Turkish Residence Permit by Buying Property

The USD 200,000 rule

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 at the Central Bank (TCMB) rate on the acquisition date. The same threshold applies in every province and to first applications, transfers and renewals. A valuation report is not accepted in place of the title deed price: the sale price on the deed is decisive.

Older purchases keep the rules of their date, because the change has no retroactive effect:

• Property acquired from 26 April 2022 to 15 October 2023: USD 75,000 in metropolitan cities and USD 50,000 elsewhere, and a valuation report is still requested.
• Property acquired before 26 April 2022: no minimum value.

Which property qualifies

• It is residential (konut). Commercial units, such as shops and offices, do not qualify.
• You own it yourself, and you keep owning it: the permit can be renewed while ownership continues.
• It meets the value rule for its acquisition date.

The legal basis is Law No. 6458 on Foreigners and International Protection, Article 31(1)(b). Permits are typically issued for 1 to 2 years at a time and renewed while you own the property.

Neighbourhoods

From 2022, neighbourhoods with a high share of foreign residents were closed to new residence permit registrations. That restriction has been lifted: as of October 2026, all neighbourhoods are open for residence permit applications. We still check the address before you buy, because the rules can change.

Who it does not suit

• Buyers of a commercial unit or of land.
• Buyers whose title deed price is below USD 200,000 for a purchase from 16 October 2023, even if a valuation shows a higher value.
• Family members who are not owners on the title deed: each person needs a permit of their own, and the right type depends on the case. We check it for each family member, for example whether a family residence permit fits.
• Investors who want Turkish citizenship: that route needs USD 400,000 and different checks (see citizenship by real estate investment).

The application

The application is made online at e-ikamet, and the documents are then submitted at an appointment with the provincial migration directorate. The authority may take up to 90 days to decide, and times vary by province. Apply while your stay is legal: a visa or visa exemption allows at most 90 days in any 180-day period.

Costs

The state fees for the permit and the card, and the health insurance premium, are paid separately; we confirm the current amounts for your case. The costs of the purchase itself (the title deed fee of 4% in total, split between buyer and seller, the revolving fund fee, the valuation report required for sales to foreigners and any VAT) are explained on purchase assistance. Our own fees are not published: contact us for fees, questions and service scope.

Common mistakes

• Relying on a valuation report instead of the title deed price for a purchase from 16 October 2023.
• Buying a commercial unit, or a unit registered for another use.
• Declaring a lower price on the title deed than the price paid. Besides the tax penalty, it can leave the property below the threshold.
• Missing the renewal: apply before the current permit expires.
• Not registering your address after you move in.

From residence permit to long-term residence or citizenship

Years on residence permits count towards the 8 years of continuous residence that a long-term residence permit requires. Turkish citizenship by investment is a separate route with its own threshold of USD 400,000 (see citizenship by real estate investment).

Guides

• The residence permit by USD 200,000 real estate
• Property residence permit: rules and criteria
• Health insurance for the residence permit
• Address registration and renewals

Book a consultation or message us on WhatsApp: tell us which property you own or plan to buy, and we will check whether it supports a residence permit.