Residence Permit in Turkey Through Real Estate Ownership

There are different types of residence permits for foreigners who wish to stay in Turkey for more than 90 days. For foreigners planning to purchase property or live in a residence in Turkey, two routes are particularly relevant: a short-term residence permit for tourism purposes and a short-term residence permit based on real estate ownership.

These two application routes are not the same, and understanding the difference is especially important before purchasing a property.

At ART Alanya, our expertise is helping you identify the right property before purchase when obtaining a residence permit is one of your goals.

Short-Term Residence Permit for Tourism Purposes

Foreigners staying in a rented or owned residence in Turkey may apply for a short-term residence permit for tourism purposes if they meet the applicable requirements.

However, renting or owning a residence does not automatically mean that a tourism-purpose residence permit will be granted. Applications are evaluated by the migration authorities according to the applicant's purpose of stay, address, financial circumstances and other applicable conditions.

Tourism-purpose residence permit applications may also be affected by neighbourhood-based restrictions related to the concentration of foreign residents.

Residence Permit Through the Purchase of Real Estate Worth USD 200,000

For foreigners applying for a short-term residence permit based on real estate ownership, properties acquired from 16 October 2023 onwards must have a value equivalent to at least USD 200,000.

The property must be residential and must be used by the applicant for residence purposes.

For a property purchase under this route, the title deed sale value must meet the equivalent of at least USD 200,000, and the required Foreign Currency Purchase Certificate (DAB) must be issued as part of the property acquisition transaction.

Therefore, an advertised or sale price above USD 200,000 is not sufficient on its own. Both the property and the purchase transaction must be structured appropriately for your residence permit objective.

Why Is Choosing the Right Property Important?

Not every property in Turkey meets the same conditions for a residence permit.

Rather than checking whether a property is suitable for your residence permit goal after purchasing it, it is far better to carry out these checks before making the purchase decision.

The property's residential status, title deed value, DAB procedure, the current status of its location and the type of residence permit the client intends to pursue should all be considered before purchase.

At ART Alanya, instead of simply showing clients properties that fit their budget, we make it a priority to understand from the outset why they are purchasing the property.

Neighbourhood-Based Residence Restrictions

In Turkey, some neighbourhoods may periodically be closed to new foreign registrations depending on the concentration of foreign residents.

These restrictions do not prevent the purchase of real estate. However, particularly for tourism-purpose residence permit applications, the address of the rented or purchased residence is important.

In Alanya, key areas that had previously been closed to new foreign residence registrations, including Mahmutlar, Kestel, Avsallar and Kargıcak, were reopened for residence permit applications as of June 2026.

As regulations and local conditions may change over time, we recommend checking the current status again before purchasing a property.

Because the conditions for residence based on qualifying real estate worth USD 200,000 or more differ from those for tourism-purpose residence, it is important to determine the intended application route from the beginning.

Application Process

The residence permit application is initiated through the e-Residence (e-İkamet) system, and the required procedures are completed according to the current rules.

Applicants generally need to prepare their passport, health insurance, address and property-related documents, as well as any additional documents required for the relevant application type. If a spouse or children are also applying, additional documents such as marriage and birth certificates may be required.

Complete documentation is important. If the application is approved, the residence permit card is delivered by PTT to the applicant's registered address.

As document requirements and procedures may change over time, we recommend referring to the current document list issued by the migration authorities at the time of application.

Experience and the Right Guidance

ART Alanya is not a residence permit or legal consultancy company. Our area of expertise is real estate.

However, many of our international clients purchase property in Turkey not only as an investment, but also because they plan to live here and obtain a residence permit.

With our many years of real estate experience, we therefore take our client's residence objective into account from the very beginning of the property purchase process.

After the property has been selected, when assistance with residence permit procedures is required, we help our clients work with the right professionals by referring them to experienced lawyers and relevant specialists.

Choose a Property That Matches Your Residence Goal

If you are considering purchasing real estate in Turkey with the aim of obtaining a residence permit, do not make your decision based only on the property's price, location or appearance.

First define your goal, then evaluate properties that are suitable for that goal.

Not every property in Turkey is suitable for a residence permit.

Contact us to discover real estate options suitable for your residence permit goal.