Turkish Residence Permit Through Property in 2026: Requirements

Turkish Residence Permit Through Property in 2026: Requirements

Owning a home in Turkey is one of the legal grounds for a short-term residence permit (kısa dönem ikamet izni) under Article 31 of Law No. 6458 on Foreigners and International Protection. It lets you live in Turkey legally for the period granted. It is not citizenship, and it does not give you the right to work, which requires a separate work permit. Below is what applies in 2026, based on the applications we prepare for clients in Istanbul, and the points where files most often go wrong.

Who qualifies

• You own a residential property (konut or mesken) registered in your name on the title deed (tapu). Land, shops and offices do not qualify.
• The property is your declared address in Turkey, and you are expected to actually live there.
• For a first application made inside Turkey, you apply before your visa or visa-free stay expires.

Minimum property value in 2026

The value is checked against the sale price written on the title deed, converted into lira at the Central Bank of the Republic of Turkey selling rate on the date of the deed. In practice this means two things. First, never let the price on the deed be declared lower than what you paid. Second, if the price is close to USD 200,000, a weaker or stronger lira on the day of the deed can make the difference. Combining several smaller properties to reach the threshold is generally not accepted, and shared titles are assessed case by case, so check before you buy.

Closed neighbourhoods: check the address first

Since 2022 the Presidency of Migration Management (Göç İdaresi Başkanlığı) has closed certain neighbourhoods to new residence registrations by foreigners. In July 2022 it announced that 1,169 neighbourhoods in 62 provinces were closed, applying where foreign residents exceeded 25% of the local population, and set a 20% cap for the future. The list has been revised since then.

• Closures apply to individual neighbourhoods (mahalle), not whole districts. One street can be open while the next neighbourhood is closed.
• In Istanbul, closed neighbourhoods have been reported in districts such as Fatih, Beyoğlu, Esenyurt, Avcılar, Başakşehir, Küçükçekmece, Zeytinburnu, Şişli, Beşiktaş and Sarıyer.
• Foreigners can still legally buy in a closed neighbourhood, but that address cannot be used for a new residence permit or for moving your registered residence there.
• The 2022 announcement kept exceptions for newborns and nuclear family reunification, and people already registered at an address have generally been able to renew there.

Because the list changes, the only reliable check is the current status of the exact address. We confirm it for every client before a reservation or deposit is signed.

Application steps on e-İkamet

1. Complete the purchase and receive your tapu.
2. Arrange health insurance that covers the full period you will request.
3. Fill in the online form at e-ikamet.goc.gov.tr: choose a short-term residence permit with property ownership as the purpose. Enter your details exactly as in your passport. Use only the official site.
4. Pay the fees: a residence permit fee, which depends on your nationality and the length of the permit, plus a card fee. Amounts are updated every year, so check them at the time you apply.
5. Attend your appointment at the Provincial Directorate of Migration Management (İl Göç İdaresi Müdürlüğü) with the original documents. First-time applicants give fingerprints. If something is missing, you are given a deadline to complete the file.
6. Wait for the decision. The law sets a maximum of 90 days; in practice it varies by city and season. The card is sent by post to your registered address.

Documents

• Signed application form
• Passport copy (photo page, entry stamp and visa pages) and the original at the appointment; the passport should remain valid at least 60 days beyond the permit you request
• Four biometric photos taken within the last six months, on a white background
• Copy of the title deed, e-signed or signed and stamped
• Valid health insurance
• Declaration of sufficient and regular financial means on the form; the office may ask for bank statements or other proof
• Receipts for the residence permit fee and the card fee
• For renewals or if you are already registered: a residence certificate (yerleşim yeri belgesi) from e-Devlet

Documents issued abroad, such as marriage or birth certificates for family members, generally need an apostille or consular legalisation and a sworn Turkish translation.

Health insurance

The insurance must cover the whole period you request; a shorter policy can lead to a shorter permit. Accepted options are a private health insurance policy, an SGK (Social Security Institution) provision document or application for general health insurance, or cover under a bilateral social security agreement between Turkey and your country. Private policies sold for residence permits follow a 2014 circular that sets minimum cover. Travel insurance is not accepted. Older applicants should arrange cover early, since insurers price and limit policies by age.

Family members

Your spouse and children under 18 can usually obtain residence permits as well, either on the property ground (for example as co-owners) or through a family residence permit (aile ikamet izni). A family permit has its own conditions, including health insurance for everyone, proof of income, and apostilled, translated marriage and birth certificates. Children over 18 generally need their own ground for residence.

Duration and renewal

• Under Law No. 6458, a short-term permit can be issued for up to two years at a time; the migration office decides the actual period.
• Apply for renewal through e-İkamet within the last 60 days before your permit expires. Do not let it lapse.
• You must still own the property. Selling it removes the ground for the permit.
• Long absences can cause problems at renewal: spending more than 120 days in total outside Turkey within a year is commonly cited as a reason for refusal, so check before planning long trips.
• A property-based permit does not lead automatically to citizenship. Citizenship by investment is a separate route with its own minimum (currently USD 400,000 in property).

Common rejection reasons

• Deed price below the USD 200,000 equivalent, often because the price was under-declared
• The property is not residential, or the title structure does not meet the rules
• The address is in a closed neighbourhood
• Health insurance that does not cover the full period, or travel insurance instead of health insurance
• Applying after the visa or visa-free period has expired, earlier overstays or an entry ban code
• Missing documents not completed within the deadline, or inconsistent information
• Doubts that you actually live at the property
• Public order or security concerns

A refusal can be challenged within strict deadlines, so speak to a lawyer immediately if it happens. Rules on residence permits change and are applied by each provincial office; confirm the current requirements with a licensed lawyer before you buy or apply.

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