How to get a residence permit after buying property?

Residence permit through property purchase: what it is and who it suits

Turkey remains one of the most accessible destinations for Russians and citizens of other countries who wish to legally stay abroad for more than 90 days. One of the most reliable ways is obtaining a residence permit (ikamet) based on property ownership. This type falls under the short-term residence permit (Article 31 of Law No. 6458 on Foreigners and International Protection) and grants the right to reside in the country for up to 2 years with the possibility of renewal.

The main advantage of this type of residence permit is that it is not tied to an employer, study, or marriage. You obtain resident status simply by owning property. This is especially valuable in the current context, as Turkish authorities are gradually reducing the issuance of tourist residence permits and tightening requirements for other categories.

Minimum property value for a residence permit

Since October 2023, a single rule applies in all Turkish cities: the property must be worth at least 200,000 US dollars according to an expert appraisal (expertise value). This means that even if you bought an apartment for 150,000 dollars, but the appraiser confirmed its market value at 200,000, you meet the price threshold. Conversely, a purchase for 210,000 dollars with an appraisal of 190,000 will not grant the right to a residence permit.

It's important not to confuse: the 400,000 dollar threshold refers to the program for obtaining Turkish citizenship by investment, not a residence permit. For a residence permit, the minimum amount is exactly 200,000 dollars. There are no restrictions on the type of property: it can be an apartment, villa, townhouse, or a share in a property — the main thing is to have the TAPU (title deed) in hand.

The property must not have a commercial purpose — a plot for hotel construction or retail space will not qualify. The property must be residential.

What documents are required

The document package for applying for a property-based residence permit is standard, but each document must be prepared flawlessly — mistakes are a common reason for rejection. Here is the full list:

• Passport — original plus notarized translation into Turkish;
• TAPU (Tapu) — the original certificate of ownership of the property;
• Property valuation report — an official expert appraisal report (Değerleme Raporu) confirming that the property's value is at least 200,000 dollars;
• Health insurance — a policy valid in Turkey and covering the entire requested residence permit period;
• 4 biometric photographs — taken no more than 6 months before submission;
• Proof of address — for example, a residence registration (Nüfus Kayıt Örneği) or a rental agreement if you are not yet living in the purchased property;
• Tax ID number (Vergi Kimlik Numarası) — a tax number obtained at any tax office using your passport (takes 15 minutes);
• Receipt of state fee payment — paid after completing the online form.

Step-by-step application procedure

The process takes 1 to 3 months from the moment you receive the TAPU. Here is the step-by-step guide:

1. Obtain the TAPU. Once the sale transaction is completed, you become the full owner. The process can begin from this date.
2. Order an expert appraisal. Contact a licensed appraisal company. The report is prepared within 2–5 working days.
3. Get your Tax ID and health insurance. The tax number is obtained at the Vergi Dairesi (tax office), and insurance from any accredited insurance company in Turkey.
4. Complete the online form on the e-ikamet.goc.gov.tr portal. Select the application type: “Short-term residence permit” and the basis “Immovable property ownership”. The system will automatically assign an appointment date (personal visit) at the migration office.
5. Pay the state fee. The amount varies depending on the applicant's nationality. It is approximately 348 Turkish liras per day (~10–13 dollars) for a period of up to a month, plus the cost of the plastic ikamet card. For a full two-year residence permit, the fee can range from 200 to 500 dollars.
6. Attend the appointment on the scheduled day at the migration office (Göç İdaresi) with the full package of documents. The officer will check the originals, verify the data, and take biometrics.
7. Wait for the decision. The application status can be tracked in your personal account on e-ikamet. The residence permit card is delivered by PTT mail to the specified address. Processing time is 30 to 90 days.

Closed districts: what you need to know in advance

Not every district in Turkey allows you to obtain a residence permit. If the proportion of foreigners exceeds 20% of the local population, the district is declared “closed” (kapalı mahalle) for initial applications. This means that even with a TAPU and a property value above 200,000 dollars, the migration office will refuse to accept your application.

As of early 2025, certain neighborhoods of Antalya (for example, in the Konyaaltı area), Fatih in Istanbul, and some quarters of Alanya, Fethiye, and Mahmutlar are considered closed. Before purchasing, be sure to check the district status at the local Göç İdaresi office or through a consultant. In “open” districts, there are no problems with submission.

Renewal of residence permit and prospects

The initial property-based residence permit is issued for 2 years. It can be renewed an unlimited number of times as long as you remain the owner of the property and do not violate migration laws (absence from the country for more than 180 days a year may result in cancellation).

After 8 years of continuous residence on a short-term residence permit, a foreigner can apply for a long-term residence permit — a permanent equivalent of indefinite leave to remain that does not require annual renewal. If citizenship is the goal, after 5 years of legal residence (or immediately with investments of 400,000 dollars or more) one can initiate the naturalization process.

Key points

Obtaining a residence permit after buying property in Turkey is a transparent and well-established procedure if three key conditions are met: correctly chosen district, confirmed property value of at least 200,000 dollars, and a complete package of documents. Plan for 2–3 months for the process, prepare your documents in advance, and if possible, seek help from an official consultant or a reputable real estate agency — this will save both time and nerves.