In short: Owning a home in Turkey can support a short-term residence permit (ikamet) if the home was worth at least USD 200,000 in Turkish lira when you acquired it, you live in it and you do not rent it out. Permits are issued for up to two years at a time and can be renewed; after eight years of uninterrupted residence you can apply for a long-term permit. You apply online through e-ikamet, with health insurance, an address certificate for the property and the standard documents.
This guide reflects Göç İdaresi's (the migration authority's) document list and the Law on Foreigners as checked on 12 November 2026.
Residence permit or citizenship: which route fits you?
The two routes answer different needs, and the thresholds are different.
| Short-term residence permit (property) | Citizenship by investment | |
|---|---|---|
| Minimum property value | USD 200,000 at the date of acquisition | USD 400,000 of qualifying real estate |
| Main conditions | You live in the home; it is not rented out | Three-year no-sale annotation on the title |
| What you get | A permit of up to two years, renewable | Turkish citizenship and passport |
| Family | Family members apply for their own permits | Spouse and children under 18 can be included |
| Right to work | No; a residence permit does not allow you to work | Yes, as a citizen |
If citizenship is your aim, see our guide to Turkish citizenship by real estate investment. The rest of this guide covers the residence permit.
How does the property-based short-term permit work in 2026?
The Law on Foreigners and International Protection (Law No. 6458) lists "foreigners who own immovable property in Turkey" among the grounds for a short-term residence permit. Since a November 2024 amendment (Law No. 7533), the law says the Ministry of Interior determines the type and value of property that qualifies. Other conditions in the law:
- you must present the documents for your stated purpose and have housing that meets general health and safety standards;
- you must give your address in Turkey and, if asked, a criminal record certificate;
- your passport must be valid for at least 60 days longer than the permit you request;
- the permit can be refused, cancelled or not renewed if the conditions stop being met or it is used for a purpose other than the one it was granted for.
Short-term permits are granted for a maximum of two years at a time. A residence permit does not give the right to work; that requires a separate work permit.
Value thresholds, valuation reports and older title deeds
Göç İdaresi's current document list sets out the property conditions:
- Value: the home must have been worth at least USD 200,000, in Turkish lira, on the date you acquired it. One threshold applies across Turkey.
- Use: the property must be a home (konut), used by you as your residence. It cannot be used for rent or similar income.
- Ownership evidence: a copy of the title deed showing the home belongs to you.
- Shared ownership: if family members own the home jointly, a document proving your family relationship with the people on the deed.
- Inherited or gifted homes: a current valuation report.
- First applications: an address certificate (numarataj belgesi) from the municipality where the home is located.
- Extensions: a document confirming you still own the property (tapu devam belgesi).
What about homes bought before October 2023?
The USD 200,000 threshold replaced earlier, lower figures in October 2023. Press reports at the time said homes acquired before 16 October 2023 would continue to be assessed under the earlier rules. The current official document list does not mention any such transition, so if your deed is older and below USD 200,000, ask the provincial migration office how your application will be treated before you apply. Do not rely on the old USD 75,000 and USD 50,000 figures for a new purchase.
Which documents do you need, and how does the online application work?
You start the application on the e-ikamet website, which books an appointment at your provincial migration office. Göç İdaresi stresses that appointments are free and warns against third parties who charge for them. Besides the property documents above, the standard documents are:
- the completed application form, signed by you, your legal representative or a lawyer with power of attorney;
- a copy of your passport's identity page and any visa, with the original at the appointment;
- two biometric photographs taken within the last six months;
- receipts for the residence permit fee and card fee (nationals of some countries are exempt from the fee but still pay for the card);
- for a first application after a visa-free entry, a receipt for the single-entry visa fee, unless your nationality is exempt;
- valid health insurance covering the whole permit period, such as a private policy or an SGK (social security) document;
- a document or declaration showing sufficient and regular means for your stay;
- for extensions, a current residence certificate from e-Devlet with a utility bill, and a national electronic notification (UETS) address from PTT.
The migration office can ask for more information, and documents must be complete on the appointment day. Check that your health insurance policy meets the rules before you book.
Closed neighbourhoods and address registration
Some neighbourhoods are closed to new foreign residents. When the policy was introduced in 2022, 1,169 neighbourhoods in 63 provinces were closed because foreign residents had passed a set share of the population, and the list is updated. A home in a closed neighbourhood may not support a first residence permit, so check the exact address with the migration authorities before you buy.
Address registration is compulsory. After a first permit is approved, you must register your address within 20 working days. For extensions and changes of permit type or province, your address must already be registered, and you show a residence certificate (yerleşim yeri belgesi).
Renewals and long-term residence
Extending your permit
- Apply to extend from 60 days before your permit expires, and always before it expires.
- You receive a document while the extension is decided, which lets you remain in Turkey even if the old permit runs out in the meantime.
- An extended permit runs on from the end date of the previous one.
- Bring proof that you still own the home, and keep your health insurance continuous.
The law also allows a permit to be cancelled for long periods spent abroad, under rules set in the implementing regulation. If you plan to be away for many months, check your position first.
Long-term residence
Under Law 6458, you can move to a long-term residence permit after at least eight years of uninterrupted residence on residence permits, if you:
- have not received social assistance in the last three years;
- have sufficient and regular income to support yourself and your family;
- hold valid health insurance (Göç İdaresi guidance mentions a policy of at least one year);
- do not pose a threat to public order or security.
Long-term permit holders have most of the rights of Turkish citizens, except for voting and standing for election, entering public service, importing vehicles duty-free and military service obligations.
Can family members be included on your permit?
Each family member needs their own permit. There are two common ways:
- Co-ownership: if your spouse or children are named on the title deed, each can apply on the property ground, adding a document that proves the family relationship.
- Family residence permit: your foreign spouse, minor children and dependent children can apply for a family permit of up to three years at a time, never longer than your own permit. As the sponsor you must have held a residence permit for at least one year, have total monthly income of at least the minimum wage and at least one-third of the minimum wage per family member, provide suitable housing and health insurance covering everyone, and have no conviction for offences against the family in the last five years.
Before you buy, our 10-step buying checklist covers the purchase itself.
Key takeaways
- A home worth at least USD 200,000 when acquired, lived in and not rented out, can support a short-term residence permit.
- Permits last up to two years and can be extended from 60 days before expiry.
- First applications need an address certificate (numarataj) from the municipality; extensions need proof you still own the home.
- Check that the neighbourhood is open to new foreign residents before you buy.
- After eight years of uninterrupted residence you can apply for a long-term permit.
Frequently asked questions
What is the minimum property value for a Turkish residence permit in 2026?
USD 200,000, in Turkish lira, on the date you acquired the home, according to Göç İdaresi's document list. The same threshold applies everywhere in Turkey.
Can I rent out the property and still get a residence permit?
No. The home must be used as your residence and cannot be used for rent or similar income.
How long is a property-based residence permit valid?
Up to two years at a time. You can apply to extend it from 60 days before it expires.
Does a residence permit let me work in Turkey?
No. Working requires a separate work permit or exemption.
Can my spouse get a permit through my property?
If your spouse is on the title deed, they can apply on the property ground. Otherwise they can apply for a family residence permit, once you have held a permit for at least a year and meet the income and insurance conditions.
Looking for a home that fits?
Browse our properties in Turkey and contact us with questions about any home you are considering.
Sources (checked November 2026)
- Göç İdaresi: documents for short-term residence permits
- Göç İdaresi: guidance notes on applications and documents
- Law No. 6458 on Foreigners and International Protection (mevzuat.gov.tr)
- Cumhuriyet: USD 200,000 threshold from 16 October 2023 (October 2023)
- Bianet: neighbourhoods closed to new foreign residents (2022)
- Official Gazette: citizenship regulation amendment, Decision No. 5554 (13 May 2022)
Updated: November 2026
This guide is general information, not legal advice; residence rules and fees change, so check the current position with Göç İdaresi or a qualified lawyer before you act.