Owning a home in Istanbul can also give you the right to live here. Türkiye grants a short-term residence permit to foreigners who own a qualifying home, and it can be renewed for as long as you keep it. There is no language test, and the permit covers everyday life: a bank account, registering your phone, a school place for your children.
This guide explains who qualifies, how to apply, what it costs in 2026, how to bring your family and how to keep the permit year after year.
At a glance
| Question | 2026 answer |
|---|---|
| Minimum property value | USD 200,000 at the date you acquired it |
| Type of property | A home you live in, not rented out |
| Where | Any province; check the neighbourhood is open to new permits |
| Duration | Usually 1 year, renewable while you own the home |
| Where to apply | Online on e-İkamet, then at the migration office |
| Fees | 964 TL card fee + a permit fee by nationality |
| Health insurance | Required from 18 to 65 |
| Right to work | No, a work permit is separate |
| Path to citizenship | 5 years' residence, or USD 400,000 investment straight away |
Who qualifies
The permit rests on Article 31 of the Law on Foreigners and International Protection, which allows a short-term residence permit for foreigners who own property in Türkiye. Since 2024 the law lets the Ministry of Interior set the type and value of property that qualifies, and the current rules are:
- The value must be at least USD 200,000 in Turkish lira at the exchange rate on the date you acquired the home. The threshold has applied in every province since October 2023. Homes bought between April 2022 and mid-October 2023 keep the earlier limits of USD 75,000 in metropolitan cities and USD 50,000 elsewhere.
- It must be a home, and it must be your home. The property has to be a residence used as one. A property rented out or used for any other income does not qualify.
- Co-owners can apply too. A spouse or child named on the title deed can apply on the same property. A relative who is not on the deed cannot.
How the value is proven
For a home you bought, the title deed is the evidence: the price registered at the land registry is converted at the Central Bank rate on the purchase date. The official document list asks for a current valuation report only when the home was inherited or received as a gift. Some offices have asked for one in practice, so check with your adviser before your appointment.
How to apply, step by step
- Register your address. Once the title deed is yours, register the home as your address and get the numbering document (numarataj) from the municipality. Your address registration shows on e-Devlet.
- Buy health insurance that covers the whole permit period, unless you are under 18 or over 65.
- Apply online on e-İkamet while your visa or visa-free stay is still valid. Choose a short-term permit on the basis of property ownership and book your appointment.
- Pay the fees (the card fee and the permit fee) and keep the receipts.
- Attend the appointment at the provincial migration office with your documents. A lawyer with a power of attorney can apply for you, though the office may still ask to see you.
- Receive the card by post at your registered address.
The legal limit for a decision is 90 days from a complete file, and the office can give you up to 30 days to supply anything missing. Many Istanbul applicants hear back within a few weeks. Applications from abroad are not accepted yet, so the process starts once you are in Türkiye.
The documents you need
- The completed application form
- Your passport, with a copy of the photo page and your entry stamp or visa
- Two biometric photos, taken in the last six months on a white background
- Receipts for the permit fee and the card fee
- Health insurance for the whole permit period (not needed under 18 or over 65)
- A copy of the title deed, showing the home is yours and worth at least USD 200,000 when you acquired it
- The municipality's numbering document (numarataj) and your address registration
- A statement of sufficient financial means (your own declaration is normally enough)
- For children: a birth certificate and, if one parent is abroad, their consent, with an apostille and a sworn Turkish translation
For a renewal you also need a title continuation certificate (tapu devam belgesi) showing you still own the home, and an electronic notification address from PTT.
What it costs in 2026
Everyone pays a card fee of 964 TL. The permit fee depends on your nationality and the length of the permit; it is set in US dollars and paid in Turkish lira:
| Nationality (examples) | 1 year | 2 years |
|---|---|---|
| United States, United Kingdom, Germany, Iran and most others | USD 80 | USD 140 |
| Japan, Israel, the Philippines | USD 52.50 | USD 94.50 |
| Spain, Belgium, Kuwait | USD 36.50 | USD 66.50 |
| Russia, South Korea | USD 23.50 | USD 41.50 |
Citizens of a few countries, including Czechia, Denmark and Ireland, pay no permit fee, only the card fee. Private health insurance, translations and notary fees come on top. The migration authority charges no service fee and warns against paying intermediaries for appointments.
Bringing your family
There are two routes for a spouse and children:
- On the same property. If they are named on the title deed as co-owners, each can apply for their own property-based permit.
- With a family residence permit. Otherwise, they can apply for a family permit once you have held your own permit for at least a year. You will need to show income of at least one third of the minimum wage per family member, health insurance for everyone, and marriage and birth certificates with an apostille and a sworn translation. Children on a family permit can attend school until 18.
If your family is moving with you from the start, putting them on the title deed is usually the simpler route.
Keeping and renewing your permit
- Renew on time. Apply online from 60 days before the permit expires and always before it does. A late application means paying double the fee for the days without a permit.
- Keep the home. Selling it removes the basis of the permit, which is then cancelled or not renewed.
- Live in it. Renting it out conflicts with the rule that the home is your residence.
- Watch your time abroad. More than 120 days abroad in total in the last year can be a reason to cancel or refuse a renewal, apart from exceptions such as health or education.
- Keep your address up to date. Report a move within 20 working days.
Where you can live
Since 2022 Türkiye has closed neighbourhoods with a high share of foreign residents to new residence permit applications: in Istanbul, parts of districts such as Fatih, Esenyurt, Avcılar, Başakşehir and Küçükçekmece. Several reports in June 2026 said the Istanbul restrictions had been lifted, but there has been no official announcement, and some sources say certain districts remain closed. Check the exact neighbourhood in the e-İkamet system before you buy if the permit matters to you.
What the permit gives you, and what it does not
A property-based permit lets you live in Türkiye, open accounts, register utilities and enrol your children in school. It does not let you work; that needs a separate work permit.
It is also the start of a longer path. Eight years of uninterrupted legal residence can lead to a long-term residence permit, and five years can lead to ordinary Turkish citizenship. Time on a short-term permit counts toward both.
| Residence permit | Citizenship by investment | |
|---|---|---|
| Minimum property value | USD 200,000 | USD 400,000 |
| Holding period | While you want the permit | 3 years, noted on the title deed |
| Renting out | Not allowed | Allowed |
| Renewal | Every year | None, it is permanent |
| Family | Co-owners, or a family permit after a year | Spouse and children under 18 included |
| Result | The right to live in Türkiye | A Turkish passport |
If you are considering a larger purchase, read Turkish Citizenship by Real Estate Investment.
The mistakes we see most
- Buying just under USD 200,000. The value is measured on the purchase date in lira; a currency move can put a borderline home below the line.
- Renting the home out. It no longer counts as your residence.
- Letting the visa-free stay run out before applying online.
- Missing the renewal window. Renewals are filed before expiry, not after.
- Buying in a closed neighbourhood without checking it first.
Sources
- Presidency of Migration Management: types of residence permit (opens an external site)
- Presidency of Migration Management: residence permit FAQ (opens an external site)
- e-İkamet: required documents for a short-term residence permit (opens an external site)
- Presidency of Migration Management: card and permit fees (opens an external site)
- Law No. 6458 on Foreigners and International Protection (opens an external site)
- Official Gazette of 31 December 2025: 2026 fee communiqué (opens an external site)
- Presidency of Migration Management: neighbourhood closures (opens an external site)
This guide is general information, not legal advice. Residence rules change and are applied case by case by the migration authority. Confirm your own situation with a licensed Turkish lawyer before you buy or apply.
Frequently asked questions
12 questions foreign buyers ask us most, grouped by topic.
Eligibility
Does buying property in Turkey give me a residence permit?
It can. A home you own in Türkiye that was worth at least USD 200,000 when you bought it, and that you live in rather than rent out, qualifies you to apply for a short-term residence permit. The permit is granted by the migration authority, not automatically with the title deed.
Is the USD 200,000 minimum the same everywhere?
Yes. Since October 2023 the threshold is USD 200,000 in every province, measured in Turkish lira at the exchange rate on the day you acquired the property. Homes bought between April 2022 and mid-October 2023 keep the earlier thresholds of USD 75,000 in metropolitan cities and USD 50,000 elsewhere.
Can I rent out the property and still get a residence permit?
No. The property must be your home. The official document list states that a home used for rent or any other income does not qualify, and renting it out later puts the permit at risk.
Do I need a valuation report?
For a home you bought, the title deed shows the value. A current valuation report is listed only for homes received by inheritance or as a gift. Some offices have asked for one in practice, so bring it if your adviser recommends it.
Applying
How do I apply?
Online through the e-İkamet system while your visa or visa-free stay is still valid, then at an appointment at the provincial migration office with your documents. The card is posted to your address. Applications from abroad are not yet accepted.
How long does it take?
The legal limit is 90 days from a complete file. In practice many applicants in Istanbul receive a decision within a few weeks. While you wait, the application certificate and fee receipt let you leave and re-enter Türkiye within 15 days.
How much does a residence permit cost in 2026?
A card fee of 964 TL for everyone, plus a permit fee that depends on your nationality, for example USD 80 for one year for citizens of the United States, the United Kingdom or Germany, paid in Turkish lira. Private health insurance is an additional cost.
Family
Can my spouse and children get a residence permit too?
If they are named on the title deed as co-owners, each can apply on the property basis. If not, they can apply for a family residence permit once you have held your own permit for a year, which requires proof of income and health insurance for the family.
Keeping your permit
How long is the permit valid, and how do I renew it?
Property-based permits are usually issued for one year. Renew online from 60 days before it expires (never after) with a certificate showing you still own the home. It can be renewed for as long as you keep and live in the property.
Can I work with a property-based residence permit?
No. A residence permit lets you live in Türkiye but not work. Employment needs a separate work permit, which itself serves as a residence permit.
How long can I stay outside Turkey?
A short-term permit can be cancelled or refused for renewal if you spend more than 120 days in total abroad in the last year, apart from exceptions such as health or education.
Can a residence permit lead to citizenship?
Yes, over time. Five years of uninterrupted legal residence can lead to ordinary naturalisation, and eight years to a long-term residence permit. Citizenship straight away requires a property investment of at least USD 400,000.
