How to Get a Residence Permit in Turkey via Real Estate Purchase
🏠 How to Get a Residence Permit in Turkey via Real Estate Purchase
Buying property in Turkey is not just a smart investment — it’s also one of the easiest ways to obtain a Turkish residence permit (known as ikamet).
The process is straightforward, transparent, and available to citizens of most countries.
In this guide, we’ll explain how to get a residence permit through real estate, including eligibility, documents, and key rules to know before applying.
🇹🇷 Benefits of a Turkish Residence Permit
A residence permit allows you to live in Turkey legally and enjoy the country’s Mediterranean lifestyle without visa limitations.
Main advantages:
- Live in Turkey year-round.
- Open a bank account and access healthcare.
- Enroll children in local or international schools.
- Apply for long-term residence after 5 years.
- Include your spouse and children in the same application.
- Step toward Turkish citizenship through investment or continuous residence.
💶 Minimum Property Value Requirement
To qualify for a residence permit through property ownership, your real estate must have a minimum cadastral value of USD 200,000 (converted to Turkish lira at the official rate on the day of title registration).
Important:
The cadastral (official) value stated on the title deed (TAPU) may differ from the market price. Your agent or lawyer will ensure the property meets the requirement before purchase.
📍 Open and Closed Districts for Residence Permits
Turkey limits residence permits in districts where the number of foreign residents exceeds 20% of the local population.
In Alanya and other coastal regions, these restrictions are crucial to check before buying.
❌ Closed Districts (residence permits not issued through property):
- Mahmutlar
- Kargicak
- Kestel
- Avsallar
✅ Open Districts (eligible for residence permit applications):
- Oba
- Cikcilli
- Tosmur
- Cleopatra / Damlataş
- Konaklı
- Demirtaş
- Tepe
Before purchase, your agency should verify the district’s status with the Migration Directorate (Göç İdaresi).
🧾 Required Documents for Application
Once your property purchase is complete, you can apply for a residence permit in Turkey.
Here’s what you’ll need:
- Valid passport and notarized Turkish translation.
- Title deed (TAPU) — proving property ownership.
- Tax number (Vergi Numarası) — issued in Turkey.
- Health insurance policy valid in Turkey.
- Four biometric photos.
- Proof of financial means (bank statement or pension).
- Online application form from https://e-ikamet.goc.gov.tr.
- Receipt of payment for residence permit card and state fees.
If you buy property through RestProperty, our legal team will prepare and submit all necessary paperwork with you.
🧩 Step-by-Step: How to Apply for a Residence Permit via Real Estate
Step 1. Buy the Property
Complete your purchase through a licensed agency and obtain your TAPU (title deed). This document is the legal proof of ownership and is essential for your residence permit application.
Step 2. Get Your Tax Number and Insurance
Apply for a tax ID at any tax office and purchase valid Turkish health insurance. Both are required to submit your application.
Step 3. Fill Out the Online Application
Go to e-ikamet.goc.gov.tr and complete the residence permit form.
Select "Ikamet türü: Property Owner (Real Estate)" as the reason for applying.
Step 4. Attend the Appointment
The system will assign a date at the local Migration Directorate (Göç İdaresi).
Bring all original documents, your TAPU, and passport.
Step 5. Receive Your Residence Card
After approval, your ikamet card is delivered by courier to your registered address — usually within 4–8 weeks.
👨👩👧 Family Residence Permits
If the property is registered under one family member, their spouse and children under 18 can apply for a family residence permit.
Required additional documents:
- Marriage and birth certificates (apostilled and translated).
- Proof of income and valid insurance.
🕓 Validity and Renewal
- Initial residence permits are usually valid for 1 year.
- Renewal is possible without limit, as long as you keep the property.
- Renewal applications must be submitted 60 days before expiration.
- If you sell the property, your residence permit is automatically cancelled.
⚖️ Residence Permit vs. Citizenship by Investment
| Criteria | Residence Permit via Property | Citizenship by Investment |
|---|---|---|
| Minimum property value | USD 200,000 | USD 400,000 |
| Processing time | 1–2 months | 3–6 months |
| Family inclusion | ✅ Yes | ✅ Yes |
| Duration | Renewable | Permanent citizenship |
| Right to work | With work permit | Automatically included |
⚠️ Common Mistakes to Avoid
- Buying in a closed district where residence permits are suspended.
- Submitting documents without proper translation or apostille.
- Failing to purchase valid health insurance.
- Relying on unlicensed intermediaries.
✅ Always work with an experienced, government-registered real estate agency to ensure a smooth process.
🧭 Expert Advice from RestProperty
- Verify the cadastral value before signing the purchase contract.
- Keep copies of all payments and official receipts.
- Apply for the residence permit immediately after receiving TAPU.
- Choose open districts for a secure application.
- Use legal assistance to avoid paperwork errors.
📍 RestProperty — Your Trusted Partner in Turkey
As one of Turkey’s leading international real estate agencies, RestProperty provides full legal assistance for buyers applying for residence permits and citizenship.
We’ll guide you step by step — from selecting eligible properties to obtaining your ikamet card successfully.
📞 RestProperty — Turkey’s No.1 International Real Estate Agency
🏢 Visit our office in Alanya or contact us online:
👉 restproperty.com | +90 532 777 2 777
