Live in Turkey without visa restrictions and without counting the days allowed under a short stay.
Residence Permit Properties
How to Get a Residence Permit in Turkey in 2026
All Options and Property-Based Residence Permits
Turkey remains a practical choice for people who want to live by the sea, spend more time in the country, or move with their family. Foreign nationals planning to stay longer than their visa or visa-free period need a residence permit.
There are several ways to obtain a residence permit in Turkey, including property ownership, tourism, family ties, education, employment, and medical treatment. If you are planning to buy an apartment, there are two options you need to understand: an investment residence permit and a tourist residence permit.
At first, they may look quite similar. In both cases, you buy a property and live in your own apartment. The option you choose, however, determines whether you may later qualify to apply for Turkish citizenship.
For an investment residence permit, the cadastral value of the property must be at least USD 200,000. If the owner keeps the apartment and actually lives in Turkey, they may apply for citizenship after five years. During those five years, the total time spent outside Turkey must not exceed six months. Otherwise, the period of continuous residence may be interrupted.
For a tourist residence permit, you may purchase an apartment at any price. This option allows you to live in Turkey, but it does not provide the right to obtain citizenship after five years.
Owning a home in Turkey gives your family more freedom. You can live there all year, use it for holidays, leave it to your children or sell it later if your plans change. If the property’s officially recorded value is at least $200,000, the purchase can also put you on the five-year path towards applying for Turkish citizenship.
Below, we explain how to get a residence permit in Turkey, how much the property must be worth, which documents you will need, and what to check before buying an apartment in Alanya.
What a Turkish Residence Permit Allows You to Do
A residence permit, known in Turkish as an ikamet izni, confirms a foreign national's right to remain in Turkey beyond the period allowed by a visa or visa-free entry.
With a valid residence permit, a foreign national can:
Enter and leave the country freely while both the residence permit and passport remain valid.
Apply for residence permits for close family members when the relevant conditions are met.
Enrol children in school without putting a family move on hold because of education arrangements.
Use medical services at public and private clinics under the applicable conditions.
Open a Turkish bank account more easily, receive transfers, and pay everyday expenses.
Apply for a mortgage in Turkey. The bank makes its decision based on the applicant's income and the selected property.
Get a local SIM card on a standard plan, which is more affordable than tourist offers for foreign nationals without a residence permit.
Renew the permit as long as the legal basis and required conditions remain in place.
If you plan to work in Turkey, you must obtain a separate work permit. A residence permit alone does not give you the right to work. Working without permission may result in a fine, cancellation of the residence permit, and removal from the country. A valid work permit already serves as a legal basis for residing in Turkey.
Which Law Regulates Residence Permits in Turkey?
The main legislation is the Republic of Turkey's Law No. 6458 on Foreigners and International Protection, or Yabancılar ve Uluslararası Koruma Kanunu.
Short-term residence permits are regulated by Articles 31–33, family residence permits by Articles 34–37, student residence permits by Articles 38–41, and long-term residence permits by Articles 42–45. The law also provides for humanitarian residence permits and permits for victims of human trafficking.
Turkey's migration authorities publish the practical requirements for applications, documents, health insurance, and registered addresses. Applications are submitted through the official e-İkamet system, after which the foreign applicant receives an appointment at the migration office.
Main Types of Residence Permits in Turkey
01
1. Short-Term Residence Permit
This category includes investment and tourist residence permits, as well as permits for medical treatment, Turkish language courses, business connections, scientific research, and several other purposes. In most cases, a short-term residence permit may be issued for up to two years at a time.
02
2. Family Residence Permit
This permit is available to the foreign spouse and the minor or dependent children of a Turkish citizen or a foreign national with a qualifying legal status. A family residence permit may be issued for a maximum of three years and cannot remain valid beyond the permit held by the supporting person.
03
3. Student Residence Permit
This permit is intended for foreign nationals studying at Turkish schools and universities under programmes covered by law. Its duration is linked to the length of the course or programme.
04
4. Long-Term Residence Permit
After at least eight years of continuous legal residence, a foreign national may apply for an indefinite long-term residence permit. The applicant must have a stable income, health insurance, no social assistance received during the previous three years, and a record that meets public-order requirements.
05
5. Humanitarian Residence Permit and Special Grounds
A humanitarian residence permit is used in exceptional circumstances. A separate type of permit is available to victims of human trafficking. These categories follow special rules and are not connected with an ordinary property purchase.
Two Residence Permit Options When Buying an Apartment in Turkey
A property purchase can be used in two different procedures. They may look similar because the applicant lives in their own apartment, but the legal basis and the options available later are different.
Investment Route
Investment Residence Permit Based on TAPU
Minimum cadastral value
USD 200,000+
This type of short-term residence permit is based on ownership of residential property. For properties purchased after 16 October 2023, the official value stated in the TAPU must be at least USD 200,000 in its Turkish lira equivalent.
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An investment residence permit suits a buyer who plans to live in Turkey permanently and may later consider citizenship through the standard procedure. If the owner keeps the property, renews the residence permit on time, and actually lives in the country for five years, they become eligible to apply for Turkish citizenship.
This is not the USD 400,000 citizenship-by-investment programme. With an investment residence permit, the applicant follows a five-year route and must provide evidence of residence, knowledge of Turkish, income, and compliance with the other legal conditions.
Tourist Route
Tourist Residence Permit While Living in Your Own Apartment
Property value
No minimum
If you own an apartment in Turkey, you can use it as your home address when applying for a tourist residence permit. The price of the property does not matter in this case. Your title deed confirms ownership and the address, but you are still applying on tourism grounds.
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Owning an apartment does not guarantee that your tourist residence permit will be approved or renewed. The migration authorities look at why you want to stay in Turkey, your documents, the address you provide and the rules in place when you apply.
Tourist residence permit rules can change, and the way applications are reviewed can change too. This makes the permit harder to rely on if you plan to live in Turkey for several years. Buying a property below the required value does not guarantee that you will receive a residence permit or be able to renew it. Time spent in Turkey on a tourist residence permit does not count towards the five years needed to apply for Turkish citizenship through the usual process.
Investment Residence Permit in Turkey: Main Conditions
5
Points to review
01
Property Value of at Least USD 200,000
To get a residence permit in Turkey by buying property on investment grounds, the cadastral value of a residential property purchased after 16 October 2023 must be at least USD 200,000 in equivalent value.
The advertised price alone is not enough. For the residence permit procedure, the amount shown in the official documents is what matters. If the seller suggests declaring a lower value in the TAPU, the buyer may lose the required basis for the permit even if the apartment actually cost more.
Suppose a property is advertised for USD 215,000, but the documents are going to show an amount below the required threshold. That property will not work for a buyer relying on an investment residence permit.
02
The Property Must Be Residential
A property used for a residence permit must be designated for residential use and suitable for living. Commercial premises, an office, a shop, or a plot of land will not qualify for this procedure.
What about an apartment in a development that is still under construction? This is one of the questions buyers ask most often. You can purchase the property and have the TAPU registered in your name before construction is complete. You will only be able to apply for a residence permit later, once the development has been completed, the apartment is ready to live in, and address registration is possible.
03
Previously Restricted Areas of Alanya Are Open for Residence Permit Applications Again
In June 2026, Mahmutlar, Kestel, Avsallar, and Kargıcak, which had previously been subject to restrictions, reopened for first-time residence permit applications.
Foreign buyers can now purchase residential property in these areas and apply for a residence permit based on their TAPU. This is a significant change for the Alanya property market, as these neighbourhoods offer a wide choice of completed apartments, new developments, penthouses, and villas by the sea.
04
The TAPU Must Be Registered in the Applicant's Name
Ownership is confirmed by the TAPU, the official title deed for the property. The owner's details, address, cadastral information, and the designated use of the property must match the documents submitted to the migration authorities.
The migration authorities state that a home jointly owned by family members may allow those family members to apply if they use it as their home. The family structure, ownership shares, and supporting documents should be reviewed before the transaction, rather than after the TAPU has been registered.
05
The Applicant Must Actually Live in the Property
A property-based residence permit is issued so that the owner can live in their own residential property. The address stated in the application must be genuine and supported by documents. The migration authorities may verify the information provided and request additional documents.
Buying an apartment only “on paper” while living at another address and being unable to show a genuine connection with the property creates unnecessary risks for both the first application and later renewals.
How to Choose Property in Turkey for a Residence Permit
Start with the Purpose of the Purchase
One buyer may need an apartment for permanent living, another may want a winter home, while a third may be looking for a family property. The purpose affects the area, size, local amenities, and future costs.
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If the residence permit is your main requirement, tell the agent before the property search begins. You should also decide whether you need an investment or tourist residence permit. For the first option, the cadastral value starts at USD 200,000. For the second, the apartment may be purchased at any price.
Check the Property Before Paying a Deposit
The legal review should cover:
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Musa Homes specialists check more than the TAPU and the owner's name. We review the property's ownership history, mortgages, seizures, debts, and other encumbrances. We also compare the cadastral records, official address, designated use, and İskan, which is the building's occupancy permit or authorisation for use. Utility and tax debts are checked, along with the seller's authority and the documents needed for a safe transfer. The cadastral value and the possibility of registering at the address are reviewed separately. Before paying a deposit, the buyer knows whether the apartment is suitable for a residence permit, whether extra costs may arise, and how easy it may be to sell later.
- The owner and their right to sell the property;
- The information in the TAPU and cadastral system;
- The property's designated use;
- Seizures, mortgages, and other encumbrances;
- The official transaction value;
- Whether a foreign national can register at the address;
- The building documents and whether the property can legally be lived in;
- Debts that may affect the transfer;
- The process for arranging water, electricity, DASK, and address registration.
How to Calculate the Property Value for a Residence Permit in Turkey
If the property's value is close to USD 200,000, all figures should be agreed in advance. The seller's price, the transferred amount, and the value shown in the official documents must support the selected residence permit route.
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A margin above the minimum threshold reduces the risk that exchange-rate movements or the way the transaction is structured will affect the result. This does not mean that the buyer necessarily needs an expensive villa. In Alanya, it is possible to find a spacious apartment, penthouse, or another residential property to suit the family's budget and needs.
Step-by-Step Residence Permit Process After Buying Property
01
Step
Confirm the Family Members and the Purpose
The agent confirms who will own the property, who plans to live in Turkey, and who needs a residence permit. The budget, preferred area, property type, and the family's plans are also discussed.
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This information is needed before the property search. If one person will buy the apartment but several family members intend to apply, it is better to agree on the ownership structure and each person's application grounds in advance.
02
Step
Select Suitable Properties
Musa Homes helps buyers find homes that fit their budget and the type of residence permit they plan to apply for. We provide photos, floor plans and information about the facilities in each development. We check the documents and explain which details matter for the application.
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If a property does not meet the requirements for a residence permit through property ownership, we tell the buyer straight away.
03
Step
Legal and Address Checks
Before the deposit is paid, the TAPU, owner, encumbrances, designated use, official value, and the possibility of address registration are checked. For a new property, the building documents and ownership transfer procedure are also reviewed.
04
Step
Contract and Payment
The contract records the property, price, payment schedule, obligations of both parties, and handover terms. Payment is made according to the agreed arrangement, and all bank documents are kept.
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If the purchase is intended for a Turkish residence permit through property ownership and a later route to citizenship, the cadastral value in the official documents must be at least USD 200,000.
05
Step
TAPU Registration
The property is transferred into the buyer’s name at the local land registry office. Once the sale is complete, the buyer receives the TAPU, the official title deed confirming ownership. If the buyer does not speak Turkish, a sworn interpreter attends the appointment.
06
Step
Property and Address Documents
After the purchase, the documents needed for living in the property and registering the address are arranged. These include DASK, the compulsory earthquake insurance for the property, and numarataj, an official municipal document showing the exact address and apartment number. Water and electricity are also connected or transferred into the owner's name. These documents will be needed for address registration and preparation of the residence permit application.
07
Step
Application Through e-İkamet
The applicant completes the online form in the official e-İkamet system, selects the appropriate permit type, and enters their personal, passport, address, and residence-ground details.
08
Step
Documents and Health Insurance
The health insurance must cover the entire period requested in the residence permit application. The documents are prepared according to the current checklist generated for the particular application.
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The applicant pays the government fees and residence permit card fee. The amount depends on nationality, the requested period, and the tariffs in force.
09
Step
Appointment at the Migration Office
On the appointed date, the applicant attends the migration office with the original documents. Missing the appointment without a valid reason may result in the application being treated as not submitted.
10
Step
Review and Delivery of the Residence Permit Card
By law, the application must be decided within 90 days from the date the complete set of documents is submitted. The applicant is notified if additional checks are required.
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Following approval, the residence permit card is sent to the registered address.
Documents for a Turkish Residence Permit After Buying Property
The exact list depends on the applicant's nationality, age, marital status, application type, and the requirements of the migration office. An investment residence permit application usually includes:
- Copies of the passport page containing personal details, the latest entry stamp, and any other required pages;
- Numarataj or another document confirming the property's official address;
- Health insurance covering the full period requested;
- Receipts for the government fee and residence permit card fee;
- Additional documents for a spouse and children when the family applies;
- Consent from the other parent, birth certificates, and custody documents where required.
- A copy of the TAPU;
- Biometric photographs in the required format;
- Proof of sufficient financial means;
- The original passport;
- A completed and signed application form;
Collecting the documents often takes longer than completing the application itself. The team at Musa Homes, a real estate agency in Turkey, helps clients obtain the required documents, arrange insurance, book the appointment, and check the full application file before the meeting. The client arrives at the migration office with the documents already prepared.
How Much Does a Turkish Residence Permit Cost?
The cost of a Turkish residence permit is calculated individually and depends on the applicant's nationality, the permit period, and the number of family members. The exact amount can be determined after the documents and application grounds have been checked. Musa Homes specialists prepare an estimate in advance, so the client understands the overall budget before the process begins.
Property in Turkey for a Residence Permit
Residence Permit Property Selection by Musa Homes
Use the filters below to compare permit-focused homes by room count, location, property type and distance to the sea.
✓
Before adding a property to the catalogue, Musa Homes checks that the documents meet the current residence permit requirements
Residence Permit
Open Area Check
100 m to Sea
Apartment
Turkey
Furnished apartment in Obagöl for residence permit planning
Turkey · Alanya · Obagöl
2+1
131 m²
100 m To sea
Property value
€202,500
Suitable for residence permit review when title deed, address and current migration rules are confirmed.
Residence Permit
Open Area Check
Ready Title Deed
Residence
Turkey
Completed residence close to the sea in Kestel
Turkey · Alanya · Kestel
2+1
95 m²
250 m To sea
Property value
€168,000
Suitable for residence permit review when title deed, address and current migration rules are confirmed.
Residence Permit
Open Area Check
Open Area Check
Residence
Turkey
Modern residence apartment with open views in Kargıcak
Turkey · Alanya · Kargıcak
2+1
126 m²
650 m To sea
Property value
€225,000
Suitable for residence permit review when title deed, address and current migration rules are confirmed.
Residence Permit
Open Area Check
Resale
Apartment
Turkey
Spacious Oba apartment for year-round living
Turkey · Alanya · Oba
2+1
110 m²
900 m To sea
Property value
€185,000
Suitable for residence permit review when title deed, address and current migration rules are confirmed.
Residence Permit
Open Area Check
Discount
Apartment
Turkey
Central apartment near Cleopatra Beach and daily services
Turkey · Alanya · Cleopatra
2+1
92 m²
180 m To sea
Property value
€198,000
€215,000
Suitable for residence permit review when title deed, address and current migration rules are confirmed.
Residence Permit
Open Area Check
Payment Plan
Residence
Turkey
New residence with social facilities and staged payment terms
Turkey · Alanya · Payallar
1+1 / 2+1
61–142 m²
1.2 km To sea
Property value
From €155,000
Suitable for residence permit review when title deed, address and current migration rules are confirmed.
Renewing a Residence Permit in Turkey
A renewal application may be submitted during the 60 days before the current permit expires, but it must be filed before the expiry date. A property owner needs to confirm that the apartment remains in their ownership and that their passport, health insurance, and address documents are still valid.
How to Apply for Turkish Citizenship After Five Years of Residence
A residential property with a cadastral value of at least USD 200,000 gives its owner the right to apply for an investment residence permit. If the owner keeps the apartment, renews the permit on time, and actually lives in Turkey for five years, they may apply for citizenship through the standard procedure.
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During this period, the applicant must remain within the permitted absence limits, maintain legal status, have an income or profession, and comply with immigration rules. The application also includes an assessment of whether the applicant's Turkish is sufficient for everyday life.
A tourist residence permit works differently. Even if someone has lived in their own apartment for the full five years, residence on tourism grounds does not qualify them for citizenship through this route. Buyers already considering a Turkish passport should take the difference between the two permit types into account when choosing a property.
There is also a faster investment option. Purchasing property with a total value of at least USD 400,000 allows the buyer to apply for citizenship without first living in Turkey for five years.
Reasons for Refusal or Problems When Renewing a Residence Permit
The Property Is Not Residential
The buyer has purchased an office, commercial premises, land, or a property with an unsuitable designation, expecting to use it as an apartment for the residence permit application.
Errors and Inconsistencies in the Documents
The applicant's name, address, apartment number, and other details must match across the TAPU, numarataj, passport, and application form. Even a small difference may require corrections and delay the review.
The Insurance Is Not Suitable
The policy does not cover the full requested period, contains an error, or does not meet the requirements.
Deadlines or Immigration Rules Have Been Breached
An overstayed visa, late application, missed appointment, entry ban, or another immigration violation may complicate the review.
The Grounds for the Permit No Longer Apply
The property has been sold, the address has changed without notification, or the purpose of stay no longer matches the permit issued.
Residence Permit in Alanya When Buying Property
Alanya is one of Turkey's most popular resort cities, where people can enjoy holidays and also live comfortably by the sea throughout the year. It is a well-developed city with an international community and convenient connections to other parts of Turkey and other countries through Gazipaşa and Antalya airports.
Since June 2026, Mahmutlar, Kestel, Avsallar, and Kargıcak have once again been open for first-time property-based residence permit applications. Buyers can consider property in these popular coastal areas of Alanya again.
For an investment residence permit, the cadastral value of the home must be at least USD 200,000. If future citizenship is not part of your plans, you may buy an apartment at any price and apply for a tourist residence permit. Musa Homes will help you choose an area and property that suit your goals, budget, and future plans.
Frequently Asked Questions
Can I Get a Residence Permit in Turkey by Buying an Apartment?
Yes. If the cadastral value of the home is at least USD 200,000, the owner can apply for an investment residence permit. When buying a more affordable apartment, a tourist residence permit while living in your own home may be considered.
Is an Apartment Worth Exactly USD 200,000 Enough?
For an investment residence permit, the cadastral value shown in the official documents is what matters. A property close to the minimum threshold should be checked and calculated in advance. There is no minimum apartment value for a tourist residence permit.
Can I Buy Commercial Property for a Residence Permit?
No. For a short-term residence permit based on property ownership, the property must be residential and used as a home.
Can the Whole Family Get Residence Permits with the Owner?
Yes. A spouse and minor children can submit separate applications together with the owner. The parents of an adult owner do not receive a family residence permit automatically, but they may apply on appropriate grounds and provide proof of the family relationship. Each applicant receives their own residence permit card.
Can I Work with a Property-Based Residence Permit?
No. A property-based residence permit alone does not give the holder the right to work legally. A separate work permit is required for employment.
How Long Is a Property Owner's Residence Permit Valid?
A short-term residence permit may be issued for a maximum of two years at a time. The migration authorities decide the exact period.
Can a Residence Permit Be Renewed?
Yes, as long as the legal grounds remain valid and the applicant continues to meet the requirements. The renewal application must be submitted during the 60 days before the current permit expires and before its expiry date.
How Long Does a Turkish Residence Permit Application Take?
The official processing period is up to 90 days after the complete set of documents has been submitted. The applicant is notified if an additional review is required.
Which Residence Permit Can Lead to a Future Citizenship Application?
This right is linked to an investment residence permit based on residential property with a cadastral value of at least USD 200,000, continued ownership, and five years of actual residence in Turkey. A tourist residence permit does not provide this right.
Musa Homes
Buy Property in Turkey for a Residence Permit with Musa Homes
Buying a property in Turkey comes with plenty of questions. Will the apartment meet the residence permit requirements? What price will be shown on the title deed? What other costs do you need to allow for?
If you’re planning to buy an apartment in Turkey for a residence permit, our team at Musa Homes, a licensed real estate agency, will go through all the important details with you right from the start. We’ll show you options within your budget, explain the differences between areas, check the paperwork and guide you through the TAPU transfer. We’ll also help you prepare the documents for the migration authorities. Fill in the form below, and we’ll put together a shortlist based on your budget, future plans and the current residence permit requirements.
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Tell us what kind of property you are looking for
Share your budget and plans with us. Our team will contact you with suitable residence permit property options.