Turkey Residency by Property: The Complete 2025 Guide

Introduction: Why is Turkey an Ideal Destination for Investment and Living?

Turkey, a country with a strategic position at the crossroads of Europe and Asia, has always been a meeting point of cultures, history, and trade. Today, it is not only a tourist hub but also a smart destination for investment and living. Among the various immigration methods, obtaining residency through property purchase has become one of the most popular options for foreign investors due to its transparent laws, fast process, and numerous advantages.

This residency program, designed under Law No. 6458 on Foreigners and International Protection, allows you and your family to obtain a short-term residence permit (usually for one or two years) by purchasing a residential property. This permit is easily renewable as long as you own the property.

This guide is the most comprehensive resource to walk you through all the details, legal requirements, necessary documents, and key points of this journey, step-by-step. Our goal is to provide accurate and up-to-date information to paint a clear picture of this important investment.

Part One: Key Conditions and Requirements for Property-Based Residency

The success of your application depends on strict adherence to a set of rules, the most important of which revolve around the property's value, its geographic location, and the applicant's conditions.

1. Minimum Property Value: The Cornerstone of Your Application

The most critical condition is that the property's value meets the threshold set by the Turkish Directorate General of Migration Management.

Current Law (Effective from October 16, 2023):
According to the latest changes, the minimum appraisal value (Expertise Value) of a property for a residency application in all cities of Turkey has been set at $200,000 USD.

Key Points Regarding Property Value:

• Appraisal Value, Not Purchase Price: The Migration Directorate considers not the amount you paid the seller, but the value recorded in the "Appraisal Report" (Ekspertiz Raporu) by a government-licensed appraiser (SPK Licensed Appraiser).
• Uniform Law Nationwide: Unlike in the past, there is no longer a distinction between large and small cities; the $200,000 amount is fixed for the entire country.

Important Change in Value Verification from 2025:

To increase transparency, the Turkish government has revised its procedures:

• For properties purchased before January 15, 2025: An appraisal report confirming the property value is at least $200,000 is mandatory.
• For properties purchased after January 15, 2025: A separate appraisal report will no longer be required. From this date onwards, the official property value must be stated directly on the title deed (TAPU) as being at least the equivalent of $200,000 USD. This change makes the process simpler and more transparent.

Exception for Long-Term Owners:
Individuals who received their property title deed (TAPU) before October 16, 2023, can still apply for or renew their residence permit under the previous rules (minimum value of $75,000 for 30 major cities and $50,000 for other cities).

2. Property Type and Conditions of Use

• Residential Property (Mesken): The property you purchase must be for residential use. Commercial, office, or land properties are not eligible for this type of residency.
• Occupancy Requirement: The program's purpose is for the owner to reside in the property. Renting out the property that is the basis of your residence application can lead to the rejection of your renewal application. You can own other properties for investment and rental, but the property declared for residency must be your own home.

3. Regional Restrictions: Closed Neighborhoods (Kapalı Mahalleler)

To manage the foreign national population, the government has declared some areas as "closed neighborhoods."

• Closed Neighborhoods Law: As of July 1, 2022, first-time residency applications are prohibited in over 1,169 neighborhoods where the foreign population exceeds 20% of the total population.
• Impact on Buyers: If you buy a property worth more than $200,000 in one of these neighborhoods, you cannot use it to apply for residency for the first time. Checking the neighborhood's status before buying is a crucial step.
• Exception: This restriction does not apply to individuals who were already residents in those neighborhoods before the law was announced and wish to renew their permits.

4. Applicant and Family Conditions

• Eligible Applicants: Nationals of most countries who are at least 18 years old, have no history of violating Turkish immigration laws, and can prove sufficient financial means are eligible.
• Family Members: This residence permit also covers the main applicant's legal spouse and children under 18. This requires submitting official marriage and birth certificates that have been apostilled or consulate-approved and translated into Turkish.

Part Two: A 6-Step Roadmap to Obtaining Residency

This process is entirely manageable by following these steps systematically.

Step 1: Searching, Selecting, and Thoroughly Inspecting the Property

This is the most fundamental and important part of the process.

1. Consultation and Goal Setting: Define your goals, budget, and preferred areas with a reputable real estate consultant.
2. Check for Restricted Areas: Ensure your chosen property is located in an area eligible for residency applications.
3. Legal Due Diligence: Check the property's status for debts, mortgages (İpotek), and legal restrictions (Haciz) through the Land Registry Office (Tapu Müdürlüğü) and ensure it has a certificate of occupancy (İskan).

Step 2: The Purchase Process and Receiving the Title Deed (TAPU)

1. Obtain a Tax Identification Number (Vergi Numarası): The first administrative step for any foreign national.
2. Open a Bank Account: For the secure transfer of purchase funds and related expenses.
3. Obtain an Appraisal Report (Ekspertiz Raporu): Done by a licensed expert to determine the property's exact value.
4. Obtain a Foreign Exchange Purchase Certificate (Döviz Alım Belgesi - DAB): A document proving that foreign currency was converted to Turkish Lira to buy the property.
5. Title Deed Transfer: By visiting the Land Registry Office, the official title deed (TAPU) is issued in your name.

Step 3: Gathering the Required Documents for Residency

With the title deed in hand, prepare your complete document package according to the checklist in the next section.

Step 4: Submitting the Online Application on the e-İkamet System

1. Visit the official website e-ikamet.goc.gov.tr.
2. Fill out the initial application form with complete accuracy. Any mistake can lead to the rejection of your application.
3. After completing the form, the system will assign you an appointment date and time (Randevu). Print the final form and sign it.

Step 5: In-Person Appointment and Document Submission (Randevu)

On the scheduled date and time, visit the Provincial Directorate of Migration Management (İl Göç İdaresi) in person.

• Present all original documents and their copies in an organized manner.
• Your biometric data (fingerprints) will be collected.
• Pay the fees for the card issuance and taxes and submit the receipts.

Step 6: Waiting for and Receiving the Residence Card (Kimlik)

• Processing Time: The evaluation process typically takes between 30 to 90 business days.
• Card Delivery: After final approval, your residence card will be sent by the Turkish national postal service (PTT) to your registered address.

Part Three: Complete Checklist of Required Documents

Preparing a complete and flawless file is the key to your success.

• Residence Permit Application Form: The signed printout from the e-İkamet system.
• Valid Passport: Original and a color copy of the main pages. The passport must be valid for at least 60 days beyond the requested residency period.
• Biometric Photos: Four (4) recent photos with a white background.
• Valid Health Insurance (Sağlık Sigortası): Covering the entire residency period (mandatory for individuals aged 18 to 65).
• Title Deed (TAPU): Original and a copy of the deed.
• Property Conformity Certificate (Numarataj): Obtained from the local municipality (Belediye) to confirm the address.
• Mandatory Earthquake Insurance (DASK): A copy of the valid insurance policy for the property.
• Property Appraisal Report: (If the property was purchased before January 15, 2025).
• Proof of Financial Sufficiency: A bank statement (recommended).
• Fee Payment Receipts: Receipts for tax and card issuance fee payments.
• Family Documents (if applicable):
  • Marriage Certificate (officially translated and certified).
  • Children's Birth Certificates (officially translated and certified for children under 18).

Part Four: Comparing Property Residency and Turkish Citizenship

Many investors hesitate between these two options. Understanding their differences will help you choose the right path.

Which path is right for you?

• $200,000 Residency: If your goal is long-term living in Turkey, using city amenities, and preserving capital with a lower investment, this option is ideal.
• $400,000 Citizenship: If you are seeking a powerful second passport, global travel freedom, and the unrestricted right to work, this is the path for you.

Part Five: Benefits of the Turkish Property Residence Card

The residence card (İkamet İzni) is more than just a permit; it is your key to a high-quality life:

• Legal Living: Freely enter and exit Turkey without needing a visa.
• Financial and Banking Services: Open accounts, get credit cards, and apply for loans.
• Utility Services: Subscribe to water, electricity, gas, and internet in your own name.
• Vehicle Purchase and Driver's License: The ability to buy a car and obtain a Turkish driver's license.
• Free Education for Children: Enroll children under 18 in public schools.
• Access to Healthcare: The option to register for the public health insurance system (SGK) after one year.
• A Clear Path to the Future: This residency is a bridge to obtaining permanent residency (after 8 years of continuous living) and citizenship (after 5 years of living under specific conditions).

Part Six: Frequently Asked Questions (FAQ)

1. Can I work in Turkey with a property-based residence permit?
No. This residence permit does not grant the right to work on its own. To work, you must receive a job offer from a Turkish employer and apply for a work permit (Çalışma İzni).

2. Can I buy several cheaper properties to reach the $200,000 total value?
Yes. If the total appraised value of several residential properties reaches $200,000 and all title deeds are in your name, this is possible.

3. What happens to my residency if I sell my property?
Your residence permit will be cancelled. To maintain your residency, you must either keep the property or purchase another qualifying property before your current permit expires.

4. What are the additional costs of maintaining a property in Turkey?
These include the annual property tax (Emlak Vergisi), earthquake insurance (DASK), and monthly complex maintenance fees (Aidat), all of which are reasonable amounts.

5. Do I need a lawyer or consultant for this process?
While not mandatory, due to legal complexities and language barriers, using the services of a reputable lawyer or consulting firm is highly recommended to avoid costly mistakes.

6. What can I do if my residence permit application is rejected?
You have the right to appeal the decision of the Migration Directorate and file a lawsuit in an administrative court, or you can reapply after correcting the deficiencies in your application.

7. What is the process for renewing the residence permit?
It is much simpler than the initial application. You apply for renewal through the e-İkamet system 60 days before your card expires and submit the updated documents.

Conclusion: A Smart Investment for the Future

Obtaining Turkish residency through property purchase is a smart strategy that is both a secure investment in a growing market and a gateway to a high-quality life for you and your family. Despite its legal details, this path is a transparent and accessible process.

The key to success is awareness, careful planning, and using professional guidance. From the initial property inspection to preparing documents and following up on administrative procedures, every step requires precision and attention. A good consultant can turn this journey into a safe, easy, and successful experience for you. Turkey is waiting for you!