Residence Permits for Foreigners in Turkey

Foreigners who wish to live in Turkey longer than their visa or visa exemption allows may apply for different types of residence permits.

For foreigners planning to purchase real estate or live in Turkey, two options are particularly relevant: a tourist residence permit and a residence permit based on property ownership. These are not the same.

In June 2026, Mahmutlar, Kestel, Avsallar and Kargıcak, previously closed to new foreign residence registrations, reopened for residence applications.

What Is a Tourist Residence Permit?

Foreigners who wish to stay in Turkey longer than their visa or visa exemption allows may apply for a short-term residence permit for tourism purposes if they meet the required conditions.

The applicant may declare a rented or owned home as their address. However, renting or owning a property does not automatically mean that a tourist residence permit will be granted.

Because neighbourhoods may periodically be closed to new foreign registrations, the current status of the address should be checked before renting or purchasing a home.

How Can You Obtain a Residence Permit Through Property Ownership?

Foreigners who purchase real estate in Turkey may apply for a residence permit based on property ownership if they meet the required conditions.

For properties acquired after 16 October 2023, the residential property must meet a minimum value requirement equivalent to USD 200,000.

The property must be residential and used by the applicant as a residence. The title-deed sale value must meet the required threshold, the necessary Foreign Exchange Purchase Certificate (DAB) procedures must be completed correctly, and the purchase should be planned with the residence objective in mind.

A property advertised for more than USD 200,000 should therefore not automatically be assumed to qualify.

If residence is your objective, define that objective first and then choose an appropriate property rather than buying first and checking eligibility afterwards.

One of the Most Important Differences: Applying for Citizenship After 5 Years

Foreigners who regularly renew their property-based residence permit and maintain their legal residence in Turkey for 5 years gain the right to apply for Turkish citizenship through the general route, provided that they also meet the other citizenship requirements.

This does not mean that they must remain physically in Turkey without ever leaving during those five years.

An eligible real estate investment of USD 400,000 or more is a separate citizenship-by-investment route.

A residence permit based on an eligible residential property worth USD 200,000 or more does not grant citizenship directly. After maintaining legal residence for 5 years and meeting the other requirements, the person gains the right to apply through the general route.

Time spent under a tourist residence permit is not included in the 5-year residence period required for the general citizenship route.

Tourist Residence vs Residence Through Property Ownership

Mahmutlar, Kestel, Avsallar and Kargıcak Reopened for Residence in Alanya

As of June 2026, Mahmutlar, Kestel, Avsallar and Kargıcak reopened for residence applications, an important development for foreigners planning to live in Alanya or purchase real estate.

Mahmutlar offers established social life and a broad property market; Kestel a quieter environment; Kargıcak villas and upper-segment projects; and Avsallar beaches, holiday living and varied residential options.

Residence rules may change, so we recommend checking the current status immediately before purchasing.

What Should You Consider When Buying Property for Residence?

The first question should be: Why am I buying this property?

An investment property, a home intended for tourist residence and a property purchased for residence through property ownership should not necessarily be assessed by the same criteria.

The property you choose today may affect not only where you live but also your future residence and citizenship plans.

ART Alanya's Approach

At ART Alanya, we aim to understand why our clients want to purchase real estate before simply presenting properties within their budget.

ART Alanya is not a law firm or immigration consultancy. Our expertise is real estate. When professional assistance is needed for residence or citizenship matters, we help clients work with experienced lawyers and relevant specialists.

How Do You Choose the Right Property for Your Residence Objective?

If you plan to purchase property for residence in Turkey, particularly in Alanya, the first step should be defining your objective.

Tourist residence? Residence through property ownership? Applying for Turkish citizenship in the long term? Or citizenship through investment?

Not every property is suitable for every objective.

Contact ART Alanya to evaluate property options in Turkey and Alanya that fit your residence and long-term living objectives.