Real Estate Residence Permit 2026: Conditions and the 200,000 USD Rule

Short answer: A foreigner who owns residential property in Turkey may apply for a short-term residence permit under the Law on Foreigners and International Protection No. 6458. For properties acquired on or after October 16, 2023, the single residential property relied upon for the application must have a value equivalent to at least USD 200,000 in Turkish Lira as of the date of acquisition. The values of different real estate properties cannot be aggregated. Furthermore, the residence must be registered as residential in the title deed, belong to the applicant, and be used de facto for residential purposes. Purchasing a home does not guarantee a residence permit on its own; fulfilling general residence requirements and ensuring that documents are consistent with one another are also mandatory.

This guide explains the conditions for residence permits through real estate ownership, the USD 200,000 single-property rule, the previous USD 75,000/50,000 practice, the closed-neighborhood restriction lifted in June 2026, the status of family members, application documents, renewals, and grounds for rejection. For the general framework regarding all residence permits, our residence permit guide you may also review.

What is a Residence Permit Through Real Estate Ownership?

A residence permit through real estate ownership is a short-term residence permit type that can be granted to foreigners who own residential property in Turkey. Its legal basis is subparagraph (b) of the first paragraph of Article 31 of Law No. 6458. In the official statement of the Presidency of Migration Management concerning residence permit types, foreigners owning real estate in Turkey are also listed among persons within the scope of short-term residence permits.

Applications based on real estate ownership constitute one of the legal grounds within the scope of short-term residence permits. To evaluate this type of permit alongside other application grounds such as tourism, commercial connections, medical treatment, Turkish language courses, and graduation, short-term residence permit requirements and application grounds you can review our comprehensive guide on.

The phrase “owning immovable property” herein does not cover all types of real estate. The immovable property forming the basis of the application must be a residential property and used by the applicant for accommodation purposes. A land plot, field, shop, office, or a residence purchased solely for investment purposes and leased out does not produce the same legal outcome for this type of residence permit.

What Are the Real Estate Residence Permit Requirements for 2026?

In order for a property residence permit application to be evaluated, both the special conditions and the general conditions required for all residence permits must be met simultaneously.

How is the $200,000 Rule Applied?

The current document list of the Presidency of Migration Management states that the value of the property to be used as the basis for the residence permit must be at least the Turkish Lira equivalent of 200,000 US Dollars as of the date of acquisition Therefore, regard is not solely given to the market value on the date of application. The title deed acquisition date, sale price, and requested valuation documents are evaluated together.

For example, for a residence whose market value today exceeds 200,000 USD, the past date and registered value at which it was acquired are significant. Subsequent price increases may not be deemed sufficient by themselves in every file. Particularly in terms of older acquisitions, inheritance, gifts, shared ownership, or discrepancies between the deed price and valuation, a case-by-case review must be conducted prior to the application.

Important: The date on which the exchange rate will be based, and whether the price on the title deed and a valuation report are required, may vary depending on the specific method of acquisition. It is not safe for the applicant to rely solely on the current price in a real estate listing.

When was the $200,000 Limit Imposed?

The practice regarding property value has changed over time. For properties acquired between April 26, 2022, and October 15, 2023, a limit of 75,000 US Dollars applied in metropolitan cities, and 50,000 US Dollars in other cities. As of October 16, 2023, the distinction between cities has been eliminated, and the lower limit for residences acquired after this date has been increased to USD 200,000.

These dates are particularly important when making an initial or extension application based on a previously acquired residence. For earlier acquisitions, the previous residence history, whether there are any interruptions, and which documents will be required must be examined separately on a case-by-case basis.

Can the Values of Multiple Properties Be Combined?

No. The USD 200,000 requirement must be met through a single residence. For example, if a foreign national owns a residence valued at USD 150,000 and another residence valued at USD 50,000, a residence permit will not be granted on the grounds of property ownership, even if the total value reaches USD 200,000. The single residence relied upon for the application must independently meet the minimum value requirement of USD 200,000.

The Property Must Be a Residence and Actively Used

The property constituting the basis of the application must be registered as a residential property in the title deed. The applicant must use this residence as their own residential address. The official document list explicitly states that the residence cannot be rented out or used for the purpose of generating income in a similar manner. If the title deed holder lives at another address, if the entire residence is rented out to a third party, or if short-term rental activities are conducted, a contradiction may arise between the purpose of the application and the actual use.

Can a Residence Permit Be Obtained Through Land, Arable Land, or Commercial Real Estate?

No. Owning a plot of land, arable land, shop, office, warehouse, or similar real estate is not sufficient for a residence permit based on property ownership. If the foreigner has another legal ground for stay, the appropriate type of permit for that ground may be evaluated separately. Persons intending to work in Turkey must review the foreign work permit requirements; real estate residence permits do not grant the right to work on their own.

Does Buying a Property Guarantee a Residence Permit?

No. Ownership constitutes the basis of the application; however, it does not eliminate the administration's obligation to examine all conditions. In addition to the requirement that a single residential property meets the necessary value threshold, the nature of the property, the foreigner's purpose of stay in Turkey, sufficient and regular financial resources, health insurance, passport validity, address registration, previous immigration records, and compliance with public order may also be evaluated.

Therefore, before making a purchase decision, one must investigate not only whether the title deed transaction can be executed, but also whether that real estate is eligible for use in terms of a residence permit. The transfer of a title deed and obtaining a residence permit based on that real estate are distinct legal matters.

Has the Closed Address Practice Been Abolished in 2026?

Yes. The practice regarding addresses closed to new residence registrations for foreigners in Turkey was lifted in June 2026. Consequently, the general address restrictions in areas formerly referred to as "closed neighborhoods" or "closed districts" have ended. Detailed information can be found in the Directorate of Migration Management's neighborhood closure announcement dated 2022 with and the Istanbul statement dated 2023. reflects the practice of the previous period and does not reflect the current status after June 2026.

This amendment does not mean that every application at every address will be automatically approved. The conformity of the title deed, numbering, and de facto residence address, as well as the residential nature of the property, are still examined. Furthermore, since administrative practices are subject to change, at the time of purchase and application YİMER 157 or through the relevant Provincial Directorate of Migration Management, verifying the current status would be advisable. If the relocation of the existing residence registration to another province is contemplated, Change of city in residence permit the rules regarding such relocation must also be taken into consideration.

Can Family Members Obtain Residence Permits on Co-owned Deeds?

According to the statement of the Directorate of Migration Management, family members may apply on the grounds of property ownership if they hold shared (paylı) or joint (elbirliği) ownership rights over the residence. In this context, family refers to the spouse, minor children, and dependent adult children. Family ties must be demonstrated through official and duly executed documents.

If the title deed is registered in the name of only one spouse, the other spouse and children are not automatically considered "property owners" solely due to family ties. It may be necessary for them to hold a share in the title deed or, if the conditions are met, family residence permit to rely on another appropriate legal basis, such as [insert basis].

Can Property Acquired Through Inheritance or Donation Be Used?

The fact that the residence was acquired through inheritance or donation does not render the application impossible from the outset. However, in accordance with the official document list, an up-to-date valuation report is requested for residences acquired through inheritance or donation. The transfer of ownership to the applicant, as well as the nature, value, and genuine residential purpose of the property, must be demonstrated through concrete documents.

A certificate of inheritance, family or death certificates issued in a foreign country, an apostille or consular approval, and a notarized Turkish translation may be required. The country where the document was issued and applicable international agreements may affect this procedure.

Required Documents for Real Estate Residence Permit

The document list may vary depending on whether the application is an initial, extension, or transition application, as well as the individual's circumstances. It must be verified e-İkamet system against the current and personalized list. The fundamental documents generally include:

• residence permit application form,
• The original passport or substitute travel document and photocopies of the relevant pages,
• Four biometric photographs,
• Valid health insurance covering the residence permit duration,
• A declaration regarding sufficient and regular financial resources and, if requested, supporting documents,
• The title deed or title deed registration certificate demonstrating that the applicant is the property owner,
• Documents requested regarding the value and acquisition of the immovable property,
• For initial applications, a signed or e-signed numbering document obtained from the municipality,
• For extension applications, a title deed continuation certificate proving that the immovable property continues to be registered in the name of the applicant,
• For applications concerning children, birth certificate and custody/consent documents,
• Receipts for fees and residence permit card document costs,
• For extension and transition applications, a document regarding the UETS (National Electronic Notification System) address, when necessary.

of the Directorate General of Migration Management in the official document list for short-term residence permits The explanations must be thoroughly checked prior to the application. The Provincial Directorate may request additional information or documents during the evaluation process.

How to Apply for a Real Estate Residence Permit

1. Preliminary review of the immovable property and address is conducted: The title deed nature, value threshold in a single residence, owner information, and consistency of address documents are verified.
2. The e-İkamet application is completed: The initial application, extension, or transition type is selected correctly, and the ground for immovable property ownership is checked.
3. Documents are prepared: Names, addresses, and dates on the title deed, numbering documents, valuation reports, and identification documents are compared.
4. The appointment and file submission are completed: The procedure stipulated by the relevant provincial Directorate of Migration Management is followed; the applicant may be required to be present in person.
5. Requests for additional documents are monitored: Deficiencies not completed within the prescribed time may lead to the rejection of the application.
6. Address registration is performed after approval: A foreigner whose initial application is approved must complete the address registration process within the period specified in official announcements.

of the Directorate General of Migration Management to general residency information pursuant to, the decision period is a maximum of 90 days from the date the documents are submitted in full. This does not mean that every file will take 90 days; missing documents and administrative investigations may affect the timeline.

Can the Application Be Made from Within Turkey?

As a rule, a foreigner may apply for an e-Residency from within Turkey while within their visa or visa-exemption period. A person who holds a valid residence permit shall apply for an extension or a transition depending on their circumstances. Simply purchasing real estate does not eliminate a past violation for a person whose legal period of stay in Turkey has expired. In such cases, residence permit without exiting and re-entering the country conditions regarding the matter and the specific violation record must be examined separately.

For How Many Years Is the Property Residence Permit Issued?

Real estate ownership falls within the scope of short-term residence permits. Within the general legal framework, a short-term residence permit can be issued for a maximum period of two years at a time. However, the administration is not obligated to grant the full two-year period. A shorter permit may be issued upon evaluation of the passport validity, health insurance, requested duration, and the status of the residence and the file.

A real estate residence permit is not indefinite and does not automatically extend as long as the ownership continues. The continuation of the requirements is re-evaluated during each extension period.

When and How is the Renewal Application Made?

The extension application can be made 60 days prior to the expiration of the current residence permit and, in any case, must be completed before the permit expires. The applicant may be requested to provide an up-to-date title deed continuity document showing that they continue to own the property, as well as insurance, financial sufficiency, and address documents. Depending on the current procedures of the Directorate General of Migration Management, the UETS (National Electronic Notification System) address may also be of importance in the extension or transition file.

The extension of a residence permit based on real estate ownership is not automatic. In addition to the title deed continuity document showing that the ownership continues, the current address, UETS, health insurance, and other common documents must also be submitted. For application timing and procedural stages, our residence permit extension application guide you may review.

The fact that the residence has been sold, rented out, actually abandoned, or that the address registration has been moved elsewhere may affect the continuation of the real estate basis. An extension is not an automatic renewal of the previous permit, but a new administrative evaluation.

Is the Residence Permit Revoked If the Property Is Sold?

If the permit is solely based on the ownership of a specific residence, the sale of the residence may lead to the elimination of the fundamental condition. The foreigner must not conceal this change and must evaluate the appropriate type of residence permit for their new situation in a timely manner. Even if another suitable residence is purchased, the address, value, acquisition date, and application procedure will be re-examined; it should not be assumed that the old card will remain valid without any action.

In the event of the sale of the real estate forming the basis of the residence permit, the grounds for the permit may cease to exist. If the foreigner is to continue staying in Turkey based on tourism, family, education, or another legal ground, they must apply for the appropriate type of permit in a timely manner. For timeframes and application methods, our residence permit transition application guide you may review.

Court Ruling Regarding the Cancellation of Property Residence Permit

In a lawsuit filed and pursued by Atty. Batın Yılmaz, the short-term residence permit of a foreign property owner was revoked on the grounds that they had rented out their residence to someone else, and an entry ban associated with the V-69 restriction code was imposed on the foreigner. The Istanbul 15th Administrative Court found both the revocation of the residence permit and the associated entry ban to be unlawful, stating that there was no lease agreement, bank transaction, witness statement, or other concrete evidence supporting the allegation of rental.

For the court's reasoning, how the allegation regarding the use of the real estate was examined, and the anonymized text of the decision, to our review of the decision regarding the cancellation of the real estate residence permit and the revocation of the V-69 entry ban, you can access.

This decision does not mean that all revocations of real estate-based residence permits are unlawful. If it is demonstrated through concrete and verifiable evidence that the residence has indeed been rented out or is not being used for residential purposes by the applicant, a different legal evaluation may be made.

Does the Property Residence Permit Grant the Right to Work?

No. A residence permit ensures legal stay in Turkey; it does not automatically grant the right to work. As a rule, a separate work permit is required for paid employment or self-employment. Individuals planning to apply for a work permit can review the differences between in-country and out-of-country applications from our work permit guide can review.

Does the Property Residence Permit Provide Citizenship?

No. Residence permits obtained through real estate ownership and Turkish citizenship by investment are distinct legal mechanisms. The threshold of 200,000 USD is a criterion applied for short-term residence permits and does not grant the right to citizenship or a guarantee of application. The citizenship process is subject to separate requirements, such as investment amount, payment, and title deed annotations. Therefore, the statement "anyone who buys a $200,000 home becomes a Turkish citizen" is legally incorrect.

Are These Periods Counted When Transitioning to a Long-Term Residence Permit?

Legal periods spent under a short-term residence permit obtained through real estate ownership may, as a rule, be taken into account in calculating the eight-year uninterrupted residence requirement for a long-term residence permit. However, merely completing the eight years is not sufficient; periods spent abroad, social assistance, income, insurance, public order, and other conditions are also evaluated separately. For detailed requirements our long-term residence permit guide you can refer.

What Are the Property Residence Permit Fees?

The residence permit document fee and the residence permit fee are different from each other. According to the Directorate of Migration's official fee announcement for 2026, the residence permit document fee is 964 TL. However, the residence permit fee may vary depending on nationality, the principle of reciprocity, and the duration of the permit. Additionally, separate expenses may arise for health insurance, notary fees, translations, apostilles, valuation, and title deed documents.

Since fee amounts and payment channels are subject to change, the accrual generated on the application form and official announcements must be taken as the basis. Figures presented on the internet under the name of "package fees" should not be confused with official fees.

Why Is a Property Residence Permit Denied?

The main situations that may lead to the rejection of the application are as follows:

• The property value failing to meet the required threshold,
• The property not being in the nature of a residence,
• Discrepancies between the title deed record and the applicant or the address,
• The residence not being used de facto and being rented out,
• Discrepancies between the address registration, the title deed, or the numbering certificate,
• Submission of forged, contradictory, or unverifiable documents,
• Failure to demonstrate sufficient and regular financial means,
• Lack of valid health insurance,
• Failure to file the application within the statutory period,
• Determination that the permit is used outside the scope of its purpose,
• Having a valid deportation order or entry ban to Turkey,
• Making a negative assessment in terms of public order or public security.

The grounds for the rejection decision and the date of service must be examined together. Confusion of deadlines may lead to loss of rights. Regarding administrative and judicial options following a rejection, in our residence permit rejection guide Detailed information is available.

Most Common Mistakes Made Prior to Application

Relying Solely on the Real Estate Agent's Declaration

The statement "this property is suitable for residency" does not replace official address and title deed verification. Prior to purchase, the property characteristics, ownership information, value requirement, and address restriction must be independently verified.

Confusing the Title Deed Price with Market Value

The advertised price or verbal market value being over 200,000 USD is not sufficient on its own. Official records as of the acquisition date and required valuation documents are decisive.

Aggregating the Value of Two or More Residences

The 200,000 USD threshold for property residence permits must be met in a single residence. For instance, the total value of two different residences valued at 150,000 and 50,000 USD does not fulfill the requirement.

Assuming the Entire Family Will Automatically Obtain Permits

If only one person's name is on the title deed, other family members are not automatically considered property owners. Co-ownership, family residence permits, and each family member's personal conditions must be evaluated separately.

Assuming the Residence Can Be Rented Out

The rationale behind the property residence permit is for the foreigner to reside in the property they own. Allowing third parties to use the residence for income-generating purposes may contradict the purpose of the permit.

Confusing the Residence Permit with Citizenship or Work Permit

The conditions and consequences of the three statuses are separate. Owning a property does not automatically grant the right to work or Turkish citizenship.

Legal Checklist Prior to Property Acquisition

• Verify that the property is registered as an independent section and designated for residential use on the title deed.
• Cross-check the seller, owner, encumbrance, and property information.
• Research the restrictions regarding persons, countries, and regions concerning property acquisition by foreigners.
• Evaluate the USD 200,000 requirement based on a single residence, acquisition date, and official documents.
• Ensure that the title deed, numbering (ulusal adres veri sistemi), and actual residential address match each other.
• Plan in advance the family members' title deed shares and which type of residence permit they will apply for.
• Verify that there are no discrepancies among the sales, payment, valuation, and title deed documents.
• Ensure that the residence can be physically used for residential purposes.
• Establish the application schedule before the legal period of stay expires.

If the tax aspects of the immovable property are to be evaluated separately VAT exemption in the sale of residences or workplaces to foreigners our article on this subject may be reviewed. The conditions of this exemption are independent of the residence permit requirements.

Frequently Asked Questions

What must be the property value for a residence permit by purchasing a house in 2026?

For a single residence acquired on or after October 16, 2023, which serves as the basis for the application, the value as of the acquisition date must be at least 200,000 USD in terms of Turkish Lira equivalent. The current market price alone may not be sufficient.

Can a residence permit be obtained if the total value of two separate houses is 200,000 USD?

No. The 200,000 USD threshold must be met in a single residence. For example, this requirement cannot be met by combining the values of two separate properties valued at 150,000 USD and 50,000 USD.

Can everyone who buys a 200,000 USD house obtain a residence permit?

No. In addition to the value requirement, property qualification, actual residence, address eligible for application, valid health insurance, sufficient financial resources, and other general conditions are also examined.

Can a residence permit be obtained with a property registered as land in the title deed (tapu)?

For a residence permit based on property ownership, the immovable property must be of residential nature. Land, fields, or workplaces are not sufficient for this basis.

Does the residence permit continue if the purchased house is rented out?

The residence property forming the basis of the application must be used by the foreigner for residential purposes. Renting out the residence may contradict the purpose of the permit and give rise to the risk of rejection or revocation.

Is the policy of closing certain addresses to the residence of foreigners still ongoing?

No. The policy of closing addresses to the residence of foreigners in Turkey was lifted in June 2026. However, the compliance of the title deed, numbering, and actual residential address, as well as other application requirements, continue to be examined.

Can spouses and children obtain a residence permit with the same title deed?

For family members to utilize the property ownership basis, it is important that they hold a shared or joint ownership right in the title deed. For spouses and children without a share, a family residence permit or another appropriate legal basis shall be evaluated.

Can a residence permit be obtained with an inherited house?

A residence acquired through inheritance may serve as the basis for the application; however, ownership, residential status, actual use, and the value requirement must be documented. The official document list requires a current valuation report for residences acquired through inheritance or donation.

For a maximum of how many years is a property residence permit granted?

A short-term residence permit can be issued for a maximum of two years at a time. However, the administration may grant a permit for a shorter duration depending on the circumstances of the file.

Does a property residence permit grant the right to work?

No. As a rule, a separate work permit must be obtained in order to work in Turkey.

What happens to the residence permit if the property is sold?

Since the ownership underlying the permit no longer exists, there is a risk of rejection, non-renewal, or revocation. The appropriate residence type for the new situation and notification obligations must be evaluated without delay.

Does a property residence permit grant Turkish citizenship?

No. A property residence permit is a timed legal stay status; citizenship by investment is subject to separate conditions and a separate administrative process.

How long does it take for the application to be concluded?

According to official general information, residence permit applications are concluded within a maximum of 90 days from the complete submission of documents. Missing documents or additional investigation processes may affect the timeline.

Conclusion and Legal Assessment

Residency permit through property ownership is a multi-conditional process that cannot be reduced merely to purchasing a home in Turkey. The fulfillment of the USD 200,000 threshold in a single residence, the title deed classification of the property, the acquisition date, actual usage, compliance of address documents, and the ownership status of family members must be evaluated together prior to the purchase transaction.

Particularly in properties acquired through inheritance or donation, those with shared ownership, those with disputed title deed values, or those planned to be rented out, the specific circumstances of the case may alter the outcome. Regarding general aliens law processes immigration law on our immigration law service page.

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Author Information

Attorney Batın YILMAZ

Istanbul Bar Association Bar Registry No: 77008

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While preparing the content the Professional Rules of the Union of Turkish Bar Associations and the provisions regarding the prohibition of advertising for the legal profession have been observed. The information in this article does not constitute legal counsel or a definitive legal opinion with respect to any specific case.

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Communication and Legal Information

Attorney Batın YILMAZ

Istanbul Bar Association Bar Registry No: 77008

Address: Yakuplu Mahallesi, Hürriyet Bulvarı, Skyport Residence Kat:12 No:133, Beylikdüzü/İstanbul

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