Turkey Residence Permit by Buying Property in Istanbul

9 September 2025

Turkey residence permit by property in 2026: $200,000 minimum, closed neighborhoods, documents, costs, family permits and a step-by-step process.

For many Iranians, buying a home in Istanbul is the most reliable way to get a Turkey residence permit: your capital stays invested in property, and for as long as you own it you can renew your permit and your family's. But the rules for this type of permit have changed in recent years, and much of what circulates online is out of date. In this guide we walk through the current requirements, documents, costs and steps for a property-based residence permit.

What Is the Minimum Property Value for a Turkey Residence Permit?

Since 16 October 2023, the property value for an initial real estate residence permit application must be at least $200,000. This amount is the same for every city in Turkey and must be recorded in the official title deed (Tapu) and in the property valuation report. Before that date, $75,000 was enough in large cities and $50,000 elsewhere, so if you read somewhere that "a cheaper property is enough for a residence permit", that information refers to the old rules.

• The property must be residential (an apartment, villa or house). Commercial property, land and offices are not accepted for this type of permit.
• The title deed must be issued in the applicant's name, and the property must not be in a neighborhood that is closed to residence permits for foreigners.
• People who bought their property before 16 October 2023 and have renewed their permit without a break usually renew under the previous conditions. Read the details in our Turkey residence permit renewal guide 2026.

Closed Neighborhoods: The Most Important Point Before You Buy

The Turkish Directorate of Migration Management (Göç İdaresi) has stopped issuing new residence permits and registering addresses for foreigners in neighborhoods where the share of foreign residents has exceeded the set limit. If you buy a property in one of these neighborhoods, your ownership is legal, but you cannot get a residence permit with that property. The list of these neighborhoods is updated regularly, so always check a neighborhood's status before signing a contract. Our articles on areas in Turkey closed to residence permits for foreigners and Istanbul areas that still grant residence permits can help you choose.

Who Gets a Residence Permit With One Property?

By buying one qualifying property, not only the owner but also their spouse and children under 18 can get a residence permit. Each person receives a separate residence card, and the cards usually have the same validity period. Parents and children over 18 need to apply through another route (for example a separate property-based permit, or a family residence permit under specific conditions).

Validity of a Property Residence Permit and Moving to a Long-Term Permit

A property-based permit is a short-term residence permit (Kısa Dönem İkamet) and is usually issued for one to two years. As long as you own the property and keep meeting the conditions, you can renew it. The renewal application must be submitted within the last 60 days of the card's validity.

After 8 years of legal, uninterrupted residence in Turkey, you can apply for a long-term residence permit (Uzun Dönem İkamet), which does not require repeated renewals. We explain the full difference between the two in the difference between temporary and permanent residence in Turkey.

Documents Required for a Property Residence Permit

• A valid passport and an official translation of its first page
• 4 biometric photos
• The official title deed (Tapu) in the applicant's name
• A property valuation report (Değerleme Raporu), which is mandatory when foreigners buy property
• Valid health insurance for the entire requested residence period (see our guide to health insurance in Turkey)
• Compulsory earthquake insurance (DASK) for the property (see our guide to DASK earthquake insurance)
• Address registration in the population registry (Nüfus) and receipts for the card fee and residence fee
• For a spouse and children: marriage certificate and children's birth certificates, officially translated and with the necessary legalizations

How to Get a Residence Permit by Buying a Home (Step by Step)

1. Choose a property in an open neighborhood: Pick a residential property worth at least $200,000 in a neighborhood that is not closed to residence permits for foreigners.
2. Legal check: Review the title deed status, any debts, mortgages and the building's occupancy permit (İskan).
3. Valuation report: A licensed official appraiser determines the property's value. The report must match the amount recorded in the title deed.
4. Title deed transfer at the land registry (Tapu): Payment is made through the banking system and the title deed is issued in your name.
5. DASK insurance, utility contracts and address registration at the population registry office.
6. Submit your residence permit application through the e-İkamet system, pay the fees and hand in your documents at your appointment.
7. Receive your residence card: After approval, the card is mailed to your registered address. Processing of your file can take up to 90 days.

Additional Costs of Buying Property and Getting a Residence Permit

• Title deed transfer tax (Tapu Harcı): 4% of the property value, which by law is split between buyer and seller, although in practice the buyer often pays it.
• Valuation report, translation and notary fees: These vary depending on the property and the number of documents.
• Residence card fee and residence fee (Harç): Calculated according to the Migration Directorate's annual fee schedule and the length of the permit.
• Health insurance and DASK insurance: These are annual costs and must also be valid at renewal.

Residence Permit or Turkish Passport?

If your goal is simply to live legally in Turkey, a residence permit with a $200,000 property is enough. But if you want Turkish citizenship and a passport, you need to buy a property worth at least $400,000 and hold it for at least 3 years. See a full comparison of the conditions in the complete guide to Turkish citizenship 2026 and the rules for buying property in Turkey 2026.

Frequently Asked Questions

Can I get a Turkey residence permit with a $150,000 property?

Not for a new application. Since 16 October 2023, the minimum property value for a real estate residence permit is $200,000. Only people who bought before that date and have renewed their permit without a break can usually keep the previous conditions.

Does buying a property in installments also give me a residence permit?

A permit is issued only when the official title deed is in your name. In off-plan projects, you usually cannot apply for a property residence permit until the title deed has been issued, so ask the developer when the deed will be issued before you buy.

What happens to my residence permit if I sell the property?

A property residence permit depends on ownership. When you sell the property, the basis for the permit disappears, and you will need to apply through another route or buy another qualifying property.

Why are some property residence permit applications rejected?

The most common reasons are: a property in a closed neighborhood, a value below the minimum, missing documents or insurance, and an unregistered address. See the full list in why is a Turkey residence permit rejected?

Leave Buying Property for a Residence Permit to ALO TURKEY

ALO TURKEY's specialists will introduce you to properties that are located in open neighborhoods and meet the residence permit requirements, and will support you at every stage, from legal checks and title deed transfer to submitting your residence permit application. Browse the list of residence-eligible properties or contact us for a free consultation.

Note: Turkey's immigration rules may change. Before taking any action, check the latest information with the Turkish Directorate of Migration Management (goc.gov.tr) or a legal advisor.