Buying property in Turkey is not only a significant investment but also a potential gateway to obtaining a residence permit. In 2025, the Turkish government continues to allow foreign property owners to apply for a short-term residence permit based on real estate ownership, making it an attractive option for those who wish to live, retire, or spend extended periods in the country.
This process, however, involves more than simply signing the title deed. From understanding eligibility requirements and minimum value thresholds to navigating area restrictions and preparing the correct documentation, each step is crucial to ensuring a smooth application.
In this 2025 guide, I explain everything you need to know about getting a residence permit in Turkey by purchasing property from the initial buying process to application submission, renewal rules, and practical tips to avoid common pitfalls. Our experienced immigration experts and real estate services team guide you through every stage of the process , from finding and securing the right property to successfully obtaining your residence permit. We ensure compliance with all legal requirements, manage your application from start to finish, and help you avoid common pitfalls that can delay or jeopardize approval.
Why the Property-Based Residence Permit is Important
Since February 2022, there is an immigration policy change in Turkey. The touristic residence applications are evaluated carefully and the government might reject your application stating that your travel purpose is not justified. Note that many new applications are rejected even if all documents are full. We follow up the news and make your application according to latest regulations, however, this doesn’t guarantee approval from the immigration office. By owning qualifying property, you strengthen your application’s legal basis. The minimum investment requirement for eligibility is USD 200,000.
Who Can Apply?
Foreign nationals who own residential property in Turkey can apply for a short-term residence permit under Article 31/1(b) of the Law on Foreigners and International Protection (Law No. 6458).
Key points:
- The property must be residential and used as your place of stay.
- The title deed (tapu) must be in your name.
- Spouses and children under 18 can apply as dependents.
Property Value Requirements in 2025
Unlike the citizenship-by-investment program (which requires at least $400,000 in real estate),for a short term application you need to be keeping a 200.000dolars property. Short-term property-based permits are typically issued for 1–2 years. Apply for renewal 60 days before expiry via the e-ikamet system. You must still own and use the property as your residence.
Area Restrictions and Closed Neighborhoods
The Turkish government restricts residence permit applications in certain neighborhoods and districts with high concentrations of foreign residents to maintain demographic balance.
- Initially, 781 neighborhoods were closed to new registrations.
- As of July 1, 2022, this number increased to 1,169 neighborhoods nationwide.
Fully Closed Districts in Istanbul:
Fatih, Esenyurt, Avcılar, Küçükçekmece, Başakşehir, Sultangazi, Bağcılar, Zeytinburnu, Bahçelievler, Esenler.
Additional Closed Neighborhoods in Istanbul (2025):
- Beşiktaş: Yıldız Mahallesi
- Beylikdüzü: Beylikdüzü OSB Mahallesi
- Beyoğlu: Kocatepe, Şehit Muhtar, Bülbül, Çukur, Kamer Hatun, Kalyoncu Kulluğu, Yenişehir, Katip Mustafa Çelebi, Bostan, Asmalı Mescit
- Sarıyer: Maslak Mahallesi
- Şile: Meşrutiyet Mahallesi
- Şişli: İnönü, Ergenekon, Mecidiyeköy, Cumhuriyet Mahallesi
- Tuzla: Aydınlı-KOSB Mahallesi
- Ümraniye: Dudullu OSB Mahallesi
📌 Official announcement: Directorate General of Migration Management – Restricted Neighborhoods List
Long-Term Path
A property-based short-term residence permit is an excellent first step for foreigners who wish to establish a stable life in Turkey. While it does not automatically lead to Turkish citizenship, it can open the door to long-term residency if certain conditions are met.
Under Article 43 of the Law on Foreigners and International Protection (Law No. 6458), a foreigner who has legally and continuously resided in Turkey for at least eight (8) years without significant interruptions may apply for a Long-Term Residence Permit (Süresiz İkamet İzni).
To be eligible, you must have held valid residence permits (of any type, including property-based) for the entire 8-year period. During this time, you must not have stayed outside Turkey for periods that would break the continuity of residence. You will also need to demonstrate sufficient and stable income, maintain valid health insurance, and have a clean criminal record showing that you do not pose a threat to public order or security.
The long-term residence permit offers several advantages. It is granted indefinitely, eliminating the need for periodic renewal applications. Holders enjoy almost all rights of Turkish citizens, including the ability to own property, work, and establish a business, with the exception of voting rights, eligibility for public office, and certain public sector positions.
However, it is important to note that this status is not citizenship. If your ultimate goal is to obtain a Turkish passport, you will need to qualify under the citizenship-by-investment program or through other naturalization routes. Nevertheless, for many property owners, the long-term residence permit provides a stable and secure legal status in Turkey without the administrative burden of frequent renewals.
How can we help?
No only one foreign owner can apply for a short-term residence permit per property valued at USD 200,000. The permit holder’s spouse and dependent children (under 18) can also apply for family residence permits based on that ownership. Other foreign co-owners would not qualify from the same property unless they meet the value requirement separately with another property.
Frequently Asked Questions
1. If a property has multiple foreign co-owners, can all of them apply for and receive short-term residence permits based on that ownership?
No, only one foreign owner can apply for a short-term residence permit per property valued at USD 200,000. The permit holder’s spouse and dependent children (under 18) can also apply for family residence permits based on that ownership. Other foreign co-owners would not qualify from the same property unless they meet the value requirement separately with another property.
2. Can I rent out my property and still apply for a residence permit?
In principle, the property should be your place of residence. If you are renting it out full-time and not living there, the immigration office may reject your application. If you have multiple properties, you may rent one and reside in another for your permit. Proof of residence (utility bills, address registration) may be requested.
3. What if my property is located in a “closed neighborhood” for foreign registrations?
If the property is in a restricted district or neighborhood, you cannot register your address there, which means your residence permit application will likely be rejected. The Directorate General of Migration Management regularly updates the list of restricted areas. Before purchase, we check the current status to ensure your chosen property is in an eligible location.
4. What happens if I sell the property before my permit expires?
Selling the qualifying property can lead to the cancellation of your residence permit. If you plan to sell, you should either purchase another qualifying property or switch to a different eligible residence permit category before the sale.
5. Can I apply for citizenship after getting a property-based residence permit?
Not directly. Citizenship by investment requires USD 400,000 worth of real estate and a three-year no-sale restriction registered on the title deed. However, long-term residency is possible after 8 years of continuous legal stay, which is separate from citizenship.