How to Buy Property in Turkey for Residency in 2025: New Rules and Lifehacks

Turkey remains one of the most popular destinations for property purchases among Ukrainian-speaking buyers. The favorable climate, affordable prices,high standard of living, and the possibility of obtaining a residence permit (RP) make this country attractive for relocation.

In 2025, new rules came into effect, which are important to consider when purchasing property for the purpose of obtaining residency. In this article, we will cover:

✅ Why is residency through real estate beneficial?
✅ The new rules of 2025
✅ Do you need to prove income?
✅ What documents are required for family residency?
✅ A step-by-step guide to purchasing real estate
✅ Common mistakes and how to avoid them
✅ Lifehack: how to get residency for $100,000

1. Why is obtaining residency through real estate a profitable solution?

Obtaining residence in Turkey through real estate offers several key advantages:

✔ Simplicity of the process – minimal bureaucracy compared to other countries.
✔ Quick processing – residency can be obtained within 1 month.
✔ Family benefits – spouses and children under 25 also receive residency.
✔ Visa-free entry – the ability to travel freely within Turkey and other countries.
✔ A step towards citizenship – after 5 years, you can apply for citizenship (if requirements are met).

2. New rules for 2025: What has changed?

Starting from January 2025, updated requirements for obtaining residency through real estate will be in effect:

Minimum cadastral value – $200,000 (previously it was $75,000).
If the property was purchased before October 16, 2023, but residency was not renewed, it is now necessary to confirm the value of $200,000.
Children of residency holders can extend their residency until the age of 25 (previously it was until the age of 18).
Parents of investors who obtain citizenship can apply for a 2-year residency with the option for renewal.

Important! The cadastral value may differ from the market value. Make sure to check it before purchasing.

3. Do I need to prove my income for residency?

No! Unlike other types of residency, income proof is not required for residency through real estate.

4. What documents are needed for family residency?

For the main applicant:
- Passport
- Property documents (Tapu + cadastral report)
- Address registration (numbering)
- Medical insurance
- 4 photos 5×5 cm
- Residency application form
- Utility subscriptions for water and electricity
- Get a password via mail and register on e-devlet
For family members:
- Marriage certificate (apostille and translation)
- Children’s birth certificates (apostille and translation)
- Insurance for family members (not required for children)
- Criminal record certificate (if required)
- Bank account statement (if required)

5. Step-by-step guide to purchasing property in Turkey

Step 1: Choose the property

Check the cadastral value (it should be ≥ $200,000).
Ensure that the property is free of encumbrances (mortgage, arrest).

Step 2: Formalizing the deal

Sign a preliminary agreement (reservation fee of 1–3% of the property value).
Open a bank account in Turkey.
Transfer the funds and sign the sale agreement.

Step 3: Registering property rights (Tapu)

Pay taxes (4% of the property value).
Obtain the cadastral number and Tapu certificate.
Obtain the currency conversion certificate (DAB).

Step 4: Apply for residency

Submit documents to the Migration Directorate (Göç İdaresi).
Receive your ikamet (residency card) within 4–6 weeks.

6. Common mistakes when buying property

❌ Not checking the cadastral value → residency refusal.
❌ Ignoring additional costs (taxes, insurance, commissions).
❌ Buying property without a licensed agency → high risk of fraud.

⚠️ Be careful! There are many private "helpers" in Turkey offering "cheap" options, but in reality:

They sell properties with encumbrances (debts, arrests).
Provide false data about cadastral value → residency will not be granted.
Disappear after receiving the advance payment.

How to avoid problems?

✔ Work only with licensed agencies (like RestProperty).
✔ Check the company's reputation (reviews, real cases).
✔ Demand the full package of documents before the deal.

7. Lifehack: How to get residency for $100,000 through a company

If your budget doesn't allow for purchasing property for $200,000, there's an alternative:

Open a company in Turkey
✔ The statutory capital is $100,000 (for 1 founder).
✔ Funds are deposited into the company's account.
✔ A work visa for the investor is issued (1 year).
✔ Spouse and children under 25 receive family residency.

Benefits: