Buying a home in Turkey can do more than give you a place to stay. If the property meets the legal minimum value, it can support a short-term residence permit (ikamet) for you and your family. This guide explains how the Turkey residence permit by property purchase works in 2027, who qualifies and how to apply.
Eligibility Requirements
- You own residential property in Turkey with a value of at least $200,000. This minimum applies across Turkey since late 2023.
- The property is in a neighbourhood that is open to new residence permits for foreigners (some districts are closed when the share of foreign residents is high).
- Valid passport, health insurance and a clean record.
Who Can Be Included?
The property owner can usually include a spouse and children under 18 as dependants. Adult children and parents generally need their own basis for a residence permit.
Documents You Will Need
- Completed online application form from the e-ikamet system.
- Passport and copies, plus biometric photos.
- Title deed (tapu) and official valuation report.
- Valid health insurance policy for the permit period.
- Proof of address registration.
- For family members: marriage and birth certificates, translated and apostilled.
- Residence card fee payment receipt.
Step-by-Step Process
- Buy a qualifying property; see our guide to buying property in Turkey.
- Get health insurance valid for the permit period.
- Apply online through e-ikamet and book an appointment at the provincial migration office.
- Attend the appointment with originals and copies.
- Receive your residence card by post after approval.
- Renew on time before the permit expires, as long as you still own the property.
Buying to live in Turkey?
Saya Group helps you choose property that qualifies for a residence permit and handles the application with you, step by step.
Residence Permit vs Citizenship
A residence permit lets you live in Turkey but is temporary and must be renewed. If you invest at least $400,000 in property and hold it for three years, you can apply for Turkish citizenship by investment instead. Long legal residence can also lead to long-term residence or citizenship through naturalisation over time.
Closed Neighbourhoods: Why They Matter
To balance the population, the authorities close certain neighbourhoods to new residence permits for foreigners when the share of foreign residents is high. If you buy in a closed neighbourhood, you may own the property but not be able to register your address there for a new permit. Check the current list for the exact neighbourhood (not just the district) before you sign a contract.
Renewal Tips
- Apply for renewal before your permit expires; late applications can cause problems.
- Keep health insurance valid for the whole permit period.
- Keep your address registration up to date if you move.
Bringing relatives? See the Turkey family residence permit guide.
Due Diligence Before You Buy
If you plan to use a purchase for a Turkey residence permit by property, the property has to work both as a home or investment and as the basis of your permit. Careful checks before you sign protect you on both fronts.
- Title deed search: Confirm the seller is the registered owner and check for mortgages, liens, seizures or other annotations on the deed.
- Property type and zoning: Make sure the property is registered as residential, and ask whether the building has an occupancy certificate (iskan).
- Neighbourhood status: Check that the exact neighbourhood is open to new foreign residence permits on the date you buy.
- Building quality: Turkey is earthquake-prone, so ask about the construction year, the structure and any engineering assessments.
- Payment trail: Pay through banks and keep transfer records, which are useful for the title deed process and any future sale.
An independent lawyer who works only for you, not for the seller or agent, is one of the best investments you can make.
Understanding the Valuation Report
For purchases by foreigners, an official valuation report from a licensed appraisal company is part of the title deed process. This report confirms the property’s market value, and the migration office uses it, together with the title deed, to check that the property meets the minimum value for a residence permit.
The asking price and the appraised value are not always the same. If the valuation comes in lower than expected, the property may not reach the required threshold, even if you paid more. Exchange-rate movements can also affect how a lira value compares with the dollar minimum. Before committing, ask for a valuation early in the process, and make sure the value declared on the title deed reflects the real transaction, as under-declaring can cause serious problems later.
Costs to Budget for Beyond the Purchase Price
- Title deed fee, calculated as a percentage of the declared value and usually shared between buyer and seller by agreement.
- Valuation report, notary and sworn translation fees.
- Agent commission, if you use an estate agent.
- VAT on some new-build purchases, depending on the property and the buyer’s situation.
- Compulsory earthquake insurance (DASK) and optional home insurance.
- Annual property tax and building maintenance fees (aidat).
- Residence permit costs, including the card fee and health insurance for every family member.
To plan everyday spending once you arrive, see our guide to the cost of living in Turkey.
Common Mistakes to Avoid
Buyers sometimes rely on the listing price rather than the official valuation, only to find the property falls short of the minimum. Others buy a property registered as commercial, or a plot of land, assuming it will qualify. Letting health insurance lapse, forgetting to update the address after moving, or spending long periods outside Turkey can also cause difficulties at renewal. Finally, remember that permit rules, minimum values and closed neighbourhood lists are updated by the authorities, so check the current rules with official sources or a licensed lawyer before you buy and again before each renewal. If you want a second opinion, you can book a free consultation with Saya Group.
Frequently Asked Questions
Can I work with a property-based residence permit?
No. A residence permit does not give the right to work; you need a separate work permit. See our work permit in Turkey guide.
Can two people buy together and both get permits?
It depends on each person’s share and the applicable rules. Check with a lawyer before buying jointly.
What happens if I sell the property?
The basis for your permit ends, and you would need another legal basis to stay.
Can I buy property in Turkey without travelling there?
Yes. You can authorise a lawyer or trusted representative with a power of attorney, issued at a Turkish consulate or a notary and legalised as required. You will still need to attend the migration office in person for the residence permit.
Does buying property give me permanent residence in Turkey?
No. A property-based permit is a short-term residence permit that must be renewed. After many years of continuous legal residence, you may be able to apply for a long-term residence permit if you meet the conditions.
Can I use an off-plan property for a residence permit?
Applications are normally based on a title deed registered in your name. With off-plan purchases, check when the deed will be issued, because you may not be able to apply until then.
