Residence permit in Turkey for real estate: useful for potential investors

Investing in property is a smart way to put your money toward the future. Owning a home abroad is especially valuable, since it opens up the prospect of obtaining a residence permit and permanent residency, as well as the chance to earn income from renting it out or reselling it.

Every year, thousands of foreigners come to Turkey to buy affordable property and obtain an ikamet (residence permit). According to statistics, more than 1.1 million foreigners with a residence permit were living in Turkey as of 2025, which shows that the country encourages investment in its economy by offering favorable conditions for relocation and living.

New conditions for obtaining a residence permit in Turkey

Turkish immigration law has updated rules and requirements for foreign nationals applying for a temporary residence permit (ikamet):

A higher property investment threshold: To obtain a residence permit based on owning property (Tapu), the property's minimum cadastral value must now be at least $200,000 (previously the threshold was $75,000).

Restrictions on the tourist residence permit: Extensions of short-term residence permits based solely on a rental agreement are now widely being rejected. Applicants need to provide additional official grounds for their stay (such as study, property purchase, running a business, and so on).

Mandatory registration through e-Ikamet: All initial applications and interview appointments are accepted exclusively through the official e-Ikamet portal. In-person interviews at immigration authorities (Göç İdaresi) are now more strictly enforced.

Health insurance requirements: Only insurance policies from licensed Turkish companies with extended coverage for the entire duration of the residence permit are accepted.

Residence permit in Turkey – features and advantages

What is a residence permit in Turkey? It's a state program – an official permit granting foreign investors the right to stay in the country for more than 90 days, and to obtain citizenship in exchange for significant financial investment in the country's economic development.

The residence permit comes in several formats:

• short-term – for 180 days (called Kısa Dönem Ikamet Izni);
• long-term – issued for 1 year, with the option to extend and eventually obtain citizenship.

Typically, foreigners who apply for a residence permit are considering Turkey as a country for immigration and living. Other reasons include wanting the ability to work here (mainly freelancers) or coming for the resort season to vacation (for six months or longer).

To keep the residence permit status valid, it's important to live in Turkey continuously for at least six months, otherwise the status will be interrupted.

What are the advantages of obtaining a residence permit and permanent residency in Turkey?

Relocating to the country can be a great decision and a positive life change, and here's why:

• Turkey offers excellent prospects for work, education, and building your own business;
• the cost of living here is affordable: property prices, transport, groceries, clothing, cafes and restaurants, and other services;
• property can be profitably rented out during the season or resold a few years after purchase;
• a foreigner can obtain a second passport by buying property worth $400,000, or through business investment, opening a deposit at a local bank, or buying government bonds/an investment fund share;
• if a foreigner holds a residence permit, they can legally buy property on a mortgage at a minimal interest rate (1.2% per month);
• the applicant's family members (spouse and children under 18) can also obtain citizenship;
• a Turkish passport allows visa-free travel to 113 countries;
• Turkish citizenship through investment grants access to free, quality healthcare and education.

Until 2026, a distinctive feature of Turkey's residence permit program was that it had no strict limits on the property's purchase price. However, with the update to immigration law, the minimum cadastral value of a property for obtaining a residence permit based on the Tapu must now be at least $200,000. This is worth factoring in when choosing a property to invest in – Hayat Estate's consultants can help you find property that meets the new requirements.

A residence permit in Turkey is more relevant than ever for Ukrainians right now, given the unfavorable political and economic situation back home. As an exception, they're allowed to apply for a tourist residence permit directly for 2 years. Once it expires, it can be extended, with the option to later obtain permanent residency and citizenship through a property purchase.

How to obtain a residence permit in Turkey through a property purchase

Buying property is a popular way for foreigners to obtain a residence permit and permanent residency in Turkey. It's, so to speak, a straightforward path for people with the financial means for this kind of "shopping."

• a potential investor who wants to obtain a residence permit can buy virtually any property from a developer, on either the new-build or resale market (paying the full amount at once or on an installment plan for the desired term);
• you can buy several properties in any region of the country (with the exception of areas of strategic importance);
• once ownership of the property is registered, the foreigner applies for a residence permit valid from 6 months to 2 years;
• if you choose a property worth $400,000 (with a commitment not to sell it for 3 years), the investor is eligible to obtain citizenship faster – within 6–12 months.

If an investor wants to buy property, they apply for a residence permit at the relevant authorities and obtain it for a year, with the option to extend afterward. After 5 years of living in Turkey (the naturalization process) on a residence permit, you can prepare documents for permanent residency and citizenship – and you don't need to give up your original citizenship to do so. Important: to officially obtain citizenship, a foreigner will need to learn Turkish and pass a language exam.

Let's not forget that an important part of owning Turkish property is the Tapu. The Tapu is the official legal document confirming your ownership of the property. After the purchase, it's issued by the Land Registry Office.

Once ownership is registered, all family members need to be listed on the Tapu.

The Turkish property market offers a wide range of options across a broad price range: you can buy an affordable studio or one-bedroom apartment, or a luxurious seafront villa – it all depends on your budget.

Residence permit in Turkey: which documents are required

Foreign investors who want to buy an apartment, condo, or other type of property in the country for relocation or renting out need to prepare a package of documents (the application form can be filled out through the main immigration authority's website). The applicant must first obtain a Turkish tax ID number.

Documents required for obtaining a residence permit in Turkey for Ukrainians and other investors:

• a residence permit application, filled out by the foreigner or their legal representative;
• the original passport and its copies (notarized);
• 4 biometric photos on a white background (taken within the last six months);
• health insurance covering the entire period of stay in Turkey;
• a document confirming the availability of housing;
• a receipt confirming payment of all required government fees;
• if applicable, marriage and children's birth certificates;
• proof of sufficient funds to live in Turkey (at least $6,000 per person per year);
• a copy of the Tapu and a certificate confirming its validity;
• confirmation of the purpose for obtaining the ikamet.

Costs

Obtaining a residence permit and permanent residency requires financial investment. Besides the price of the property being purchased, the following costs may apply:

• a property title registration tax (4% of its cadastral value);
• a state fee – around $50 (depends on the foreigner's home country, purpose of relocation, and processing timeline);
• annual health insurance – approximately $50–$150;
• minor costs for document copies and photographs.

What rights and obligations does the investor have?

A distinctive feature of Turkey's residence permit and permanent residency status is that the applicant receives practically the same rights as local citizens (except for the right to vote and take up salaried employment). It's also important to understand that to maintain the status and permission to stay in the country, the property must remain in the owner's possession and cannot be sold.

Main rights and obligations

• you can live in Turkey for the duration of the permit (you must stay in the country for at least 6 months a year to avoid interrupting the status);
• a residence permit obtained through a property purchase does not allow salaried employment, but you can freely run a business and earn passive income;
• the applicant's children can attend school or university in Turkey for free;
• you can buy a car and obtain a driver's license;
• the investor can access healthcare services if they hold valid insurance.

Residence permit through a property purchase: the procedure step by step

What does the process of obtaining a residence permit in Turkey look like if you buy property there?

It generally includes several stages:

1. Choosing, viewing, and buying the property (takes up to a month). This stage includes signing the sale and purchase agreement, paying for the property, and processing the Tapu.
2. Gathering and preparing all the documents for a residence permit in Turkey. For this, you need to consult a lawyer, who will make sure the documents are correct. Hayat Estate offers the services of qualified specialists who support the client throughout the entire deal.
3. Submitting the electronic application and the documents for the residence permit. The request is registered through the e-ikamet system by filling out the form and entering personal details. The application is reviewed within two weeks to a month, and its status can be tracked online. Once the card is issued, it's sent by mail, and the applicant receives an SMS notification.
4. Receiving the residence permit. All residence permit documents will be sent to the applicant's address of residence in Turkey.

Obtaining a residence permit through a rental agreement

Another legal way to obtain a residence permit in Turkey is by signing a property rental agreement. This grants a tourist residence permit, valid for the same term as the lease: if it's signed for a year, the residence permit will also be valid for that year, and the same principle applies going forward.

Currently, the rules are as follows: the initial residence permit is issued for six months, after which it's usually extended for 1–2 years.

Which documents are required:

• a passport with copies notarized by a Turkish notary;
• the rental agreement (also notarized);
• photographs;
• a Turkish tax number;
• health insurance;
• the immigration service website application form;
• apostilled certificates (marriage/divorce, children's birth certificates).

Important! If a foreigner chooses this method of obtaining a residence permit, they first need to open an account at a local bank and deposit 39,000 lira for each adult and 19,500 lira for each child. If you're going through the residence permit renewal process based on a rental agreement, you'll need to top up the account monthly by 6,500 lira per adult and 3,250 lira per child.

Hayat Estate: taking care of our clients

Hayat Estate, a foreign real estate agency, offers clients a wide selection of residential properties for potential investors. Only reliable, verified sellers, deals processed in accordance with current legislation, and support and professional guidance from lawyers: with us, you get a full range of services from the moment you reach out to the completion of the deal.

You can choose a home in Turkey on our website right now! Many locations across the country's various cities, favorable prices, and attractive purchase terms!

A residence permit in Turkey for Ukrainians is a real opportunity to be safe, starting a new life in a country full of great opportunities and prospects.