Turkey remains one of the most accessible countries for foreigners seeking residence through real estate ownership. While recent legal changes have introduced new thresholds and rules, it is still possible to obtain a residence permit by buying property—provided that the process is managed correctly. At ER&GUN&ER, our English Speaking Turkish Lawyers help foreign investors secure legal residency by guiding them through every step. This guide explains how to apply for legal residence in Turkey through real estate purchase, which documents are needed, and how to avoid delays or rejections.
Can I Get a Residence Permit in Turkey by Buying Property?
Yes. Foreigners who purchase property in Turkey—residential or commercial—can apply for a short-term residence permit. The property must be:
- Legally registered in your name at the Land Registry Office (Tapu)
- Free of encumbrances or shared ownership unless clearly declared
- Located in a district that has not reached the foreign residency saturation cap
- Suitable for residence—meaning a valid “Kat Mülkiyeti” or “Kat İrtifakı” must be shown
Minimum Property Value for Residence Permit
As of 2023, the minimum value required is $75,000 USD in metropolitan cities (e.g., Istanbul, Ankara, İzmir) and $50,000 USD in smaller provinces. The value must be confirmed by an official SPK-certified real estate valuation report.
Is This the Same as Turkish Citizenship by Investment?
No. Residence permit through property purchase is a separate track from Turkish citizenship by investment. Citizenship requires a minimum real estate investment of $400,000. However, after five years of uninterrupted legal residence, you may become eligible to apply for naturalization through long-term residence status.
Required Documents for Real Estate-Based Residence Permit
- Original Title Deed (Tapu) registered in your name
- Official valuation report (SPK-certified)
- Proof of foreign currency purchase via Turkish bank
- Biometric photographs (6 copies)
- Valid passport and notarized Turkish translation
- Tax number (can be obtained in 10 minutes with passport)
- Health insurance policy valid in Turkey
- Proof of residence address (utility bill or rental contract if applicable)
Step-by-Step Application Process
- Purchase qualifying property and register the Tapu
- Obtain a real estate valuation report
- Apply for a tax number and prepare your documents
- Book an appointment with the Provincial Immigration Office (Göç İdaresi)
- Submit your application in person or via lawyer with POA
- Receive a residence permit card within 1–3 months (average)
Can I Apply Through a Lawyer with POA?
Yes. Foreigners can appoint a lawyer through a notarized Power of Attorney either in Turkey or abroad (apostilled). Our firm handles the entire process—from Tapu registration to residence permit issuance—without requiring your physical presence in Turkey.
Common Mistakes to Avoid
- Buying property below the legal threshold
- Property located in restricted or saturated zones (e.g. Esenyurt in Istanbul)
- Submitting valuation report older than 3 months
- Missing biometric appointment date
- Using incomplete translations or unnotarized documents
Examples from Our Clients
- 🇬🇧 British citizen bought a $78,000 apartment in Istanbul—residence permit granted in 32 days
- 🇺🇸 U.S. investor used POA to apply remotely—our firm handled all documents and biometric appointment
- 🇫🇷 French couple bought shared property—each applied individually and received 1-year permits
Frequently Asked Questions (FAQs)
- Is the residence permit guaranteed? No. It's subject to approval by the Immigration Directorate. Legal compliance and document integrity increase success rate significantly.
- How long is the permit valid? Typically 1 year, renewable if the property is retained and usage conditions continue.
- Can I include my spouse and children? Yes. Immediate family members can apply as dependents under a family residence permit.
- Can I apply with land or commercial property? Only if it's suitable for residence (Kat Mülkiyeti required). Raw land or industrial property may not qualify.
- Do I have to live in the property full-time? No, but you must be able to prove residence in Turkey (utility bills, bank activity, etc.).
- Can I rent out the property while using it for residence? Not recommended. Doing so may contradict your declared use and trigger cancellation.
- What happens if I sell the property? Your residence permit may be revoked unless you buy another qualifying asset or change your permit type.
- Does residence by property lead to citizenship? Not automatically. After 5 years of legal residence (with limited absences), you may apply for naturalization.
- Can I apply for multiple properties totaling $75,000? Yes. As long as the total value meets the threshold and properties are in your name.
- What if I own the property jointly with my spouse? Both can apply separately if ownership is recorded in both names or supported by notarized consent.
- Do I need to register the address separately? Yes. You must register your address with the Nüfus Müdürlüğü within 20 days of permit approval.
Conclusion: Residency Through Real Estate Is Possible—With the Right Support
Legal residence in Turkey through property ownership remains a viable and efficient path for expats, retirees, and investors. But documentation, valuation, and district restrictions can complicate the process. At ER&GUN&ER, our English Speaking Turkish Lawyers manage each step of the process—helping you secure residency with legal certainty. Contact the Best Lawyer in Turkey for a compliant, stress-free, and successful residence permit application through real estate.