A residence permit via property purchase is a short-term permit that allows foreigners to live in Turkey after purchasing residential real estate. This type of permit is generally granted for one year and can be renewed indefinitely as long as the property remains owned.
Who Is Eligible?
To qualify:
The property must be purchased and intended for residential use.
It must be worth at least USD 200,000.
Family members who share ownership, such as a spouse, minor children, or a dependent adult child, can apply under the same residence permit.
What Are the Requirements?
Applicants must also meet general conditions:
Not to be under any entry ban.
Provide proof of suitable accommodation and medical insurance.
If requested, present a clean criminal record from their home country.
Register the property’s address with Turkish authorities.
Use the property exclusively as a residence.
Minimum Property Value
As of October 16, 2023, the threshold was uniformized at USD 200,000 across all Turkish cities. This may be adjusted in the future. You can confirm a property’s assessed value through a real estate valuation report via Web Tapu.
Does the Property Need to Be Eligible for Residence Use?
Meeting the USD 200,000 minimum investment threshold is necessary, but it is not sufficient on its own. The property purchased must also be legally eligible for use as the basis of a residence permit application. This means the property must hold a valid habitation certificate (iskan) and must pass the verification checks carried out at the municipality and the land registry, typically conducted by a lawyer prior to purchase, confirming that it qualifies for residence permit purposes.
Without this confirmation, a property purchased above USD 200,000 will not automatically grant the buyer the right to a residence permit. Many properties in Turkey are physically inhabited by Turkish citizens despite lacking a habitation certificate, or despite not meeting the legal definition of a habitable structure. The fact that a building is being lived in does not, by itself, confirm that it holds a valid habitation certificate or that it is recognized as residential under the title deed. For this reason, legal due diligence before purchase is essential, not optional.
Update on the Property Valuation Report Requirement
The requirement for a state-issued property valuation report has been lifted for this category. It is now sufficient for the USD 200,000 value to be declared on the title deed itself, meaning the relevant taxes are paid as though the property's value were USD 200,000. The property's actual market value is no longer required to match this figure.
However, this depends on the seller's willingness to declare this amount on the title deed. Declaring a higher value on the title deed increases the capital gains tax owed by the seller, so sellers who have held the property for a shorter period may be reluctant to agree to this. A seller who has owned the property for more than five years is generally exempt from this capital gains tax and may therefore be more willing to declare the full USD 200,000 value on the title deed.
Required Documents
Applicants typically need to submit:
Residence permit applicationform, signed.
Passport copy (includes biographical, entry, and visa pages).
Four recent biometric photos.
Proof of financial means.
Receipts for residence permit and card fees.
Valid health insurance.
Proof of address registration.
Document confirming property ownership (e.g., title deed).
Special Case: What If Only One Spouse Is the Property Owner?
If the foreigner applying for residence is married but the spouse is not listed as a co-owner on the property title deed, the non-owner spouse cannot apply for a residence permit based on property ownership. Instead, they must apply for a touristic residence permit. In this case, a petition must be included in the application clearly explaining that the applicant’s spouse is the legal owner of real estate in Türkiye. This detail is essential for transparency and eligibility assessment during the review process. Families may also explore family residence permits under Law No. 6458 as an alternative route.
Can I Purchase the Property Through My Turkish Company?
No. If the property is purchased under the name of a company established in Turkey, rather than under the applicant's personal name, the buyer cannot benefit from the property-based residence permit. The title deed must be registered in the applicant's own personal name. A property purchased through a corporate entity, even one wholly owned by the applicant, does not satisfy the legal requirements for this residence permit category.
How Does the Application Process Work?
Property must be residential and valued at least USD 200,000.
Applications and appointments are made via the official e-ikametportal.
Each permit is issued for one year and must be renewed every year. To keep renewing it, the property must still be owned.
According to the law (Article 31 of the Foreigners and International Protection Act, Law No. 6458), permits can be granted for up to two years, but in practice, administrative authorities typically limit them to one-year terms. For a broader overview, see our guide on how to get a residence permit in Turkey.
Also Read: Real estate purchase procedures for foreigners in Turkiye.
Can a Non-Residential or Commercial Property Qualify?
No. Only properties that are meant for residential use are eligible. Commercial properties, empty plots, or land without a residential building do not qualify.
Key Tips and Considerations
Ensure the property is correctly classified as residential in the title deed.
Value verification and compliance will be strictly checked.
Always follow the renewal and usage rules to avoid permit cancellation.
Frequently Asked Questions
- If I purchase the property through my company established in Turkey, can I still benefit from the residence permit?
No. The property must be purchased and registered under your personal name. A property purchased through a Turkish company, even one you fully own, does not qualify you for this residence permit category.
- Is meeting the USD 200,000 threshold enough to qualify for this residence permit?
Not on its own. In addition to meeting the minimum investment threshold, the property must hold a valid habitation certificate (iskan) and must be confirmed, through checks at the municipality and the land registry, to be eligible for residence permit purposes.
- Does a property without a habitation certificate qualify, even if people are currently living in it?
No. The fact that a property is physically inhabited does not mean it holds a valid habitation certificate. Land plots and buildings that do not meet the legal definition of a habitable residential structure do not qualify, regardless of current occupancy.
- Do I still need a state-issued property valuation report to apply?
No. This requirement has been lifted. It is now sufficient for the title deed to declare a property value of USD 200,000, with taxes paid on that declared value, rather than requiring an independent valuation confirming the property's actual market value.
- Why might a seller refuse to declare the full USD 200,000 value on the title deed?
Declaring a higher value increases the seller's capital gains tax liability. Sellers who have owned the property for less than five years may therefore be reluctant to agree to this. Sellers who have held the property for more than five years are typically exempt from this tax and are generally more willing to declare the full value.
- Can family members be included under the same property-based residence permit?
Yes. A spouse, minor children, or a dependent adult child who share ownership of the property can apply under the same residence permit application.
Final Note
Buying a suitable residential property in Türkiye, starting from 200,000 US dollars, gives foreigners and their immediate family a practical way to apply for a renewable residence permit.
However, proper legal planning is very important, especially for married couples when only one spouse is listed as the property owner. In these situations, different types of permits and additional documents must be carefully prepared.
As legal practitioners, we guide you through each step: selecting the right property, preparing a compliant application, and ensuring a smooth permit renewal process.
If you want personalized assistance with paperwork, legal compliance, or more complex scenarios, feel free to contact us. We'd be glad to prepare your official legal service proposal and support your journey to living in Türkiye.
