Residence permit in Turkey through property ownership

Many foreign buyers want more than a holiday home: they want to stay in Turkey for longer periods. Owning a home is one of the grounds for a short-term residence permit, but the value of the property, the date you bought it and even the neighbourhood all matter. This guide explains the conditions, the documents and the application steps, as of October 2026. Migration rules change often, so check the current position before you buy for residency.

The value threshold

The rule depends on when you bought the property:

• Bought on or after 16 October 2023: the property must be worth at least USD 200,000, everywhere in Turkey. A valuation report from a licensed (SPK) appraisal company must support the value.
• Bought before 16 October 2023: the old thresholds still apply, USD 75,000 in metropolitan cities and USD 50,000 elsewhere.

The valuation report is the document that proves the value, so order it from a licensed company and keep the original. The price written in your contract alone is not enough. If the report shows a value below USD 200,000, the property cannot be the basis for a new permit, even if you paid more. For a property bought before 16 October 2023, keep the documents that show the purchase date, because the older thresholds depend on it.

Check the neighbourhood before you buy

When the share of foreign residents in a neighbourhood is high, that neighbourhood can be closed to new residence-permit registrations for foreigners. You can still buy a property there, but you may not be able to register your address and obtain a permit on that basis.

The list of closed neighbourhoods changes over time. If residency is the reason you are buying, confirm the status of the exact neighbourhood just before you sign, not months earlier. In large cities such as Istanbul many neighbourhoods are closed, so this check matters even more there.

Closures apply to neighbourhoods (mahalle), not to whole districts, so two buildings in the same district can have a different status. Ask for the exact neighbourhood name as it appears on the title deed and check that one. While a neighbourhood is closed, you cannot register there for a new permit, so do not rely on promises that it will reopen soon. To confirm the current status, ask us, the seller's agent or the provincial migration office.

Documents you need

• A valid passport, plus copies of the identity and entry stamp pages.
• Recent biometric photographs.
• The title deed in your name.
• The licensed valuation report.
• Turkish health insurance valid for the permit period.
• Proof of your registered address.
• Receipts for the permit fee and the card fee.

Bring the originals and copies to your appointment. A missing or expired document can mean booking a second appointment. Make sure the address in your registration matches the property on the title deed, and that your health insurance covers the full period you apply for.

How to apply, step by step

1. Buy the property and receive the title deed. Our step-by-step buying guide covers the purchase itself.
2. Obtain the valuation report, if you did not already receive one during the purchase.
3. Take out Turkish health insurance that covers the period you are applying for.
4. Register your address so that the property appears as your place of residence.
5. Fill in the online application on e-İkamet, the system of the Presidency of Migration Management, and choose an appointment.
6. Pay the fees and print the application form.
7. Attend the appointment in person with your originals, copies and photos.
8. Receive the permit card once the application is approved.

Fill in the online form carefully: your name, passport number and dates must match your passport exactly.

Renewals and keeping your permit

A property-based permit is usually granted for 1–2 years. It can be renewed while you keep the property and continue to meet the conditions, such as valid health insurance. Apply for renewal through e-İkamet before your current permit expires. Renewals usually ask for many of the same documents, so keep your title deed, valuation report and insurance papers together. If you move to another address, update your address registration promptly. When you travel, carry the permit card with your passport and keep a note of its expiry date.

The permit is linked to the property. If you sell it, the basis for your permit ends, so plan any sale with your residence status in mind. A residence permit also does not give the right to work; employment requires a separate work permit.

Common mistakes

• Buying below USD 200,000 on or after 16 October 2023 and expecting a permit on that basis.
• Relying on the contract price instead of a licensed valuation report.
• Buying in a closed neighbourhood without checking first.
• Letting health insurance lapse before a renewal.
• Applying for renewal at the last minute. Start before your current permit expires.
• Selling the property while the permit still depends on it.
• Confusing residence with citizenship. Citizenship has its own rules and a USD 400,000 threshold.

If you are looking for a home to live in for part of the year, browse our apartments in Trabzon.

How Buruj helps

Buruj Real Estate has worked with foreign buyers since 2009, from offices in Trabzon and Istanbul. We arrange viewings in person or by video call, check the title deed, and look at the current status of the neighbourhood before you commit. We book the sworn translator and the land registry appointment, help you get a tax number and open a bank account, and transfer the utilities into your name after the purchase. For questions about your situation, contact us.