Residence permit in Turkey by purchasing real estate: 2025 complete guide

In 2025, you can obtain a residence permit in Turkey by purchasing real estate if the property is worth at least USD 200,000. It is one of the most popular methods of obtaining a residence permit because you solve your housing issue while simultaneously obtaining an Ikamet (residence permit) for up to 2 years. The process is based on a Tapu (title deed) and address registration. Residence permits through real estate are approved in almost 100% of cases, as opposed to residency based on tourism, with its high denial rate.

Turkish residence permits are becoming more and more popular: in 2024, almost 211,000 such permits were granted. They allow you to legally live, travel, and work in the country with the proper authorization. Turkey offers relatively low living costs, access to three seas, and numerous attractions. Its location between Asia and Europe makes it an ideal home base for exploring the world. Obtaining temporary residency is also a path to permanent residence and citizenship.

Read on to learn how to buy property to obtain a Turkish residence permit, whether you can rent it out, and the reasons why a property owner may be denied a residence permit.

Why is Turkey a wise choice for buying real estate and obtaining a residence permit?

Many countries issue residence permits through real estate. For example, the minimum property value is USD 100,000 in Georgia, while there is no official minimum in Serbia and Montenegro. Yet, Turkish residence permits for real estate offer several advantages:

• residency is granted for up to 2 years, whereas in Georgia and Montenegro, permits are only valid for 1 year;
• many people can visit the country visa-free and apply for a residence permit directly within the country, whereas in EU countries, you usually first need to obtain a long-term visa;
• earnings prospects: over the past year, the real cost of housing has increased by 51% (the highest rate in the world), so investments pay off quickly;
• real estate prices are 40% lower than the global average despite growth within the country, providing the opportunity to purchase a comfortable, spacious, and high-quality home for USD 200,000;
• a diverse real estate market offers apartments and houses on the seashore or in the mountains. In addition to the secondary market, there are many newly built properties;
• Turkey is located in the heart of Eurasia. Residents of neighboring countries, such as Azerbaijan, Iran, and Georgia, often immigrate here since they can frequently and inexpensively travel to their homelands;
• the transport and entertainment infrastructure is well-developed since Turkey is one of the most popular tourist destinations in the region;
• it’s an investment in a politically stable country, which can’t be said about Georgia, for example;
• a large expat community, with many coming simply to spend the winter or vacation in the summer.

Family members can also obtain a residence permit in Turkey by purchasing real estate. If you jointly own the property, you can apply together. There are no additional fees, only the cost of the application itself.

Temporary residency allows you to obtain permanent residency. You can obtain permanent residency after eight years of residence in Turkey. Once you have had your temporary residency for five years, you can apply for Turkish citizenship. Turkey also offers a program that provides a five-year residence permit in exchange for investing at least USD 400,000 in real estate. With this program, you can immediately apply for a passport, and your family can receive the same status without additional requirements.

Requirements for obtaining a Turkish residence permit through real estate

As mentioned above, there are two options for investing in real estate to obtain a residence permit in Turkey. The main difference between the two options is the investment amount (USD 200,000 or USD 400,000) and the permit’s validity period (2 or 5 years, respectively).

The more expensive investment option allows you to apply for a passport immediately after receiving your residence permit. To do so, it will be necessary to indicate in the title deed that the property was purchased specifically for citizenship purposes.

Real estate requirements vary depending on the type of residence permit you’re applying for:

• 2-year residence permit. You can only purchase residential property for the applicant and their family. If the owner rents out the property, they won’t be granted a residence permit. You can sell the property at any time, but your residency will be revoked.
• 5-year residence permit. You can purchase any property, including land for construction. If it’s residential property, you don’t have to live in it; therefore, you can rent it out and earn money right away. To obtain a residence permit, you need a certificate of conformity. This document is issued if you agree not to sell the property for 3 years.

In Turkey, there are «closed neighborhoods» where foreigners cannot settle and, therefore, obtain a residence permit. This status is granted to areas of the city where more than 20% of the population is foreign. This means that you can buy real estate but cannot use it for permanent residence. There are over 1,000 such neighborhoods in the country, most of which are in large cities.

Foreigners are prohibited from purchasing real estate in restricted military and security zones. However, this is sometimes possible with the approval of the regional military authorities.

Requirements for applying for a Turkish residence permit through real estate:

• insurance coverage, which can be obtained privately or through the Turkish Social Security Administration (SGK);
• a stable income or savings: you must be able to support yourself in the country without relying on social assistance;
• to apply for a 2-year residence permit, you must purchase real estate that is intended for residential use. You will also need to provide documentation that proves you are living in the property (utility bills);
• registration of a national electronic notification address (UETS): visit any post office to complete this step;
• no criminal record (relevant for applicants for a 5-year residence permit).

Required documents

General list of documents required for obtaining a Turkish residence permit through real estate:

• application: complete and sign the required form;
• passport: copies of the pages with your photo, personal information, and visas;
• 2 biometric photos taken within the last six months;
• health insurance confirming your eligibility for medical services in Turkey;
• bank statement or other document confirming your source of income or savings;
• a certificate of residence in Turkey, which can be requested through the e-government website, and utility bills issued in your name;
• national electronic notification address (UETS);
• a receipt showing proof of payment for the residence permit fee. If you entered the country visa-free, include proof of payment for the visa fee.

To obtain a 2-year residence permit, you will also need a title deed (TAPU) for the property you purchased and a document assigning a number to your address (requested from your local municipality). If family members own a share of the property, you will also need documents proving your relationship with them, such as a marriage certificate.

To obtain a 5-year residence permit, you will also need a certificate of conformity issued by the General Directorate of Land Cadastre and Registration. This document confirms that your investment complies with legal requirements. You will also need a certificate proving you have no criminal record in your home country or Turkey, if you have lived there for the last 5 years. If you purchased commercial real estate to obtain a residence permit, you will need proof of residence in Turkey (a lease agreement, for example). If other family members want residence permits, you will need birth certificates for your children or marriage certificates to confirm family ties.

Criminal record certificates and birth/marriage certificates issued outside Turkey must be translated into Turkish, notarized, and apostilled. It is crucial to choose a competent translator to avoid spelling errors in names, dates, and addresses. Therefore, immigrants often work with immigration lawyers, who handle both compiling the documents and preparing them properly.

A step-by-step guide: from purchasing real estate to obtaining a residence permit

If you want to purchase a property in Turkey and obtain a residence permit, it’s important to consult with immigration lawyers and complete preliminary due diligence. First, the lawyers will guide you through the transaction details and paperwork. Second, they can immediately identify and resolve potential issues that could lead to an application being denied. For instance, an investor may be denied a residence permit if the source of their funds is unclear. Lawyers can prepare income statements in advance to avoid additional questions from the Turkish authorities and ensure a quick residency process.

The process for obtaining a Turkish residence permit through real estate involves the following steps:

Step 1. Search for real estate listings

You can find these listings on websites such as hepsiemlak.com, emlakjet.com, and sahibinden.com. You can search and contact sellers yourself, or you can contact a real estate agency. However, foreign buyers often work with immigration specialists because, in addition to choosing a property, it’s important to verify that the property is not secured by a loan or collateral, a task that is best handled by lawyers. Furthermore, there are areas in Turkey where foreigners cannot purchase real estate and obtain a residence permit. This is another issue that specialists can address.

The average property price in Turkey is USD 1,111 per square meter in residential areas and USD 1,889 per square meter in the city center. However, to obtain a 2-year residence permit, the property cannot cost less than USD 200,000. In Istanbul, you can purchase a 54-square-meter studio apartment with a view and access to a shared pool for USD 58,000. However, the city center is a 30-minute drive away. In the city center, a similar property would cost exactly USD 200,000. In Antalya, the lowest apartment price is USD 72,000, while apartments in a luxury residential complex cost USD 200,000.

Step 2. Travel to Turkey

Depending on your citizenship, you may need a visa. For more information, visit the Turkish Ministry of Foreign Affairs website. You can obtain a visa by submitting an application through evisa.gov.tr, visiting a Turkish consulate, or visiting a visa center. To obtain a tourist visa, you will need a passport, hotel and flight reservations, and proof of income. If you don’t need a visa, you can travel to Turkey visa-free to purchase real estate and apply for a residence permit.

Step 3. Purchase a property

You don’t have to travel to Turkey in person to register your property; an authorized representative, such as your lawyer, can do it for you. In any case, you must sign a purchase agreement and register the transaction with the General Directorate of Land Registry (it’s best to schedule an appointment in advance through the agency’s website). As a result, you will receive a TAPU, or title deed. You will also need to request a numbering document from the municipality.

Step 4. Submit a residence permit application

Once all the documents for the Ikamet (residence permit) are ready, submit an online application through e-ikamet.goc.gov.tr. For best results, do this with a lawyer to avoid errors. Then, visit the provincial directorate of the Immigration Directorate to submit the documents. A trusted person, such as a lawyer, can submit the documents on your behalf.

Step 5. Obtain a residence permit

Processing the application takes up to 90 days. You can track the progress of your application on the Turkish e-government website. Once your application is approved, your residence permit will be mailed to your residential address.

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How much does it cost to obtain a Turkish residence permit by purchasing real estate?

Investing USD 200,000 or USD 400,000 in real estate is a mandatory expense for obtaining a permit. However, immigrants also face additional costs associated with buying a home and obtaining residency:

The buyer pays a portion of the property transfer tax, which is 2% of the purchase price (the seller pays the other 2%), as well as realtor fees, which are no more than 4% of the transaction amount. For example, if you’re buying a USD 200,000 apartment, the tax would be USD 4,000, and the realtor fees would be USD 8,000.

The exact cost of obtaining residency status (not the card) depends on your citizenship and the validity of your residence permit. You will find out the price when you complete the online residence permit application; the system will automatically calculate the amount.
Ancillary expenses include legal fees, airfare to Turkey from your home country, and living expenses (food, entertainment, and clothing).

To determine the exact cost of obtaining a Turkish residence permit and relocating, consult immigration specialists.

Residence permit validity and renewal options

According to the Law on Foreigners, a Turkish residence permit for the purchase of real estate worth at least USD 200,000 is issued for a period of up to 2 years. The actual validity period is at the discretion of the immigration authorities and depends on the foreigner’s profile. To obtain the maximum period residence permit, it is important to prepare the necessary documents with the help of experienced lawyers.

Investing at least USD 400,000 will result in a residence permit issued for five years, allowing you to immediately apply for citizenship.
You can extend your residence permit as long as you continue to own the property. This must be done 2 months prior to the expiration of your current permit. The following documents are required for renewal:

• application;
• passport;
• 4 biometric photos;
• a valid Ikamet;
• a bank statement showing your financial status;
• property title;
• health insurance.

Submit the application online at e-ikamet.goc.gov.tr. The system will then determine when you must visit the immigration office in person to submit the original documents.

Residence permits are usually valid for up to 2 years. You can track the application process on the e-government website, which often takes up to 90 days. While your extension application is being processed, you will be able to live in Turkey and will be issued a special document confirming your legal stay free of charge.

What has changed for Turkish real estate owners in 2025?

One common reason to purchase real estate in Turkey is to resell it later for significant profit. If you have such plans, be sure to consider the following changes introduced by the Turkish government in 2025:

• Sellers are prohibited from unreasonably increasing the price of real estate when listing it online. An administrative fine will be imposed.
• To place an ad for sale, you must undergo verification through the state’s Electronic Advertisement Verification System (EIDS). Otherwise, the platform will not be able to publish it.
• Real estate agencies cannot act as intermediaries in transactions where the property’s price is unreasonably inflated.

These new rules aim to protect buyers from fraudsters and eliminate speculation in the real estate market.

Common mistakes and how to avoid them

The Turkish government may deny a residence permit application. In this case, the applicant will receive a notification by mail or text message. The notification will include the reason for the denial.

Mistakes that may result in residence permit rejection:

• Submitting an application with a passport that is about to expire. Your passport must be valid for at least two months longer than the residence permit you are applying for. For example, if you are applying for a 2-year real estate residence permit, your passport must remain valid for at least 2 years and 2 months. If your passport will expire sooner, obtain a new one in advance.
• Submitting forged documents. Suspicion may arise if there are errors in the translation, for example. Therefore, it is important to prepare your application with experienced immigration lawyers who will oversee such details.
• Your medical insurance policy may not meet the requirements. Make sure it covers the entire period of your stay in the country. For example, if you are applying for a 2-year residence permit, you must obtain insurance for 2 years.
• There is no basis for obtaining a residence permit. For real estate, proof of ownership must be included with the application.
• Insufficient income. While the government does not set a minimum income requirement, it must be sufficient to support oneself in the country. According to iWorld lawyers, proving a monthly income equivalent to the minimum wage of USD 630 is sufficient for migration.
• No police clearance certificate. This mandatory document is required for those applying for a 5-year residence permit. It must be requested from the applicant’s home country or country of permanent residence.
• The foreigner has an expulsion order from Turkey or has previously been deported. In this case, the expulsion order can be appealed with the help of lawyers. Once overturned, the application will be approved.

Since there are many grounds for denying a Turkish residence permit, it is advisable to apply for residency with the help of lawyers. After all, specialists evaluate each applicant in advance and immediately begin to address any issues that arise. This approach reduces the likelihood of denial and speeds up the entire process, from purchasing real estate to obtaining residency. To learn more about legal services and the process of obtaining a Turkish residence permit through real estate investment, please provide your contact information. The first consultation is free.

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