Residence permit by property in Turkey: minimum value, closed districts and documents

Residence permit by property: conditions in 2026

• Ownership: the title deed must be registered in the applicant's name. With shared ownership, the value of the applicant's share is assessed against the minimum.
• Value: the value in the valuation report prepared by a licensed valuation company must meet the minimum.
• Type: the property must be residential; a shop, office, plot of land or warehouse is not sufficient for this permit.
• Address: the applicant must live in the home and the address must be registered in the National Address Database.
• Health insurance: valid health insurance covering the whole permit period is required.

Before buying, a title deed check is recommended to clarify encumbrances, the type of property and the owner.

Minimum value for a residence permit by property

The amount that counts is the value in the official valuation report, not the sale price in the contract or the advertisement. For homes acquired on or after 16.10.2023, the minimum is 200,000 USD or its equivalent in every province. For homes acquired earlier, the limits of 75,000 USD in metropolitan provinces and 50,000 USD in other provinces continue to apply. If the value is below the minimum, no residence permit based on the home is granted and another type of permit has to be considered; see types of residence permits.

Districts closed to registration

In districts where the share of foreign residents exceeds the set limit, the Migration Authority stops new address registrations for foreigners. Buying a home in such a district is not prohibited, but a home in a closed district cannot, as a rule, be the basis of a new residence permit by property. The list is updated regularly and should be checked before signing the sale contract.

Documents and the process in 5 steps

1. Purchase and title deed

   The home is bought and the title deed is issued in the applicant's name; see buying property in Turkey as a foreigner.

2. Address registration

   The address of the home is entered in the address registration system at the civil registry office.

3. Online application

   The form is completed on e-ikamet and an appointment is booked with the Provincial Migration Authority.

4. Appointment

   The passport, title deed, valuation report, health insurance, biometric photos and fee receipts are submitted.

5. Residence card

   After approval, the residence permit card is sent to the registered address.

Family, extension and long-term residence

• Family: the spouse and children under 18 are usually assessed through a family residence permit or on the basis of the same home.
• Extension: the application is made within the 60 days before expiry and before the permit expires; see residence permit extension.
• Sale: if the home is sold, the basis of the permit no longer exists and the Migration Authority should be notified.
• Long-term residence: can be applied for after 8 years of uninterrupted legal residence.
• Refusal: a lawsuit can be filed within 60 days of notification; see residence permit refusal appeal.

Residence permit by property or citizenship?

A residence permit by property is a temporary permit. Citizenship by investment requires, among other conditions, property worth at least 400,000 USD, a 3-year no-sale annotation on the title deed and a certificate of conformity. Details: Turkish citizenship by investment.

Official sources

• Law on Foreigners and International Protection No. 6458
• e-ikamet online application
• Presidency of Migration Management