Turkish Residence Permit Through Property: The USD 200,000 Rule (2026 Guide)

Foreigners who own a home in Turkey can apply for a short-term residence permit on that basis, but the permit is not automatic. The home must be worth at least USD 200,000 (in Turkish lira at the date you acquired it), it must be used as your own residence, and it must not be in a neighbourhood closed to new foreign residents. You apply online through e-İkamet and complete the file at the Provincial Directorate of Migration Management.

This guide covers the value rule, closed neighbourhoods, documents, the application steps, family members, duration and renewal, and what happens when you sell.

The legal basis

Article 31 of the Law on Foreigners and International Protection (Law No. 6458) lists "those who own immovable property in Turkey" among the foreigners who may be granted a short-term residence permit. The word may matters: the Directorate of Migration Management (Göç İdaresi) decides each application, and the permit can be refused or cancelled if the conditions are not met or the permit is used for a purpose other than the one it was granted for (Article 33).

The value threshold

The official e-İkamet list of required documents states that the value of the home, as of the date of acquisition, must be at least USD 200,000 in Turkish lira. In practice this is checked against the price on the title deed. Homes bought before 16 October 2023 under the lower thresholds are generally assessed under the rules in force when they were bought, but practice can vary between provinces, so check your own case before renewing.

The same USD 200,000 threshold applies in every province, including outside Istanbul.

Two further conditions appear on the official list:

• The property must be a home (konut) and you must use it to live in.
• It cannot be rented out or used for similar income-generating purposes while it is the basis of your permit. If you plan to rent the property, the property-based permit is not the right route.

Closed neighbourhoods

To prevent high concentrations of foreign residents, the Directorate of Migration Management closes neighbourhoods to new foreign registrations. According to its statement of 16 July 2023:

• Since 1 July 2022, neighbourhoods where foreign residents exceed 20% of the Turkish population are closed to new registrations. At that time this applied to 1,169 neighbourhoods in 63 provinces, including 54 in Istanbul.
• Some whole districts are also closed to new residence permit applications; the list is reviewed from time to time.

If your home is in a closed neighbourhood, you can still own it, but you cannot register the address for a new residence permit. Because the list changes, we do not reproduce it here: check the current status with the Provincial Directorate of Migration Management or on the official Göç İdaresi website before you buy. Our article on which districts are open for residence permits in Istanbul explains the background, and we check the address of every project we show you.

Documents

The e-İkamet list for a short-term residence permit based on property includes:

Common documents

• Residence permit application form (signed)
• Passport copy (and visa page if any), with the original at the appointment; the passport must be valid at least 60 days longer than the permit you request
• Two biometric photos taken within the last six months
• Receipts for the residence permit fee and the card fee
• Valid health insurance covering the whole permit period (a private policy, or SGK cover)
• Proof of sufficient and regular financial means (a document or declaration)
• Address documents: a current residence document (yerleşim yeri belgesi) from e-Devlet with a utility bill for renewals, and for your own home the title deed copy with the municipality's address number document (numarataj belgesi)

Property documents

• Title deed copy showing the home belongs to you (signed or e-signed and stamped)
• If the home is shared with family members, a document proving the family relationship with the people on the title deed
• For a home received by inheritance or gift, a current valuation report
• For first applications, the numarataj document from the municipality
• For renewals, a tapu devam belgesi (document confirming you still own the property)

A criminal record certificate from your own country may be requested (Law No. 6458, Article 32).

Step by step

1. Buy the property and receive the title deed (tapu). Check the value and the neighbourhood status before you sign.
2. Get the address documents: the numarataj document from the municipality, and register the address.
3. Buy health insurance that covers the whole permit period.
4. Apply online at e-ikamet.goc.gov.tr while your visa or visa-free stay is still valid, pay the fees and book an appointment.
5. Attend the appointment at the Provincial Directorate of Migration Management with the original documents.
6. Receive the residence card by post at your registered address once approved.

A residence permit that is not used within six months of issue becomes invalid (Article 19).

Family members

• Co-owners: if your spouse or children are listed on the title deed with you, they can apply on the basis of the same property, with a document proving the family tie.
• Spouse and children not on the deed: they can apply for a family residence permit (Article 34) as your dependants: your foreign spouse, and your or your spouse's minor or dependent children. Each family permit is granted for up to three years at a time and can never be longer than the sponsor's own permit.

Duration, renewal and long-term residence

• A short-term residence permit is granted for up to two years at a time (Article 31).
• Apply to renew in the 60 days before expiry, and in any case before it expires (Article 24). You can stay in Turkey with the renewal receipt while the application is decided.
• The permit can be renewed as long as you still own the home and meet the conditions.
• After eight years of uninterrupted residence on a permit, you can apply for a long-term residence permit (Articles 42 and 43), which also requires health insurance, sufficient income and no social assistance in the last three years.

What happens when you sell

The permit is tied to the property. If you sell the home, the condition behind your permit no longer exists, and under Article 33 the permit can be cancelled and will not be renewed on that basis. If you buy another qualifying home, or qualify on another ground (work, family, study), you can apply under that new basis.

Residence permit or citizenship?

See our Citizenship by Investment page for the citizenship route.

What this means for buyers

• A residence permit through property is a practical way to live in Turkey part or all of the year, but it depends on the value, the neighbourhood and your personal use of the home.
• Check three things before you sign: the value in dollars on the acquisition date, whether the neighbourhood is open to new registrations, and that you will not need to rent the home out.
• Keep your documents up to date: health insurance, address registration and the renewal dates.

CCT Investments helps foreign buyers choose property in Istanbul that fits their residence or citizenship plans and follows up the title deed process. Read our Buyer Guide, see the frequently asked questions or contact us.

Sources

• Law No. 6458 on Foreigners and International Protection (Articles 19, 24, 31–34, 42–43)
• e-İkamet, documents required for short-term residence permit applications
• Directorate of Migration Management, statement on closed districts and neighbourhoods in Istanbul (16 July 2023)
• KL Legal Consultancy, the 16 October 2023 change to the property residence rule