed neighbourhoods, documents, family members, renewals and common mistakes.
Owning a home in Turkey can support a short-term residence permit, which lets you live in the country beyond visa limits. It is a different route from citizenship: the value threshold is lower, the permit must be renewed, and it is intended for people who actually live in the property. The rules have tightened in recent years, so it is worth checking them before you choose a home.
The main conditions
- Residential property: the title deed must show residential use. Offices, shops and land do not qualify.
- Minimum value: for properties bought since 16 October 2023, the home must be worth at least USD 200,000 or the equivalent in Turkish lira at the date of purchase. Earlier purchases follow the thresholds that applied at the time.
- Open neighbourhood: the address must be in a neighbourhood that is open to new residence registrations. Neighbourhoods where the share of foreign residents has reached the limit set by the authorities are closed, and the list changes over time.
- Use as your home: the property is meant to be where you live. Letting it out can conflict with the basis of the permit.
- Health insurance valid in Turkey for the duration of the permit, and registration of your address.
Step by step
1. Check the address before you buy
Before reserving, confirm that the neighbourhood is open and that the expected value meets the threshold. This is the single most important step, because a home in a closed neighbourhood cannot support a new permit, however suitable it is otherwise.
2. Complete the purchase
Buy the property and register the title deed in your name. The official valuation report required for foreign buyers documents the value. Our guide to buying property in Turkey as a foreigner explains the purchase process.
3. Prepare the documents
Typical documents include your passport and photographs, the title deed, proof of value, health insurance, address registration and, where relevant, compulsory earthquake insurance. Requirements can be updated, so your adviser checks the current list before the appointment.
4. Apply online and attend the appointment
The application is filed online through the migration authorities’ system and followed by an appointment at the provincial migration office. Processing can take several weeks. The permit card is sent to your registered address.
5. Renew in time
A permit is issued for a limited period, often up to two years, and must be renewed before it expires; renewal applications are made in the period before the expiry date. At each renewal, the authorities check that you still own the property and that the conditions are still met.
Family members
Your spouse and children may be able to obtain permits on the same basis if they are co-owners of the property; otherwise, a family residence permit linked to your own permit may be the appropriate route. The right structure depends on your family and documents, so plan it before the title deed is registered.
Residence permit or citizenship
A residence permit suits buyers who want to live in Turkey without committing USD 400,000. Citizenship requires a higher investment and a three-year holding period but gives a passport and permanent rights. Our guide to Turkish citizenship by investment through real estate explains that route. Long-term residence and other routes may become available after several years of continuous legal residence, subject to separate conditions.
Common mistakes
- Buying in a neighbourhood that is closed to new registrations
- Assuming a lower-priced home will qualify after the threshold changed
- Letting the property while relying on it for a residence permit
- Missing the renewal window or letting health insurance lapse
How we help
Our advisory service is free for buyers. We check the neighbourhood status and value before you reserve, coordinate the purchase and prepare the residence application with you through our citizenship and residence support. Official fees, insurance and third-party costs are paid separately. Homes suited to living in Turkey are collected on our family homes page.
Frequently asked questions
What is the minimum property value for a residence permit in Turkey?
For properties bought since 16 October 2023, the home must be worth at least USD 200,000 or the Turkish lira equivalent at the date of purchase.
Can I get a residence permit with an office or a shop?
No. Only residential property can support a property-based short-term residence permit.
What is a closed neighbourhood?
A neighbourhood where the authorities have stopped accepting new residence registrations for foreigners, usually because the share of foreign residents has reached the limit. The list changes over time.
Can I rent out my property and keep the residence permit?
The permit is based on living in the property, so letting it out can conflict with its purpose. Take advice before letting.
How long is the residence permit valid?
It is issued for a limited period, often up to two years, and must be renewed before it expires.
Can I renew a residence permit based on property ownership?
Yes, as long as you still own the property and meet the other conditions. Renewal applications are made online before the current permit expires, and each permit is usually granted for one or two years. Keep your health insurance, address registration and title deed details up to date.
Do I need health insurance for a property-based residence permit?
Yes. Applicants generally need valid health insurance covering their stay in Turkey, and private policies from Turkish insurers are commonly used. Age-related exceptions apply in some cases. Requirements are set by the Presidency of Migration Management, and applications start on e-İkamet.
Can I work in Turkey with a property-based residence permit?
No. A short-term residence permit based on property ownership does not give the right to work. Employment requires a separate work permit, usually applied for by the employer. Many owners use the permit to live in Turkey while working remotely for employers abroad.
