Turkish Residence Permit Through Property Investment in 2026

The rule in 2026: USD 200,000 in every city

Owning property in Turkey is one of the grounds for a short-term residence permit under Law No. 6458 (the Law on Foreigners and International Protection). As of November 2026, the official e-İkamet document list sets three conditions:

• Value: at least USD 200,000, calculated in Turkish lira on the date you acquired the property. The same minimum applies in every city.
• A home you live in: the property must be a dwelling that you use as your own home.
• Not rented out: a home you rent to someone else does not support this permit.

The legal basis is article 31(6) of Law 6458, added by Law No. 7533 in November 2024, which lets the Ministry set the minimum property value. The official list does not limit the USD 200,000 rule to first applications, so it matters when you renew as well.

Homes bought before 16 October 2023

The minimum used to be lower: USD 75,000 in metropolitan cities and USD 50,000 elsewhere. It has been reported that homes bought before 16 October 2023 still qualify under those old amounts. We have not found an official text that confirms this. If you rely on an older purchase, check with the provincial migration office before you apply.

Residence permit or citizenship?

The USD 200,000 residence route and the USD 400,000 citizenship route are separate. They have different rules and lead to different results.

The property residence permit does not give you Turkish citizenship. If a passport is your goal, read our guide to citizenship by USD 400,000 investment. If you plan to stay for good on residence permits, Law 6458 (article 43) lets you apply for a long-term residence permit after 8 years of uninterrupted residence permits.

How long the permit lasts

A short-term residence permit is granted for up to 2 years each time (Law 6458, article 31). The law allows up to 5 years for investors and for citizens of the Turkish Republic of Northern Cyprus (TRNC). Ask the migration office which period applies to your file, and do not plan on 5 years before you have it.

Two rules affect whether you keep the permit:

• Time abroad: a short-term permit can be cancelled if you spend more than 120 days in total outside Turkey in the last year (Implementation Regulation, article 29(1)(c)).
• Renewal: apply from 60 days before the permit expires, and in any case before it expires.

Documents for a property-based application

As of November 2026, the e-İkamet list asks for these items in addition to the standard documents:

• First application: a numarataj document, which shows the official address number of the home.
• Renewal: a tapu devam belgesi from the land registry, which shows that you still own the property.
• Renewal and transfer applications: a registered address with a Yerleşim Yeri Belgesi, and a UETS (electronic notification) document from PTT. Under-18s are exempt from UETS.
• Health insurance that covers the whole permit period.
• Passport valid at least 60 days longer than the permit you ask for.

If you apply for the first time, you register your address within 20 working days after the permit is approved.

The valuation report

Foreign buyers need a valuation report for the purchase. Under the Land Registry's (TKGM) updated Circular 2024/2 (5 October 2026), any company authorised by the Capital Markets Board (SPK) that has active TDUB membership and is listed in TADEBİS can prepare it. You apply through WebTapu, where an eligible company can be selected or assigned automatically. The report is valid for land-registry transactions for 12 months.

For the citizenship route, the amount certificate (TTB) is issued from this report and sent electronically through TADEBİS; a paper TTB is not accepted (see TKGM's updated Circular 2024/4). That step belongs to the USD 400,000 route, not to the residence permit.

Before you sign, make sure the value on the title deed and in the valuation report reaches USD 200,000 at the exchange rate on the acquisition date. A home whose value falls short cannot support this permit.

Closed neighborhoods: check the address first

Since 2022, Türkiye's Presidency of Migration Management (Göç İdaresi) has closed certain neighborhoods to new registrations by foreigners where they make up more than 20% of residents. From 1 July 2022 the official list covered 1,169 neighborhoods. No official notice has lifted the rule, but in the applications we handled in 2026 almost every neighborhood accepted new registrations again, with only a few exceptions.

Neither the 2022 notices nor the 2023 statements say clearly how renewals or property owners are treated. Before signing a lease or buying a home, ask the provincial migration office or YİMER 157 to confirm the specific address, or check it during your e-İkamet application. Our page on neighborhoods closed to foreigners has the background.

How to apply, step by step

1. Check the property. Confirm that it is a home, that its value reaches USD 200,000, that the title has no liens or mortgages (takyidat check), and that the address is open to residence registration.
2. Valuation and title deed. Get the valuation report and complete the transfer at the land registry office.
3. Numarataj document. Get the official address number record for the home.
4. Apply online. Fill in the short-term permit form on e-İkamet, choosing property ownership as the purpose. Pay the card fee (964 TL in 2026) and the harç for your nationality; see our residence permit fees guide.
5. Appointment. Bring the originals to the provincial migration directorate. Biometric data is taken; children under 12 are not fingerprinted. A lawyer with power of attorney can file for you, but you may still be asked to attend.
6. Decision and card. If documents are missing, you have 30 days from the notice to complete them. The decision is due within 90 days of a complete file, and PTT delivers the card to the address on your application.
7. Register your address within 20 working days after approval.

Your spouse and children

The property rule itself does not say how family members qualify. A family residence permit is one route, but it has its own conditions: a sponsor who has held a residence permit for at least one year (with some exceptions), enough income, suitable housing and health insurance for everyone. Read our family residence permit guide and confirm the route for each family member before you buy.

Costs on top of the price

• Title deed fee (tapu harcı): 4% of the declared value in total, normally split between buyer and seller. In many sales to foreigners the buyer pays all of it, so agree this in writing.
• VAT: new-build sales from a developer can carry VAT. Ask how it applies to your purchase before you sign.
• Valuation report, translations and notary: these vary.
• Health insurance: the premium varies with your age and the policy.
• Residence permit card and harç: 964 TL card fee in 2026, plus the harç for your nationality.

Common reasons for refusal

• The value on the acquisition date is below USD 200,000.
• The home is rented out, or you do not live in it.
• The numarataj document (first application) or tapu devam belgesi (renewal) is missing.
• The address is in a neighborhood closed to new registrations.
• The renewal is filed late, or you spent more than 120 days abroad in the last year.

If your application is refused, read how to deal with a residence permit rejection. For the general process, see our residence permit application guide, the short-term residence permit guide and the residence permit FAQs.

At SimplyTR, our lawyers check the property, the address and the documents before the money moves. Contact us to review your case.

Official sources: e-İkamet short-term document list; Law No. 6458; Göç İdaresi neighborhood notice (2022); TKGM valuation circular.