Residence Permit in Turkey for Real Estate

From year to year, the number of foreigners who apply for a residence permit (ikamet in Turkish) in Turkey is growing. According to the local Institute of Statistics, from 2014 to 2021, the number of residence permit holders has almost tripled - from 380,000 to 1.1 million!

The major advantage of a Turkish residence permit for the purchase of real estate is that there are no restrictions on the value of the object. Even the most inexpensive apartment will allow its owner to legally settle in the country.

A residence permit in Turkey is a permit to live in the country. Residence permit happens:

• short-term - Kısa dönem ikamet izni (issued for 180 days)
• long-term - Uzun dönem ikamet izni (issued for a year, then it can be extended until citizenship is got)

The status is issued by those who want to move to Turkey for permanent residence, or simply spend most of the year in the country (for example, freelancers, foreign pensioners). A Turkish residence permit obliges you to stay in Turkey for at least six months a year (otherwise the residence permit will be interrupted).

Usually, the first residence permit is issued to property owners for a year, and if the property remains in the property, it is extended. After five years of living in Turkey with a residence permit, you can apply for citizenship in the naturalization procedure (you will have to pass an exam in the Turkish language). Turkey recognizes dual citizenship, so the first one will not have to be abandoned.

At the moment, an exception has been made for Ukrainians: a tourist residence permit is now issued for up to 2 years. There is no obligation to have money in the account.

The Migration Service will help get a residence permit for citizens of Ukraine who do not have a birth certificate, marriage certificate or the consent of the father / mother to get a residence permit for a child, as well as in the absence of an Apostille on the documents.

Residence permit based on the purchase of residential property:

An applicant for a residence permit can purchase any residential property: an apartment or a house, in the primary or secondary market, with a loan or at his own expense. Foreigners may buy one or more objects in all parts of Turkey (except for some border regions, for example, on the Black Sea coast). The value of the property does not matter to the immigration authorities.

When buying real estate, a residence permit is issued for 6 months to two years. Because of such a residence permit, a foreigner who has lived in Turkey for five years can apply for Turkish citizenship.

Note! Family members must be enrolled in TAPU. If the square meters are issued only in the investor's name, for example, his spouse will receive a different type of residence permit - a family one.

If you plan to make a residence permit for the whole family, you must have documents confirming kinship with you: marriage certificate, birth certificates of children, birth certificate of the owner - for parents.

Documents for obtaining a residence permit:

Questionnaires are filled online through the e-ikamet system.

Application form for obtaining a residence permit (must be signed by a foreign citizen and / or his legal representative). To fill it out, you first need to get a TIN - taxpayer number - at the tax office at the place of registration in Turkey.

• 4 photographs (photos must be biometric and taken on a white background within the last 6 months).
• Original and copy of the passport (the validity period of the passport must be at least 60 days longer than the term of the requested residence permit).
• Valid health insurance for the entire stay in Turkey (including emergency care, treatment in a clinic, treatment in a hospital).
• Certificates of marriage and birth of children.
• Proof of sufficient and sustainable financial resources for the duration of your stay in the country. Declared in the application form. The management may require the presentation of supporting documents (you can focus on the amount of $ 6,000 per person per year - a bank deposit, pensions, rental income, dividends, salaries and other legal sources).
• Copy of TAPU (certificate of property ownership).
  Certificate from the Cadastral Office (stating that TAPU is valid).

Costs for obtaining a residence permit:

• State fees for a residence permit

The amount of the state fee for a residence permit depends on the purpose of residence and duration, as well as on the country from which the foreigner arrived. On average - about $50. There may also be small administrative costs - photographs, copies of documents, notarization, etc.

• Insurance costs

Medical insurance for a year will cost $50-150 and depends on the state of health, age, and other parameters.

• Real estate purchase costs

Major article: property registration tax - 4% of the cadastral value of real estate in Turkey, which is usually below the market value. The buyer's expenses do not exceed 5-7% of the price of the object.

Rights and obligations:

A residence permit for real estate gives a foreigner almost all the rights of a Turkish citizen, except for the right to work for hire - a work permit must be got and participation in elections. There are also restrictions on the length of stay in the country, and to extend the status of the property must remain in the property.

• The right to live in Turkey all year round. There is a restriction on the minimum period of stay in the country: if the holder of a residence permit is absent for over 6 months in a year, the status is interrupted, i.e. the current residence permit is canceled, and its period is not counted towards the required period of continuous residence for obtaining citizenship by naturalization. At the next entry into the country, you can get a new residence permit for real estate.
• This type of residence permit does not automatically give the right to work for hire - you must get a work permit. But you can open your own business in Turkey without restrictions or receive passive income, for example, from renting out real estate.
• It is impossible to sell real estate if the next year the residence permit will be extended on the same basis.
• Children will study for free in public schools and universities in Turkey.
• The right to medical care (with valid insurance).
• The right to get a local driver's license and buy a car.
• After 5 years of continuous residence in Turkey with the status of a residence permit and subject to passing the Turkish language exam, one can get citizenship through naturalization.

The right to work is only for those who received a residence permit by opening a work visa directly from the employer.

The procedure for obtaining a residence permit:

• Buying a property (1 - 4 weeks)
• The buyer chooses an object, concludes a contract of sale, pays for the property and draws up a certificate of ownership (TAPU).
• Preparation of documents for a residence permit (1 week)
• When applying for a residence permit for the first time, we recommend using the services of a lawyer in order to avoid mistakes in the package of documents. Many real estate agencies provide these services to their clients for free.
• Applying for a residence permit (1 day).
• You must first register an application in the e-ikamet system and find out the rendezvous date at the migration service. Documents can be submitted in person or with the help of a lawyer by proxy.
• Application review (2 - 8 weeks).
• You can track the status online. As soon as the card is issued and handed over to the postal service, the applicant receives an SMS notification.
• Getting a residence permit (1 - 10 days) - Documents are sent by mail to your address of residence in Turkey.

Long-term lease (from January 1, 2020, only citizens of the EU, USA, Canada, Russia have this basis). Citizens of other CIS countries (except the Russian Federation), unfortunately, can no longer use this basis to extend a residence permit, i.е. You can get it, but you can't extend it.

Residence permit because of a lease agreement:

Based on the lease agreement, a tourist residence permit is issued. The term of the residence permit will directly depend on the term of the contract. If the contract is signed for 6 months, then the residence permit will be issued for 6 months, if for a year, respectively, the ikamet will be issued for a year.

From February 10, 2022, new rules for obtaining and renewing a residence permit based on a long-term lease (when applying for a residence permit for the first time) are in force: the initial residence permit for rent will be issued for 6 months, after which it can be extended for a year or two at will.

Package of documents:

• Passport with copies. Notarized by a Turkish notary.
• Lease the contract. Certified by a notary according to their template.
• Medical insurance
• Photo
• Completed application form from the website of the migration service
• Turkish tax number/
• Apostles on all certificates (on birth for children, marriage, divorce)

Important! It will not be possible to deposit this money and withdraw after the submission of documents. The Migration Service will monitor this. But money can be used: pay in stores, withdraw from ATMs.

From new:

• You need to open a bank account.
• Deposit TL 39,000 per adult and TL 19,500 per child
• When extending a residence permit for rent (no matter how many times you have already received it), the account should have 6,500 Turkish liras per adult and 3,250 Turkish liras per child.
• This amount must be replenished monthly.

For those who are going to renew the Ikamet: 6.500 Turkish lira per adult and 3.250 per child must be paid monthly 6 months before its expiration.

These changes do not apply to those who receive a residence permit as owners of Turkish real estate and for family residence permits.

We will help you buy real estate and apply for a residence permit:

Buying a property remains one of the popular grounds for obtaining a residence permit in Turkey. Permission for long-term residence in the country is issued upon purchase of any object. You can choose a suitable housing option for purchase right now on our website. Start your search for quality real estate in Turkey right now and get ikamet!