Residence Permit by TAPU in Turkey 2026: Complete Guide

Residence Permit by TAPU in Turkey in 2026: Rules for Property Purchased from 2016 to 2026

Last updated: June 15, 2026

Residence permit by TAPU remains one of the most discussed ways for foreigners to legally reside in Turkey. But it is around this basis that the most confusion has accumulated.

Some property owners hear that an apartment must cost at least $200,000. Others have been renewing their residence permit based on real estate for years on properties purchased at significantly lower prices. Still others are told that any TAPU is sufficient if the district is open. And many confuse the owner's residence permit with the tourist residence permit and citizenship by investment.

The reason for the contradictions is simple: the rules have changed several times, and to determine the applicable regime, not only the current requirements matter, but also the date the property was acquired.

In 2026, it is impossible to evaluate all properties the same way. An apartment purchased in 2020, a property acquired in the summer of 2022, and a home registered after October 16, 2023, belong to different historical groups.

In this article, we will cover:

• what the residence permit by TAPU legally represents;
• what threshold applies in 2026;
• what happens to property purchased before April 26, 2022;
• who the old $50,000 and $75,000 thresholds apply to;
• why a closed district and insufficient value are separate problems;
• whether you can rent out the apartment used for your residence permit;
• how to obtain a residence permit for a spouse and children;
• how the $200,000 threshold differs from citizenship for $400,000;
• what documents need to be prepared;
• how to verify an apartment before purchase and not lose the basis for residency.

A complete overview of current grounds is also available on the page Residence Permit in Turkey in 2026.

Main takeaway: For a new purchase for an owner's residence permit in 2026, it is safe to aim for a residential property worth at least $200,000 equivalent in Turkish Lira at the time of purchase. For properties purchased earlier, transitional or pre-reform rules may apply, but they must be verified by the date on the TAPU and checked with the migration office of the specific province.

Short Answer: Who Applies to Which Threshold

This does not mean that a residence permit is issued automatically. The value of the property is only one of the conditions. The migration authority also checks the purpose of the property, the address, the documents, the legality of stay, insurance, the actual use of the housing, and the veracity of the information.

What Is a Residence Permit by TAPU

In everyday speech, the expression "residence permit by TAPU" is used as a separate name for the status. Legally, there is no independent type of permit with that name.

It refers to a short-term residence permit for a foreigner who owns real estate in Turkey.

The legal framework is based on:

• Law No. 6458 on Foreigners and International Protection;
• Articles 31-33 of this law;
• the Regulation on the Application of Law No. 6458;
• administrative requirements of Göç İdaresi;
• the current list of documents in the e-İkamet system.

TAPU, or Tapu Senedi, is a document confirming registered ownership. However, having TAPU alone is not enough.

For an owner's residence permit, the property must:

1. Belong to the applicant.
2. Have residential purpose.
3. Be used by the applicant for residence.
4. Meet the applicable value threshold.
5. Be located at an address where the necessary migration and address procedures are possible.
6. Not be used as a rental or similar income-generating property if this specific apartment is claimed as the basis for the owner's residence permit.

A foreigner may purchase real estate in Turkey without first obtaining a residence permit. The transaction is completed first and ownership is registered, then the owner applies for the appropriate residence permit.

Current listings can be viewed in the real estate in Turkey catalog, but selecting a property for a residence permit should not be based solely on price and location. You must check the purpose, the documented value, the address status, and the registration scheme in advance.

Owner's Residence Permit and Tourist Residence Permit: They Are Not the Same

One of the biggest mistakes of 2026 is conflating these two different bases.

Residence permit based on property ownership

This is a short-term residence permit based on owning residential real estate. For new purchases, the current official document set requires the property's value to be at least $200,000 equivalent in Turkish Lira at the time of purchase.

Here, the real estate is the direct basis for the application.

Tourist short-term residence permit

With a tourist application, the basis is the purpose of stay related to tourism. One's own apartment can confirm the place of residence, but does not eliminate the need to justify the tourist purpose, financial means, and other conditions.

Therefore, the phrase "tourist residence permit based on an apartment of any value" requires careful interpretation.

An owner of housing cheaper than $200,000 can indeed use their apartment as proof of residence when applying for tourist purposes. However:

• this is not an owner's residence permit by TAPU;
• the value of the apartment does not create an automatic right;
• the decision is made individually;
• a stay plan and income confirmation may be required;
• renewal is not guaranteed;
• local practice may differ.

In other words, owning an apartment helps confirm an address, but does not turn a tourist application into a guaranteed migration status.

What Changed from 2016 to 2026

The legal basis for an owner's residence permit existed earlier. The main changes occurred not in the very existence of the permit, but in additional administrative filters.

2016: Consolidation of the general legal framework

On March 17, 2016, the regulation on the application of Law No. 6458 entered into force.

It established an important rule: the property must be residential and used by the foreigner for residence.

A monetary threshold was not explicitly mentioned in the text of the law or regulation.

2016-2018: TAPU without a publicly stated monetary minimum

In the old official checklists for property owners, a document proving ownership was requested. A minimum property value was not indicated in such forms.

This is the main basis for concluding that for properties acquired during this early period, a model without a public national monetary minimum applied.

2019: Strengthening the role of property valuation

Starting in 2019, a mandatory property appraisal report was introduced for a number of transactions with foreign buyers.

The appraisal report itself was not a migration threshold. But later it became an important proof of value for the $50,000 and $75,000 transitional regime.

2021: First major territorial restrictions

Restrictions on new migration applications began to be introduced in certain districts of Istanbul.

It is important to understand: closing a district does not mean changing the minimum value of an apartment. This is a separate address filter.

January 24, 2022: Döviz Alım Belgesi (DAB)

The DAB mechanism was introduced for real estate purchases by foreign individuals.

Before the transaction is registered, the foreign currency is sold to a bank in Turkey, and the corresponding document is submitted to the land registry system.

The absence of a properly executed DAB can create a problem at the transaction stage, even if the property meets the value and purpose requirements for a residence permit.

April 26, 2022: $75,000 and $50,000 thresholds

Starting from this period, two thresholds began to be applied in public practice:

• $75,000 in provinces with büyükşehir status;
• $50,000 in other provinces.

On June 11, 2022, this model was publicly confirmed by the Turkish Ministry of Interior.

The division was not by individual districts of a city, but by the status of the province.

For example, the entire province of Antalya belonged to the büyükşehir category. Therefore, the $75,000 threshold applied to Antalya, Alanya, Manavgat, Serik, Kemer, and other districts of the province.

July 1, 2022: Expansion of the list of closed neighborhoods

The number of neighborhoods closed to new registrations of foreigners was increased to 1,169.

This restriction concerned the concentration of foreigners and address registration. It did not replace or cancel the value threshold.

Two independent checks could apply to a property simultaneously:

1. Is the property's value sufficient?
2. Is the specific address allowed for the required procedure?

October 2022: Restrictions in Istanbul

The list of districts in Istanbul where new initial applications were restricted was expanded. Exceptions were retained for certain categories.

This example particularly shows why one cannot judge the possibility of a residence permit based solely on the price of an apartment.

Even an expensive property may be at a problematic address. Conversely, an open address does not cancel the value requirement for an owner's residence permit.

October 16, 2023: Uniform $200,000 threshold

Migration practice associates the transition to a single $200,000 threshold nationwide with this date.

The current official e-İkamet document list directly states:

• the property's value must be at least $200,000 equivalent in Turkish Lira at the date of acquisition;
• the property must be residential;
• the property must be used by the owner for residence;
• the housing may not be used for rental or similar income-generating purposes.

At the same time, there is no conveniently published separate circular in open sources that fully describes all transitional provisions since October 16, 2023. Therefore, for old purchases, the date of acquisition by TAPU and confirmation of the practice applied by the İl Göç İdaresi are particularly important.

2024: Submitting documents through notaries

Starting in 2024, the residence permit document package can be submitted through authorized notaries.

This does not mean that the notary issues the residence permit. The notary accepts and transmits the documents, but the decision is still made by the migration authority.

2025-2026: Maintaining the $200,000 threshold

The $200,000 threshold remains in the official document list valid for 2026.

The cost of the residence permit card as of January 1, 2026, is 964 TL. Additionally, a state fee for the residence permit itself is payable. Its amount depends on nationality, duration, and the principle of reciprocity.

Full Timeline of Changes

Who the $75,000 Threshold Applied To

During the period from April 26, 2022 to October 15, 2023, the $75,000 threshold applied in provinces with büyükşehir status.

These included:

• Adana;
• Ankara;
• Antalya;
• Aydın;
• Balıkesir;
• Bursa;
• Denizli;
• Diyarbakır;
• Erzurum;
• Eskişehir;
• Gaziantep;
• Hatay;
• Istanbul;
• Izmir;
• Kahramanmaraş;
• Kayseri;
• Kocaeli;
• Konya;
• Malatya;
• Manisa;
• Mardin;
• Mersin;
• Muğla;
• Ordu;
• Sakarya;
• Samsun;
• Şanlıurfa;
• Tekirdağ;
• Trabzon;
• Van.

Consequently, the $75,000 threshold applied not only in central Antalya, but also in Alanya, since Alanya is a district of Antalya province.

The same logic applied to Bodrum as a district of Muğla province and to other districts within the listed provinces.

Who the $50,000 Threshold Applied To

The $50,000 threshold applied in the remaining provinces of Turkey:

• Adıyaman;
• Afyonkarahisar;
• Ağrı;
• Aksaray;
• Amasya;
• Ardahan;
• Artvin;
• Bartın;
• Batman;
• Bayburt;
• Bilecik;
• Bingöl;
• Bitlis;
• Bolu;
• Burdur;
• Çanakkale;
• Çankırı;
• Çorum;
• Düzce;
• Edirne;
• Elazığ;
• Erzincan;
• Giresun;
• Gümüşhane;
• Hakkari;
• Iğdır;
• Isparta;
• Karabük;
• Karaman;
• Kars;
• Kastamonu;
• Kırıkkale;
• Kırklareli;
• Kırşehir;
• Kilis;
• Kütahya;
• Muş;
• Nevşehir;
• Niğde;
• Osmaniye;
• Rize;
• Siirt;
• Sinop;
• Sivas;
• Şırnak;
• Tokat;
• Tunceli;
• Uşak;
• Yalova;
• Yozgat;
• Zonguldak.

There were no district-specific lists with separate amounts of $50,000 or $75,000. The amount was determined by the status of the province.

What Happens to Property Purchased Before April 26, 2022

This is the most complex and important question for owners of older apartments.

The publicly available official forms of that period did not specify a single monetary minimum. The owner had to confirm the presence of residential property and compliance with the general conditions of a short-term residence permit.

Therefore, the most justified reading of the old rules appears to be:

• if the property was acquired before April 26, 2022;
• the property has residential purpose;
• ownership is maintained;
• the apartment is used for residence;
• the address allows the necessary procedures;
• the applicant meets the general migration requirements,

then the new $200,000 threshold should not automatically apply to such a property.

However, this is a conclusion based on a combination of old forms, transitional practice, and the date of acquisition. It is not formulated in a single modern official document as a universal guarantee for all provinces.

Therefore, the owner of an old TAPU must check in advance:

1. The date of ownership registration.
2. The residential purpose of the property.
3. The current status of the address.
4. Previous residence permits and renewals based on this property.
5. Whether the specific migration office requires an additional appraisal report.
6. What documents are needed to confirm continued ownership.
7. Whether the apartment has been used as a rental property.

The most dangerous mistake is selling an old apartment and buying a new property for less than $200,000.

The old property may belong to the pre-reform group. But the new purchase will already be evaluated according to the current rules. Historical rights do not transfer from one property to another.

How the Purchase Date Is Considered

The key date is the acquisition date reflected in the TAPU upon registration of ownership.

Do not rely solely on:

• the apartment reservation date;
• the date of deposit payment;
• the date of signing a preliminary contract;
• the start date of construction;
• the date of the first payment to the developer;
• the date of a notarial promise to sell.

For a residence permit based on ownership, the moment when registered title arises is crucial.

This is especially critical for properties that were under construction. A person might have signed a contract with a developer in 2021 but received TAPU in 2024. In such a case, the migration office may look at the acquisition date reflected in the land registry registration, not the date of the original contract.

Buyers of off-plan properties need to find out in advance:

• when the TAPU will be issued;
• what value will be stated in the transaction;
• what property status will be registered;
• whether the property will be residential at the time of application;
• whether a construction permit exists;
• whether İskan will be obtained;
• when address registration becomes possible.

How the $200,000 Threshold Is Calculated

The official wording refers to the value of the property being at least $200,000 equivalent in Turkish Lira at the date of acquisition.

In practice, this means that you cannot simply look at the current exchange rate and decide for yourself that the property is suitable.

You need to check in advance:

1. What amount will be officially reflected in the transaction documents.
2. What exchange rate applies on the processing date.
3. Whether the amount in Turkish Lira meets the threshold.
4. Whether the DAB is properly processed.
5. Whether there is any discrepancy between the actual payment, the contract, the bank documents, and the TAPU.
6. Whether the flow of funds can be documented.
7. Whether the value was artificially understated.

Why understating the value is especially dangerous

Suppose an apartment is actually worth $230,000, but on the seller's advice, the equivalent of $170,000 is stated in the official documents.

The buyer may face several problems at once:

• the property does not meet the residence permit threshold;
• a market valuation will not necessarily correct the insufficient official value;
• upon resale, a large difference will arise between the purchase and sale prices;
• the risk of tax issues increases;
• a discrepancy may arise between the contract and payments;
• it becomes more difficult to prove the actual transaction amount in case of a dispute.

When buying a property for a residence permit, saving on registration and tax payments may lead to the loss of the migration basis itself.

Which Properties Are Suitable for Residence Permit by TAPU

Not every property that can be registered in a foreigner's name is suitable.

The safest options are:

• apartment;
• detached house;
• villa;
• residential duplex;
• property with a clear residential purpose;
• property suitable for actual residence;
• property with a registered address.

Do not automatically consider the following suitable:

• office;
• shop;
• warehouse;
• hotel room;
• commercial apart unit;
• land plot;
• agricultural land;
• incomplete property without possibility of residence;
• property without a registered address;
• apartment with problematic purpose status.

A buyer may legally purchase commercial premises or land, but that does not mean such property will become a basis for an owner's residence permit.

Is İskan Required

İskan is the building occupancy permit.

While the current residence permit document list may not have a separate universal line saying "submit İskan," its absence can indirectly create serious problems with:

• the residential status of the property;
• connection of utilities;
• address registration;
• obtaining numarataj;
• converting the building to full residential stock;
• future resale;
• bank financing;
• confirming the actual suitability of the housing.

Therefore, before buying, you need to check not only the TAPU of the specific apartment, but also the documents for the entire building.

Kat İrtifakı and Kat Mülkiyeti

In Turkey, buyers often encounter two statuses.

Kat İrtifakı

This is a registered right to a future or under-construction independent unit. This status is often found in new buildings.

It does not always mean a problem, but requires additional verification of:

• whether construction is complete;
• whether İskan has been obtained;
• whether the apartment conforms to the approved project;
• whether an address can be registered;
• whether there are deviations from the construction permit;
• whether conversion to Kat Mülkiyeti is planned.

Kat Mülkiyeti

This is full condominium ownership of a completed independent unit.

For a completed apartment for permanent residence and a residence permit, this status is generally clearer and safer, although each property must still be checked individually.

Can You Rent Out the Property Used for Residence Permit

The current official document list contains an important condition: the housing must be used by the foreigner for residence and may not be used for rental or similar income generation.

Therefore, the strategy of "getting a residence permit for an apartment and simultaneously renting it out to tourists" contains a direct contradiction.

Risks arise if:

• the apartment is rented long-term to another person;
• the property is handed over to a management company for rental;
• advertisements for daily rentals are published;
• tenants are registered at the address;
• the owner actually lives elsewhere;
• utility bills and contracts indicate use of the property by third parties;
• it is impossible to confirm the applicant's residence during an inspection.

This does not mean that an owner cannot have rental property in Turkey at all.

For example, a foreigner may:

• live in one owned apartment;
• use it as the basis for a residence permit;
• own a second property;
• rent out the second property in compliance with tax and licensing requirements.

The main thing is that the apartment claimed for the owner's residence permit is actually used as his or her home.

Can a Family Get Residence Permits Based on One Property

The mere fact that an apartment belongs to one spouse does not always automatically put the entire family into the category of property owners.

An official clarification from Göç İdaresi indicates that family members may apply on this basis if they have shared or joint ownership of the housing.

Family members in this context include:

• spouse;
• minor children;
• dependent adult children if appropriate grounds exist.

If the spouse and children are not listed in the TAPU as owners, a different basis may be required for them:

• family residence permit;
• tourist short-term residence permit;
• student residence permit;
• work permit;
• other legal status.

Family joint ownership

In the case of shared ownership, the following may be required:

• TAPU showing shares;
• marriage certificate;
• children's birth certificates;
• documents proving relationship;
• apostille or consular legalization;
• notarized translation into Turkish.

Buying with a friend or partner

Joint purchase of an apartment by two persons who are not family members does not automatically give them the advantage of family shared ownership.

For a residence permit, it is safer when the applicant's right is:

• directly registered;
• of a clear share size;
• meeting the value requirements;
• not dependent on informal agreements;
• not arranged through a third party.

What Happens When Buying a $200,000 Property in Shares

This is one of the most risky questions.

For example, an apartment costs $220,000 and is registered in equal shares to two adult owners.

One cannot automatically assume that each of them has met the $200,000 threshold. The value of the entire property and the value of a specific applicant's share are different indicators.

If two applicants are not related by family, it is safer to obtain an official clarification from the migration office in advance.

For a purchase intended for two independent residence permits, the conservative approach is:

• the share value of each owner must independently meet the applicable threshold;
• the payments of each buyer must be documentarily clear;
• the shares must be clearly indicated;
• address registration must be possible;
• there should be no artificial splitting of the transaction.

For spouses with joint or shared ownership, a special family logic applies, but documents proving the relationship are mandatory.

Closed Districts and the Value Threshold: What Is the Difference

These concepts are often confused, although they answer different questions.

Value threshold

Determines whether the property's value is sufficient for a residence permit based on ownership.

In 2026, the benchmark for new purchases is $200,000.

Closed district or neighborhood

Determines the possibility of new migration and address actions at a specific address.

Closures may affect:

• initial applications;
• address registration;
• registration of foreigners;
• specific categories of residence permits;
• specific exceptions.

A property may be worth $300,000 but be located at a restricted address.

Another property may be in an open district but worth $150,000. Such a property does not meet the threshold for a new owner's residence permit, although it may be used as a place of residence under another lawful purpose of application.

What to check before buying

You cannot limit yourself to the question: "Is the district open or closed?"

You need to check:

1. The province.
2. The district (ilçe).
3. The neighborhood (mahalle).
4. The full registered address.
5. Numarataj.
6. The possibility of address registration.
7. The category of the intended application.
8. The date of purchase.
9. The existence of a transitional exception.
10. The current practice of the İl Göç İdaresi.

The status of a district can change. Therefore, verification should be done not based on an old article or social media post, but immediately before the transaction and before applying.

Where to Buy Property for Residence Permit: City Comparison

Choosing a city should not be reduced solely to the price per square meter. For a residence permit, the address, infrastructure, possibility of permanent residence, liquidity, and compliance of the apartment with the family's real needs are important.

Alanya

Real estate in Alanya is often chosen by families, retirees, and remote workers. The city is distinguished by its compactness, international population, and developed infrastructure for foreigners.

When buying for a residence permit, each mahalle must be checked separately. One cannot transfer the status of one neighborhood to all of Alanya.

Antalya

Real estate in Antalya is suitable for those who need a large city with an airport, clinics, universities, and year-round business activity.

At the same time, Antalya is not homogeneous. Konyaaltı, Muratpaşa, Lara, Kepez, Döşemealtı, and Altıntaş offer different lifestyles and different risks.

Istanbul

Real estate in Istanbul is more often considered for work, business, education, and long-term liquidity.

Here, it is especially important to check district restrictions and not buy a property for a residence permit based solely on the seller's promise.

Mersin

Real estate in Mersin is of interest to families looking for a calmer urban environment by the sea.

It is necessary to evaluate not only the price, but also transport, infrastructure, complex management, construction quality, and future resale.

Bodrum

Real estate in Bodrum belongs primarily to the mid-range and premium segments.

Bodrum is suitable for buyers who choose the Aegean coast, villas, privacy, and a higher level of ownership costs.

What Documents Are Needed in 2026

The exact package may depend on the type of application, nationality, age, marital status, and requirements of the provincial directorate.

Main applicant documents

The passport must be valid for at least 60 days longer than the requested residence permit period.

Property documents

Typically required:

• copy of TAPU;
• numarataj belgesi for first application;
• address confirmation;
• document confirming continued ownership for renewal;
• DASK for residential building;
• family relationship documents for shared ownership;
• appraisal report for inheritance or gift;
• transaction documents and bank confirmations if needed;
• correctly executed DAB.

What is numarataj belgesi

Numarataj belgesi is a municipal document confirming the official address and numbering of the property.

It helps link the apartment in the TAPU to a specific registered address.

Problems arise if:

• the building is new and the address has not yet been formed;
• the apartment number does not match the project;
• there are discrepancies between municipal and cadastral data;
• the developer has not completed the necessary procedures;
• the apartment physically exists, but the address record is not ready.

Therefore, numarataj should be checked before purchase, not after obtaining TAPU.

Step-by-Step Process for Residence Permit by TAPU

Step 1. Determine the applicable regime

First, determine the acquisition date:

• before April 26, 2022;
• between April 26, 2022 and October 15, 2023;
• from October 16, 2023.

The applicable value regime depends on this.

Step 2. Check the property type

You need to confirm:

• residential purpose;
• building status;
• compliance with the project;
• address availability;
• absence of problems preventing residence.

Step 3. Check the address

Find out the current status of:

• province;
• district;
• neighborhood;
• specific address.

Step 4. Check the value

For a new purchase, ensure that the documented value meets the $200,000 threshold.

Step 5. Conduct legal verification

Check for:

• owner;
• liens;
• attachments;
• mortgages;
• court restrictions;
• debts;
• project;
• İskan;
• land status;
• seller's right to transact;
• registered tenants.

Before contacting an intermediary, it is useful to read the material how to check a real estate agency in 10 minutes.

Step 6. Complete the transaction

Payments and documents must comply with the law:

• bank transfer;
• DAB;
• contract;
• land registry registration;
• fee payment;
• obtaining TAPU.

Step 7. Prepare address documents

Obtain:

• numarataj;
• DASK;
• utility documents;
• address certificate if required at the relevant stage.

Step 8. Submit application via e-İkamet

The application must be submitted during a legal stay.

Select the appropriate type of application:

• initial application;
• change from another type of residence permit;
• renewal.

Step 9. Submit the document package

Documents can be submitted:

• to the İl Göç İdaresi;
• through an authorized notary;
• through a representative or lawyer with a valid power of attorney.

The migration office has the right to summon the applicant in person.

Step 10. Wait for the decision

The official processing period for a complete package can be up to 90 days.

If additional documents are requested, they must be provided within the specified period.

How Long Does a Residence Permit by TAPU Last

In most such cases, a short-term residence permit may be issued for up to two years per application.

This is the maximum possible duration, not a guarantee.

The actual duration depends on:

• passport validity period;
• health insurance;
• migration office decision;
• documents;
• purpose of stay;
• individual circumstances.

In practice, the permit may be issued for a shorter period.

How to Renew a Residence Permit by TAPU

To renew, you must confirm that the basis continues to exist.

Typically checks are made for:

• whether the applicant remains the owner;
• whether the apartment has been sold;
• whether the property still has residential purpose;
• whether the applicant resides at the address;
• whether the claimed housing is being rented out;
• whether insurance is valid;
• whether the address is registered;
• whether there are migration violations.

The current document list for renewal provides for confirmation of continued ownership.

Selling the apartment terminates the old basis. When purchasing another property, the new property will be evaluated according to the rules in force at the date of the new acquisition.

Reasons for Rejection

Rejection is possible even with an apartment worth more than $200,000.

Main risks:

1. The property does not have residential purpose.
2. The value does not meet the established threshold.
3. The price in official documents is understated.
4. The address is under restrictions.
5. Numarataj has not been obtained.
6. Documents contain discrepancies.
7. The apartment is actually being rented out.
8. The applicant does not reside at the stated address.
9. Insurance does not cover the requested period.
10. Passport has insufficient remaining validity.
11. The submission deadline was missed.
12. Additional documents were not provided.
13. False information was provided.
14. There is an entry ban or deportation order.
15. The residence permit is used for a purpose other than declared.

False information can lead not only to rejection, but also to cancellation of an already issued permit.

What to Do After a Rejection

The notification must state the reasons for the decision and the procedure for appeal.

Depending on the circumstances, the following may be possible:

• rectifying the deficiencies;
• applying under a different basis;
• administrative appeal;
• judicial appeal;
• new application after the expiration of a set period;
• departure from Turkey in compliance with migration requirements.

After a rejection, you cannot automatically repeat the same application on the same basis without addressing the cause.

If a significant amount of investment is involved, you should consult a lawyer specializing in migration and administrative law.

Costs When Purchasing and Owning

The buyer should budget for more than just the cost of the apartment.

Title deed transfer fee

Tapu harcı is typically 4% of the stated transaction value:

• 2% payable by the buyer;
• 2% payable by the seller.

In practice, the parties may agree on a different distribution of costs, but the state obligation is calculated according to established rules.

The transaction value must not be lower than the allowable tax base.

Döner Sermaye

This is a separate state land registry fee. It is not included in the 4% tapu harcı.

The amount depends on the rate, type of transaction, and parties involved.

DASK

Mandatory earthquake insurance for buildings.

Annual property tax

For residential properties, the base rate is 1 per mille, but the rate increases within large municipalities.

The actual calculation depends on the municipal tax value.

Aidat

Apartment owners in complexes pay for maintenance of:

• swimming pool;
• security;
• elevators;
• garden;
• generator;
• sports areas;
• staff;
• common areas.

High aidat can significantly affect the budget for permanent residence.

Tax on sale before five years

If the property is sold within five years from the date of acquisition, capital gains tax may arise.

The calculation depends on:

• purchase price;
• sale price;
• inflation indexation;
• documented expenses;
• annual exempt minimum.

An understated price on an old TAPU can increase the tax difference upon sale.

$200,000 Residence Permit and $400,000 Citizenship

These programs should not be confused.

Detailed conditions are described on the page Turkish citizenship by investment.

An apartment worth $400,000 does not automatically become suitable for citizenship. It is necessary to check the property's history, the seller, previous transactions, appraisal, bank documents, and the possibility of imposing the mandatory sale restriction.

Residence Permit by TAPU and Citizenship Through Naturalization After Five Years

As a general rule, the applicant must have continuously resided in Turkey for at least five years immediately before the date of application. Property ownership is directly considered as one of the confirmations of the intention to settle and permanently live in the country.

Therefore, for a buyer who plans not only to live in Turkey but also to later apply for citizenship, it is fundamentally important to obtain an owner's residence permit based on real estate, rather than a tourist residence permit.

What conditions must be met

• continuously and lawfully reside in Turkey for at least five years before applying;
• maintain a valid residence permit and avoid gaps in migration status;
• not be outside Turkey for a total of more than six months during the five-year period;
• confirm the intention to permanently live in Turkey, including through ownership of residential real estate and actual residence;
• have a level of Turkish language sufficient for integration into social life;
• have an income or profession allowing self-support and support of family members;
• have no obstacles related to public order or national security;
• meet the requirements of good character and other legal conditions.

Five years give the right to apply, not the right to automatically receive a passport. The final decision is made by the competent state authority after reviewing all circumstances of the applicant.

A tourist residence permit cannot be equated to an owner's residence permit by TAPU. Residence under a tourist basis is not accepted as qualifying five-year residence for ordinary naturalization. If real estate is used only as an address confirmation for a tourist application, it does not produce the same legal result as an owner's residence permit.

Thus, purchasing residential real estate suitable for an owner's residence permit can serve two purposes: legal residence in Turkey now and building a basis for future citizenship application through naturalization after five years.

Scenarios for Different Buyers

Scenario 1. Apartment purchased in 2020 for $60,000

Such a property belongs to the pre-reform period.

The owner needs to:

• confirm the TAPU date;
• check the residential status;
• confirm continued ownership;
• check the address;
• gather the current package;
• check the practice of the specific İl Göç İdaresi in advance.

Automatically applying the $200,000 threshold without analyzing the purchase date is incorrect.

Scenario 2. Apartment purchased in Alanya in summer 2022 for $80,000

Alanya belongs to Antalya province, which had büyükşehir status.

The transitional period had a $75,000 threshold.

The property potentially meets the historical threshold if:

• the value was correctly confirmed;
• a required appraisal report exists;
• the apartment is residential;
• the address is permissible;
• other conditions are met.

Scenario 3. Apartment purchased in a small province in 2023 for $55,000

If the purchase was made before October 16, 2023, and the province was not a büyükşehir, the $50,000 threshold could have applied.

Key factors will be:

• TAPU registration date;
• province status;
• appraisal report;
• transaction documents.

Scenario 4. Apartment purchased in November 2023 for $180,000

Such a property is below the current $200,000 threshold for a new purchase.

Even if the current market value has risen to $250,000, this may be insufficient for an owner's residence permit if the purchase documents do not show the required value at the relevant date.

Scenario 5. Apartment purchased in 2026 for $210,000, but a lower amount is stated in the TAPU

This is a risky property for a migration purpose.

The discrepancies must be resolved before the transaction is registered. After registration, correcting the migration result may be significantly more difficult.

Scenario 6. Apartment is worth $250,000 but is used for daily rental

If this property is claimed as the owner's home, renting it out contradicts the official requirement of using it for residence.

For an investment rental, it is better to consider a separate property.

Scenario 7. One spouse owns the apartment, the other is not listed in the TAPU

The second spouse should not automatically be considered a co-owner.

A suitable basis should be determined in advance:

• shared ownership;
• family residence permit;
• another type of short-term residence permit;
• work permit.

Scenario 8. A family wants to simultaneously live and earn passive income

A rational structure may involve two properties:

• first property for personal residence and residence permit;
• second property for legal rental.

This is more expensive at entry, but legally clearer than attempting to simultaneously live in an apartment and rent it out to third parties.

Common Buyer Mistakes

Mistake 1. Believing the phrase "any TAPU gives a residence permit"

TAPU confirms ownership. It does not cancel the requirements for value, purpose, address, and actual use.

Mistake 2. Looking only at the market price

For the migration procedure, the official documents and the date of acquisition are important.

Mistake 3. Confusing an open district with a guarantee of a residence permit

An open address solves only part of the issue.

Mistake 4. Buying a commercial apart unit

The attractive word "apartment" does not always mean a residential unit.

Mistake 5. Understating the amount in the TAPU

Saving on fees may deprive the property of its migration function.

Mistake 6. Not checking numarataj

Without a correct address, problems may arise after the transaction.

Mistake 7. Buying a property with a tenant

The sale of an apartment does not automatically terminate an existing lease. The buyer may receive the TAPU but not have the ability to actually live in the property.

Mistake 8. Believing an appraisal report will fix any price

Market valuation and the official acquisition price serve different functions.

Mistake 9. Registering the apartment in the name of a relative or acquaintance

For an owner's residence permit, the applicant or a family member must be the owner as provided by law.

Mistake 10. Selling an old property before checking the new one

Selling a property acquired under the old rules may destroy a favorable historical basis.

Mistake 11. Choosing a property based solely on advertising

There are advertisements on the market with non-existent prices. It is useful to read the material about bait properties in Turkey in advance.

Mistake 12. Believing a promise of "guaranteed residence permit"

The final decision is made by the state migration office. An agency, developer, or seller cannot guarantee an administrative decision.

Practical Pre-Purchase Checklist

Before transferring a deposit, request:

• copy of TAPU;
• owner details;
• property status;
• information on debts and encumbrances;
• construction license;
• İskan;
• architectural project;
• numarataj;
• DASK;
• complex rules;
• information about tenants;
• aidat amount;
• municipal tax value;
• draft contract;
• bank payment plan;
• DAB processing procedure;
• calculation of all costs;
• written confirmation of the declared value;
• address verification;
• analysis of the applicable residence permit regime.

Before signing the contract, the purpose of the purchase should be clearly stated: "acquisition of residential real estate for personal residence and applying for a short-term residence permit based on ownership."

This does not guarantee the migration office's decision, but helps properly structure the transaction and define the parties' responsibilities.

Residence Permit Statistics in Turkey

According to official Göç İdaresi statistics, the total number of foreigners with valid residence permits changed as follows:

The peak was in 2022. After a decline in 2023-2024, the number of valid residence permits began to increase again.

However, open government statistics do not have a separate line indicating how many permits were issued on the basis of property ownership. Short-term residence permits are published in a general category that includes different purposes of stay.

Therefore, any claims about the exact number of "residence permits by TAPU" should be treated with caution.

How RestProperty Works with Property Buyers for Residence Permits

Buying an apartment for a residence permit requires a different logic than simply searching for a home by the sea.

It is not enough to send a client ten listings marked "suitable for ikamet." The same property may suit one buyer and not meet the goals of another.

RestProperty has been operating in the real estate market since 2003. The company does not base its selection on universal lists and does not pass clients between random intermediaries. After the initial inquiry, specialists contact the buyer directly, clarify their goals, and form an individual strategy.

Before selection, the following are clarified:

• intended purchase date;
• family composition;
• nationality of applicants;
• required type of residence permit;
• budget;
• city;
• need for schools and healthcare;
• rental plans;
• investment horizon;
• future resale;
• interest in citizenship;
• need for permanent residence.

After this, not only the apartment but also the entire transaction structure is checked.

RestProperty holds a state license to operate in the real estate sector. The company's documents are published in the RestProperty licenses section. The founder and owner of the company is Nihat Tufan, who has continuously led the business since its founding.

The company's portfolio includes more than 20,000 properties. But the specialist's task is not to show as many options as possible. The goal is to eliminate unsuitable properties before the client spends money.

The company works directly with owners, investors, and developers, maintains a uniform pricing policy, and does not add hidden agency markups. After the transaction, the client receives after-sales service: arranging utility contracts, assistance with operation, repairs, furnishing, insurance, management, and subsequent sale.

It is after obtaining TAPU that the longest part of property ownership begins. Therefore, RestProperty views the transaction not as a one-time sale, but as a long-term responsibility to the buyer.

Real client experiences can be reviewed in the RestProperty customer reviews section.

Is It Worth Buying an Apartment in Turkey for a Residence Permit in 2026

Buying makes sense if the person actually plans to:

• live in Turkey;
• keep the property for several years;
• register a real address;
• use city infrastructure;
• maintain the property;
• comply with migration and tax rules.

Buying solely for a residence permit card without interest in the property itself can lead to the wrong choice.

The property should remain a liquid asset even if migration requirements change.

A correct property must meet several criteria:

1. Suitable for living.
2. Complies with current documents.
3. Legally clean.
4. Has a clear address.
5. Located in a liquid location.
6. Does not create excessive expenses.
7. Has resale potential.
8. Fits the family strategy.
9. Does not depend solely on a promise to obtain a residence permit.

In 2026, a sensible buyer purchases not "an apartment with a guaranteed ikamet," but a verified residential asset that can be used within a lawful migration strategy.

Conclusion

A residence permit by TAPU in Turkey continues to be available in 2026, but the rules depend on the date of property acquisition.

The main periodization is as follows:

• before April 26, 2022 — no single monetary minimum was specified in public old documents;
• from April 26, 2022 to October 15, 2023 — $75,000 and $50,000 thresholds applied;
• from October 16, 2023 — a single $200,000 threshold applies for new acquisitions;
• in 2026, the official e-İkamet form continues to include the $200,000 requirement.

At the same time, value is only one of the conditions.

The property must be residential, belong to the applicant, be used for residence, and have a suitable address. An apartment claimed as the basis for an owner's residence permit must not simultaneously be used as a rental asset.

Old TAPUs require individual analysis. Do not sell a property purchased before the rule changes without checking the consequences and the conditions of the new purchase.

The main principle of a safe transaction is simple: first determine the migration goal and applicable regime, then check the address and documents, and only after that select the property.

FAQ: Frequently Asked Questions About Residence Permit by TAPU

1. What is the minimum budget needed for a residence permit by TAPU in 2026?

For a new purchase, it is safe to aim for a residential property worth at least $200,000 equivalent in Turkish Lira at the date of acquisition.

Additionally, you must budget for taxes, title deed fees, insurance, document translation, notary costs, and property maintenance.

2. Can I get a residence permit for an apartment cheaper than $200,000?

If the apartment is purchased in 2026 and the applicant wishes to apply specifically on the basis of ownership, a property below the threshold does not meet the current official requirement.

For property purchased earlier, the historical regime must be determined based on the TAPU date.

3. Does the $200,000 threshold apply to apartments purchased before 2022?

The most justified analysis of old documents shows that purchases before April 26, 2022 belonged to a period without a publicly stated monetary minimum.

However, such a case must be confirmed in advance with the migration office of the specific province.

4. What should I do if an apartment was purchased in 2022 for $80,000?

Check the exact acquisition date and the province.

If the property was purchased from April 26, 2022 to October 15, 2023 in a büyükşehir province, the $75,000 threshold may have applied.

5. Why did the $75,000 threshold apply in Alanya?

Because Alanya is a district of Antalya province, and Antalya has büyükşehir status.

The threshold was set at the provincial level, not for an individual district.

6. Can I buy two apartments with a total value of $200,000?

The current wording refers to the value of the property belonging to the applicant. The possibility of summing multiple properties cannot be assumed automatically without official confirmation.

The safest option for a new application is a single residential property that independently meets the threshold.

7. Can an apartment be registered in the names of spouses in equal shares?

Yes, family shared or joint ownership is permitted. Documents proving the family relationship will be required.

The share structure and compliance with the value requirement must be checked before the transaction.

8. Will children receive residence permits along with their parents?

Minor children may obtain legal status with the family, but the specific basis depends on the ownership structure and the parents' type of application.

It is necessary to determine in advance whether the children will be co-owners or will apply under a family basis.

9. Can I rent out the apartment after obtaining a residence permit by TAPU?

The apartment claimed as the basis for an owner's residence permit must be used for the applicant's residence and may not be used for rental or similar income generation.

For rental purposes, it is better to acquire a separate property.

10. Is an appraisal report required in 2026?

For inheritance and gift, the current document list explicitly provides for an up-to-date appraisal report.

For a regular purchase, the role of valuation and the procedure for using it depend on the land registry process. This must be checked for the specific transaction.

11. Which is more important: the appraised value or the amount in the TAPU?

You cannot assume that a high market valuation will automatically correct an insufficient official acquisition price.

The price in the contract, TAPU, DAB, and bank documents must be consistent.

12. Can I get a residence permit in a closed district if the apartment is worth more than $200,000?

A high value does not cancel address restrictions.

The status of the specific mahalle and the existence of exceptions for the chosen category must be checked.

13. Can I buy an apartment without a residence permit?

Yes. A foreigner is not required to have a Turkish residence permit in advance to purchase real estate, provided the general restrictions on acquisition are observed.

After obtaining TAPU, one can apply for the appropriate residence permit.

14. Does a residence permit by TAPU give the right to work?

No. A residence permit itself is not a work permit.

For employment, a work permit or a statutory exemption is required.

15. Can I apply for citizenship after five years with a residence permit by TAPU?

Yes. After five years of continuous lawful residence under an owner's residence permit, you can apply for Turkish citizenship through ordinary naturalization. The requirements include continuous residence, permissible absences, Turkish language proficiency, income, good character, and public safety. The mere passage of five years does not guarantee automatic citizenship.

Checks are made on continuous residence, language, income, intention to live in the country, migration history, and other conditions.

16. What happens if I sell the apartment after obtaining a residence permit?

The ownership basis ceases. This may affect the current status and its subsequent renewal.

Before selling, a new lawful basis for stay must be determined.

17. Can I replace an old apartment with a new one?

Yes, but the new property will be evaluated according to the rules in force at the date of the new purchase.

The favorable historical status of the old TAPU does not transfer to another property.

18. Is a Turkish bank account necessary?

For the transaction and to confirm the flow of funds, a bank account is often practically necessary. It is used for the currency transaction, payments, and document processing.

The specific scheme should be agreed upon before transferring money.

19. How long does it take to process an application?

The official processing period for a complete package can be up to 90 days.

The period begins after the full set of documents is submitted to the competent authority.

20. Who guarantees the receipt of a residence permit?

No one except the state makes the final decision.

A developer, agency, or seller can verify the property and properly organize the transaction, but they cannot legally guarantee the decision of the migration authority.

Official Sources for Independent Verification

Before an actual purchase and application, it is recommended to check current information on government resources:

• Göç İdaresi: types of residence permits;
• official e-İkamet system;
• fees and residence permit card costs;
• official Göç İdaresi statistics;
• Tapu ve Kadastro Genel Müdürlüğü;
• YİMER 157.

The information in this article is of a general analytical nature. Migration practices and address restrictions may change. Before a transaction, it is necessary to check the specific property, address, acquisition date, and individual circumstances of the applicant.