Popularity of Turkey as an Immigration Destination
Turkey continues to be one of the most attractive destinations for citizens of international markets, Europe, and the Middle East.
Advantages of moving to Turkey:
- Mild climate and nature
- Affordable and high-quality healthcare
- Developed real estate market
- Easy integration for international residents
However, since 2022, significant changes have been made to the rules for obtaining a residence permit (Ikamet), which are important to consider when planning a move.
What we will cover in this article:
- ✅ Why residence permit through real estate is beneficial?
- ✅ What has changed since 2022
- ✅ New 2025-2026 rules for residence permit
- ✅ Is income verification required?
- ✅ What documents are needed for a family residence permit?
- ✅ Step-by-step guide to buying real estate
- ✅ Common mistakes and how to avoid them
- ✅ Life hack: how to get a residence permit for $100,000
- ✅ Which districts in Turkey are open and closed for residence permit?
- ✅ Frequently asked questions (FAQ)
Why Residence Permit Through Real Estate Is a Beneficial Solution
Obtaining a residence permit in Turkey through real estate purchase has several key advantages:
- ✔ Easy processing — minimal bureaucracy compared to other countries
- ✔ Fast processing times — residence permit can be obtained within 2 weeks
- ✔ Family benefits — spouse and children up to 25 years old also receive residence permit
- ✔ Visa-free entry — ability to travel freely within Turkey and other countries
- ✔ Step toward citizenship — after 5 years you can apply for a passport (subject to conditions)
What Has Changed Since 2022
Since July 1, 2022, the Turkish Ministry of Interior introduced restrictions on the registration of foreigners in overcrowded districts.
If a district exceeds this quota:
- It becomes closed (kapatılan mahalle)
- Registration of a first-time residence permit on its territory is prohibited
- Purchase or rental of real estate
- Extension of an existing residence permit (subject to conditions)
Migration Statistics
According to the Turkish Migration Authority (Göç İdaresi):
- In 2017 — 593,000 residence permit holders
- In 2022 — 1,125,000 foreigners
In some cities (Antalya, Mersin, Istanbul) the share of foreigners exceeded 25% of the population, which became the reason for restrictions
The increase in the number of foreigners caused migration pressure on infrastructure and became a factor in the new rules
New 2025-2026 Rules: How to Get a Residence Permit
Updated requirements are in effect from January 2025:
Property conditions:
- Located in an open district
- Minimum cadastral value — $200,000 (previously $75,000)
- If the property was purchased before October 16, 2023, but the residence permit was not extended — confirmation of value from $200,000 will be required
- Children of residence permit holders can extend their permit until age 25 (previously — until 18)
- Parents of investor-citizens can obtain a residence permit for 2 years with the right of extension
Residence permit is NOT issued if:
- The property was purchased in a closed district
Is Income Verification Required for a Residence Permit?
What Documents Are Needed for a Family Residence Permit?
For the main applicant:
- Passport
- TAPU + appraisal report
- Address registration (nüfus kayıt/numarataj)
- Health insurance
- Photos (4 pcs. 5×5 cm)
- Residence permit application
- Water and electricity registration
- e-devlet account (issued at the post office with a password)
For family members:
- Marriage certificate (apostille + translation)
- Children's birth certificates (apostille + translation)
- Health insurance (not always required for children)
- Criminal record certificate (upon request)
- Bank statements (if necessary)
Step-by-Step Guide to Buying Real Estate in Turkey
Step 1. Property selection
- Verification of cadastral value (≥ $200,000)
- Verification of legal cleanliness of the property (no liens, debts)
- Clarification: the property must be in an open district
Step 2. Transaction
- Preliminary contract + deposit (1–3%)
- Opening a bank account
- Funds transfer, signing the purchase agreement
Step 3. TAPU registration
- Tax payment (4%)
- Obtaining title deed certificate
- DAB certificate for currency conversion
Step 4. Residence permit application
- Application to the Migration Office (Göç İdaresi)
- Receiving residence permit card in 4–6 weeks
⚠️ Common Mistakes When Buying Real Estate
- ❌ Failing to verify cadastral value → residence permit rejection
- ❌ Ignoring additional costs: taxes, insurance, processing fees
- ❌ Working with unlicensed intermediaries
Risks when buying through "private assistants":
- Properties with debts, liens
- Inaccurate cadastral value
- Advance fee fraud
✅ How to protect yourself:
- Work only with licensed agencies (e.g., RestProperty)
- Check reviews and case studies
- Request documents before signing the contract
Life Hack: How to Get a Residence Permit for $100,000 Through a Company
If your budget does not allow purchasing a property for $200,000:
✅ You can start a company:
- Share capital — $100,000 (1 founder)
- Funds are deposited into the legal entity's account
- Investor work visa is issued
- Family receives residence permit (up to 25 years)
Advantages:
- Real estate purchase not required
- Opportunity to conduct business
- Profit not required for extension
Open and Closed Districts of Turkey for Residence Permit in 2025-2026
Since 2022, a quota has been in effect in Turkey: no more than 20% foreigners in each micro-district (mahalle).
❌ Closed districts:
Istanbul:
- Avcılar (3 micro-districts)
- Bahçelievler (1 micro-district)
- Başakşehir (2 micro-districts)
- Beşiktaş (1 micro-district)
- Beylikdüzü (1 micro-district)
- Beyoğlu (10 micro-districts)
- Esenyurt (8 micro-districts)
- Fatih (13 micro-districts)
- Küçükçekmece (3 micro-districts)
- Sarıyer (1 micro-district)
- Şile (1 micro-district)
- Şişli (4 micro-districts)
- Tuzla (1 micro-district)
- Umraniye (1 micro-district)
- Zeytinburnu (4 micro-districts)
Antalya:
- Döşemealtı (AOSB-2, AOSB-3)
- Konyaaltı (Sarısu, Liman, Hurma)
- Muratpaşa (Topçular)
Alanya:
- Mahmutlar
- Kestel
- Avsallar
- Kargıcak
Mersin:
- Akdeniz (27 micro-districts)
- Erdemli (1 micro-district)
- Gülnar (1 micro-district)
- Mezitli (5 micro-districts)
- Silifke (6 micro-districts)
- Tarsus (18 micro-districts)
- Toroslar (3 micro-districts)
- Yenişehir (2 micro-districts)
✅ Open districts:
Istanbul:
- Adalar
- Arnavutköy
- Ataşehir
- Bağcılar
- Başakşehir (5 micro-districts)
- Beykoz
- Beyoğlu (2 micro-districts)
Antalya:
- Muratpaşa (6 micro-districts)
- Konyaaltı (4 micro-districts)
- Lara (4 micro-districts)
- Kaş
- Belek
- Side
Alanya:
- City center
- Oba
- Cikcilli
- Tosmur
- Türkler
- Payallar
- Konaklı
- Incekum
- Demirtaş
- Gazipaşa
- Okurcalar
Mersin:
- Anamur
- Yenişehir (not all micro-districts)
❓ Frequently Asked Questions (FAQ)
Can I buy real estate in a closed district?
✅ Yes, but without the right to a residence permit.
Will my residence permit be extended if the district became closed?
✅ Yes, if you resided there previously.
Can I get a residence permit through rental?
✅ Only with a notarized contract and sufficient rent payment.
How to check district status?
✅ Through the website goc.gov.tr or through RestProperty consultants.
Conclusion: How to Choose a District and Get a Residence Permit in Turkey in 2025-2026?
Turkey remains a reliable country for investment and living.
Key points:
- ✅ Consider new rules
- ✅ Check district status before purchase
- ✅ Work with verified professionals
Want to get a residence permit without risks?
Contact RestProperty experts — we will select an open zone, a property, and prepare a complete package of documents for you.
Book a free consultation today!
