Renewing a property-based residence permit in Turkey: timing, requirements and reasons for refusal (2026)

Getting a property-based residence permit for the first time gets plenty of attention, but renewing it is often left to the last minute, and that is where the problems start. A residence permit based on property ownership is usually granted for one or two years, and is renewed as long as its basis still stands and its conditions are met. Here is what you need to know, under the rules as they stand in 2026.

The basis: you still own a residential property

A short-term residence permit based on property ownership is tied to the property itself. If you still own it and it is registered as residential in the tapu (land registry) record, the basis stands. And remember the value rule: for properties bought since 16 October 2023 the threshold is USD 200,000; older purchases fall under the previous thresholds. Details in the guide to residence through property.

When to apply?

• Always before your current permit expires.
• It is best to apply about 60 days ahead, so that if an extra document is requested there is enough time to provide it.
• Applying after expiry complicates matters and may expose you to fines and difficulties when leaving and entering the country.

Renewal steps

1. Fill in the renewal application on e-İkamet, the online system of the Presidency of Migration Management (Göç İdaresi Başkanlığı).
2. Upload the documents or prepare them for the appointment.
3. Pay the fees set for the permit period requested.
4. Attend the appointment if one is required, or wait for the decision.
5. Receive the new card at your registered address.

Usual documents

• A valid passport.
• Your current residence card.
• The tapu title deed or proof that you still own the property.
• Health insurance valid for the entire permit period requested. See the guide to health insurance for foreign residents.
• Photos meeting the required specifications.
• A registered address in the address registration system.

Common reasons for refusal

1. Selling the property or transferring its ownership.
2. Health insurance that is not accepted or does not cover the full period.
3. Applying late after the permit has expired.
4. A closed neighbourhood: if the neighbourhood where your property is located has been added to the list of neighbourhoods closed to new foreign address registrations, the application may be affected. We explain this in the guide to closed neighbourhoods.
5. Not using the permit for its purpose: the office assesses whether you actually use the permit to live in your property.
6. Mismatched details between your passport, tapu and address.

Family

Residence permits for a spouse and children linked to yours are renewed with it or in coordination with it. We cover the details in the guide to family residence permits.

Practical tips

• Set a reminder three months before expiry.
• Renew your health insurance first so that it covers the new permit period.
• Update your address if you move within Turkey.
• Keep copies of all documents and payment receipts.
• Do not sell the property before arranging another basis for residence if you want to stay.

Summary

Renewal is easy when it is on time and the documents are right: ownership still in place, health insurance covering the period, a registered address, and an application made well before expiry. Rules can change, so we review them with every client before applying.

Our after-sales team tracks our clients’ residence renewal dates and prepares their files. Contact us.