Residence Permit Through Property in Türkiye (2026 Guide)

Owning a home in Türkiye can be the basis for a residence permit, which lets you live in the country beyond the visa-free or visa period. This guide explains how the property route works in 2026, the value rule, the documents and the most common mistakes.

What kind of permit is it?

Property ownership is one of the grounds for a short-term residence permit (kısa dönem ikamet izni). It is usually granted for one or two years at a time and can be renewed as long as you continue to meet the conditions. It is separate from citizenship: see our guide to citizenship through property for that route.

The value rule

• For properties bought after October 2023, the property generally needs to be worth at least USD 200,000 to qualify.
• The value is normally shown with a valuation report from a licensed valuation company, alongside the title deed.
• The property should be a residence you actually use as your home.

Closed neighbourhoods

To manage population balance, the authorities have closed a number of neighbourhoods across Türkiye, including some in Antalya, to new residence registrations by foreigners. A permit cannot be issued for an address in a closed neighbourhood, so check the exact address before you buy, not after.

Typical documents

• Application form, completed online
• Passport, and biometric photos
• Title deed (tapu) and valuation report
• Valid health insurance covering your stay in Türkiye
• Proof of address and, where requested, proof of sufficient means

Requirements are set by the Presidency of Migration Management and can change, so always check the current list for your case.

How the application works

1. Buy the property and receive the title deed. Our step-by-step buying guide walks through the purchase.
2. Apply online through the official e-residence system and book an appointment.
3. Attend the appointment at the local migration office with your original documents.
4. Receive your card by post once the permit is approved.

Family members

Spouses and children can often be included, typically as family members of the main applicant. The details depend on your family situation, so ask a lawyer before applying.

Common mistakes

• Buying in a closed neighbourhood.
• Buying below the value threshold, or with a valuation report that shows a lower value than expected.
• Letting health insurance or the passport lapse before a renewal.
• Treating the permit as automatic. You must apply, and renew on time.

Staying longer

Years spent on residence permits can count towards a long-term residence permit after a long period of continuous legal residence, subject to the conditions in force at the time.

Rules and fees in Türkiye change from time to time. This article reflects the situation as of September 2026 and is general information, not legal or tax advice. Confirm the details for your own case with a licensed lawyer or accountant.

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