Residency in Türkiye through the Purchase of Property

Introduction: Why Real Estate Investment in Turkey is a Gateway to Residency

In recent years, Turkey has become a primary destination for immigrants and investors from around the world, owing to its strategic location, growing economy, and attractive lifestyle. Among the various immigration pathways, purchasing property is recognized as one of the most reliable and popular methods for obtaining legal residency. This approach not only offers a profitable investment opportunity but also opens the door to living in a country with a rich culture and advanced infrastructure.

However, like any legal process, this path is subject to laws and regulations that are periodically updated. Recently, the Turkish government has revised the conditions for property-based residency by implementing significant changes to these laws. Awareness of these changes is essential for every applicant to proceed with confidence and without encountering legal obstacles.

This article is a comprehensive and detailed guide that explains all the details of the new regulations for obtaining Turkish residency through property purchase, with a special focus on the minimum amount of $200,000. We will examine details such as the criteria for determining property value, key requirements, fundamental differences from the citizenship acquisition process, and the practical steps for obtaining residency. Our goal is to prepare you with deep and up-to-date knowledge for a smart and secure investment in the Turkish real estate market.

Understanding the New Law: The $200,000 Threshold

On October 16, 2023, the laws regarding residency through property purchase in Turkey underwent a fundamental change that significantly impacted the country's real estate market. According to the new law, the minimum property purchase amount to qualify for a tourist-type residency permit was increased to $200,000 USD. This change was a response to recent economic and immigration challenges in Turkey and was aimed at increasing the value of foreign investments and better organizing the housing market and population density.

Comparison with Previous Laws and "Non-Retroactivity" Regulations

Before this date, the minimum required investment was much lower. For major metropolitan cities like Istanbul, Ankara, and Izmir, the amount was $75,000, and for smaller cities, it was $50,000.

A crucial and key point in this law is its non-retroactivity. This means that if you registered your property title deed before October 16, 2023, you can still apply for or renew your residency based on the old laws (i.e., $75,000 in major cities and $50,000 in smaller cities).

• Scenario One: On September 1, 2023, you purchased an apartment in Istanbul for $80,000 and registered the title deed in your name. In this case, despite the new law, you are still eligible for residency.

• Scenario Two: On November 1, 2023, you purchase an apartment in Ankara for $100,000. In this case, you are not eligible for residency because your purchase amount is less than $200,000.

Criteria for Determining Property Value: Title Deed and Appraisal Report

The Turkish Directorate of Migration Management considers two main criteria for this purpose:

Primary Criterion: The Amount Registered on the Title Deed (Tapu)

The final criterion for the immigration office is the amount officially registered on the property's title deed (Tapu). This amount must be equivalent to or greater than $200,000 USD on the day the deed is transferred. This value is calculated based on the official exchange rate of the Central Bank of Turkey on that specific day. Even if the property's appraised value is higher, the amount registered on the title deed is the determining factor.

Official Appraisal Report (Ekspertiz/Appraiser)

Obtaining an official appraisal report (Ekspertiz Raporu) is mandatory. This report is prepared by certified government experts and determines the real market value of the property. The report protects the buyer from fraud and overpayment and is a required document in the application file.

Key Conditions and Requirements for Property-Based Residency

• Property Type and Use: The purchased property must be residential and habitable. Agricultural land, commercial properties, or off-plan projects are not eligible under this law.

• Regional Restrictions: The Turkish government has designated some neighborhoods as restricted for foreign settlement (Kapalı Alanlar). Before purchasing, you must verify that the property is not in a restricted zone.

• Title Deed Ownership and Family Structure: The title deed must be in the name of one individual. For families, the deed is registered in the name of one parent, who receives the property-based residency (Taşınmaz), while the spouse and children under 18 receive family residency (Aile).

• No Property Aggregation: Unlike the citizenship program, for residency, you cannot combine multiple properties to reach the $200,000 threshold. The value of a single title deed must be sufficient on its own.

The Process of Obtaining Property-Based Residency: A Step-by-Step Guide

• Document Preparation: This includes a valid passport, biometric photos, health insurance, the property title deed, appraisal report, marriage and birth certificates (translated and notarized), etc.

• Online Application and Appointment (Randevu): You must register your application and schedule an interview (Randevu) through the official online system of the Directorate of Migration Management (e-İkamet).

• Interview and Document Submission: On the day of your appointment, you must present all original documents at the immigration office.

• Issuance of the Residence Permit Card: After approval, the residence permit card (İkamet İzni) will be mailed to your address. This permit is typically valid for one year and is renewable.

Key Differences: Property-Based Residency vs. Citizenship

Key Recommendations, Challenges, and Important Tips

• Use Specialized Legal Services: Hiring an experienced immigration and real estate lawyer is the best way to ensure the process is handled correctly and to avoid costly mistakes.

• Continuously Monitor the Laws: Immigration laws are constantly changing. Always get the latest information from official sources (such as the official website of the Turkish Directorate of Migration Management at goc.gov.tr) or the 157 information center.

• Conduct Thorough Due Diligence on the Property and Risks: Before buying, verify the property's legal status (no debts, mortgages, or legal claims). Be wary of scams and inflated prices.

• Be Aware of Challenges: Pay attention to potential challenges such as currency fluctuations (which can affect the future dollar value of your property) and administrative bureaucracy (which can sometimes be time-consuming).

• Document Transactions Meticulously: All payments should be made through the banking system with full details to serve as official proof.

Frequently Asked Questions (FAQ)

Conclusion: Navigate the Path Safely with Knowledge

The new law for residency through property purchase indicates the Turkish government's desire to attract serious investors. By fully understanding these regulations, including the primary criterion of the value on the title deed, requirements related to property type, and regional restrictions, you can confidently enter the dynamic Turkish real estate market. Although this process has many details, with careful planning and expert guidance, it is entirely feasible and can be a valuable investment for your and your family's future.

Ready to take the first step?

The process of buying property and obtaining residency can be complex. If you are looking for reliable guidance to ensure a safe and successful investment, our legal and real estate consulting team is ready to assist you at every stage, from selecting a property to receiving your residence permit card. Contact us for a free, expert consultation.