Turkish Residence Permit via Property Ownership: Your 2026 Guide

Are you a foreigner considering investing in real estate in Turkey and seeking a residence permit? As of 2026, acquiring property in Turkey remains a popular pathway to obtaining a short-term residence permit. This comprehensive guide outlines the updated requirements, processes, and costs for the upcoming year.

Property Ownership for Turkish Residence Permit in 2026

Under Article 31, Section B of Law Number 6458 on Foreigners and International Protection, individuals who own immovable property in Turkey are eligible to apply for a residence permit. This specific type of permit is often referred to as a ‘Tapu-based residence permit’ or ‘Property Owner’s Residence Permit’.

Minimum Investment Thresholds for 2026

To qualify for a property-based residence permit in 2026, the minimum declared value of the immovable property must be $200,000 USD or more, applicable universally across all provinces of Turkey.

It is crucial that the property value stated in the official appraisal report (which is mandatory for foreigners buying property) meets or exceeds this threshold. The property must also be used as a residence by the applicant or their family.

Important Considerations for Property Value

When applying for a residence permit based on property ownership, ensure that:

• The official property valuation report (ekspertiz raporu) confirms the property’s market value meets the minimum threshold.
• The title deed (Tapu) is registered solely in the name of the applicant (or jointly with a spouse if applying as a family).
• A single property typically qualifies for the permit. If multiple properties are owned, their combined value must meet the threshold, but the General Directorate of Migration Management usually prefers a single, residential property for the application.

The Application Process: Steps and Required Documents

General Application Steps

1. Online Application: Complete the initial residence permit application form on the official e-residence system (e-ikamet.goc.gov.tr).
2. Appointment Scheduling: After submitting the online application, schedule an appointment at the nearest Provincial Directorate of Migration Management (Göç İdaresi Müdürlüğü).
3. Document Preparation: Gather all necessary documents before your appointment date.
4. Interview and Submission: Attend your appointment, submit your documents, and undergo a brief interview.
5. Follow-up: The authorities will review your application. You can track its status online.

Key Documents for Your 2026 Application

When applying for a property-based residence permit, you will typically need the following documents:

• Residence Permit Application Form: Completed and signed.
• Passport/Travel Document: Original and photocopies of all processed pages (identity information, visa/entry stamp). Ensure your passport is valid for at least 60 days beyond your requested permit duration.
• الصور الفوتوغرافية البيومترية: Four recent biometric photos (50x60mm, white background).
• Title Deed (Tapu): Original and a photocopy of the property’s title deed.
• Official Property Valuation Report: An appraisal report indicating the property’s market value, obtained from a government-approved valuation expert.
• Proof of Sufficient Financial Means: A bank statement proving you have sufficient and sustainable financial resources for your stay in Turkey (e.g., approximately $500 USD per month for the duration of your requested permit).
• Valid Health Insurance: A policy valid for the duration of your requested residence permit. Applicants under 18 or over 65 are exempt.
• Address Registration Document: A document showing your address in Turkey (e.g., an extract from the population registration system once your title deed is registered, or a rental agreement if applicable).
• Foreigner ID Card Fee Receipt: Proof of payment for the residence permit card.
• Residence Permit Application Fee (Harç): Proof of payment for the application fee, if applicable for your nationality.

Estimated Costs and Fees for 2026

When planning your property purchase and residence permit application for 2026, be aware of the following estimated costs:

Mandatory Government Fees

• Residence Permit Card Fee: Approximately ₺500 – ₺1,000 (one-time fee, subject to annual changes).
• Residence Permit Application Fee (Harç): Varies significantly by nationality, typically ranging from $80 to $200 USD annually. Certain nationalities may be exempt.
• Property Valuation Report Fee (Ekspertiz Raporu): Approximately ₺6,000 – ₺10,000 (one-time fee).
• Health Insurance Premiums: Vary based on age, coverage, and insurance provider, typically ranging from ₺1,000 to ₺5,000 annually.
• Title Deed Transfer Tax (Tapu Harcı): 4% of the declared property value in the title deed, generally paid by the buyer.

Other Potential Costs

• رسوم كاتب العدل: For document authentication and translation, if required.
• Translation Services: For any documents not in Turkish.
• Lawyer Fees: Optional, but highly recommended for comprehensive legal advice and assistance with the application process, varying based on services provided.
• Real Estate Agent Commission: Typically 2-3% + VAT of the property’s sale price, usually paid by the buyer.

Duration and Renewal of Your Permit

The initial property-based residence permit is typically issued for a period of one or two years. It can be renewed as long as the property ownership condition is maintained, and the applicant continues to meet all other eligibility criteria.

For renewal applications, the process is similar to the initial application, requiring updated documents such as proof of continued property ownership, valid health insurance, and demonstration of sufficient financial means. It’s crucial to apply for renewal before your current permit expires to avoid any legal complications.

Family Applications

If the main applicant’s spouse and dependent children (under 18) wish to reside in Turkey, they can apply for a family residence permit or accompany the main applicant under the property-based permit. This is provided the main applicant demonstrates sufficient financial means to support the entire family and appropriate accommodation. The title deed can be registered jointly with a spouse to support family applications, but the property’s value must still meet the minimum threshold.

Key Considerations and Advice

• Processing Timelines: The processing time for residence permit applications can vary significantly depending on the volume of applications and the specific Provincial Directorate of Migration Management, typically ranging from 1 to 4 months. It is advisable to apply well in advance of any visa expiry.
• Potential for Rejection: Applications may be rejected if documents are incomplete, fraudulent, or if the applicant is deemed a threat to public order or security. Ensuring all information is accurate and transparent is paramount.
• Professional Legal Advice: While this guide provides comprehensive information, consulting with a legal professional specializing in Turkish immigration law is highly recommended. They can offer tailored advice, assist with document preparation, and help navigate any complexities in the application process, especially for unique situations.
• Stay Updated: Immigration laws and regulations are subject to change. Always refer to the official website of the Turkish General Directorate of Migration Management (Göç İdaresi Genel Müdürlüğü – goc.gov.tr) for the most current and authoritative information.

خاتمة

Acquiring a residence permit through property ownership in Turkey remains an attractive and viable option for foreigners in 2026. While the minimum investment thresholds and documentation requirements are clear, prospective applicants should approach the process with meticulous attention to detail, ensuring all conditions are met from property valuation to health insurance. Turkey offers a unique blend of cultural richness, strategic location, and a welcoming environment, making it a compelling destination for those looking to invest and reside. By carefully following the guidelines outlined in this guide and staying informed about any regulatory updates, you can successfully navigate your path to a Turkish residence permit via property ownership.