Turkey has become an attractive destination for foreign investors thanks to its geographical position, cultural diversity, and economic potential. Many foreigners wish to obtain both investment opportunities and a residence permit by owning immovable property in Turkey. However, this process is not as simple as the formula “buy a house → get residency.” It involves legal regulations, administrative procedures, value requirements, and potential rejection risks.
This article covers the following topics:
Owning real estate in Turkey does not automatically guarantee a residence permit. The following conditions and recent regulatory changes are critical:
|
Condition |
Explanation |
|
Residential nature of the property |
The property must be residential (apartment, villa, flat). Commercial properties such as offices, land, warehouses, or shops are not eligible. |
|
Minimum value requirement |
As of October 16, 2023, a uniform minimum property value of USD 200,000 applies nationwide, regardless of city. |
|
Valuation / appraisal report |
The property must have an official valuation (expertise) report showing its market value. |
|
Title deed and ownership record |
The property must be registered in the foreigner’s name in the title registry. The sale transaction must be completed in compliance with Turkish law. |
|
Accommodation standards & address notification |
The applicant must demonstrate that the property provides suitable living conditions and register a valid residential address. |
|
Sufficient financial means |
The applicant must prove that they possess adequate financial resources to support themselves in Turkey. |
|
Health insurance |
Valid health insurance coverage is mandatory throughout the duration of stay. |
|
Application timing |
Renewal applications must be submitted at least 60 days before the expiry of the current permit. Late applications are generally not accepted. |
Note: In practice, since 2023, significant changes have been made to increase the property value threshold and to standardize procedures across provinces.
4.1 Application Steps
Note: What truly matters is not merely the residence permit process itself but the property acquisition process.
Without the guidance of an experienced real estate and immigration lawyer during the purchase, the subsequent residence permit application may be rejected, even if all documents appear complete.
According to the Directorate General of Migration Management, foreigners who own immovable property in Turkey must submit the following:
Additionally, supporting documents such as marriage certificates, birth certificates, or family identity documents may be required for family members.
Purchasing real estate in Turkey does not automatically guarantee approval of a residence permit. Even if a property meets the minimum value, the Migration Authority (Göç İdaresi) may refuse the application under certain legal or factual circumstances.
5.1 Violations of Legal or Procedural Requirements
Article 32 of Law No. 6458 lists general reasons for refusal of residence-permit applications. Among the most common are:
These problems have become increasingly common in applications submitted after 2023, as the Directorate of Migration Management began enforcing stricter valuation and compliance standards.
If a property-based residence-permit application is rejected, the foreigner or their legal representative may follow the procedural steps below.
The Directorate of Migration Management must notify the applicant (or their authorized representative) in writing of the rejection decision.
This notification must include:
In theory, the applicant may file a written objection (itiraz dilekçesi) to the same administrative body.
However, in practice this method is rarely effective, because the appeal is reviewed by the same institution that issued the initial decision.
This often results in a waste of time, since the outcome is usually negative.
A rejection decision may be challenged before the Administrative Court through an action for annulment (iptal davası).
The court reviews both procedural compliance and substantive legality of the administrative act.
If the rejection is found unlawful (e.g., value miscalculation, improper reasoning, disproportionality), the court may annul the decision, and the Migration Authority must re-evaluate the application accordingly.
In certain cases, while the judicial process is ongoing, the applicant may be granted a temporary residence document or provisional status (for instance, a short-term stay permit for tenants).
Such interim measures depend on the case circumstances and judicial discretion.
After rejection, it is possible to:
Practical Tip: Because appeal and court procedures require precise knowledge of administrative law, working with an experienced immigration and real-estate attorney is crucial. Legal representation significantly improves both the accuracy of submissions and the likelihood of success.
Ambiguity in Property Value Criteria
In practice, the minimum property value has been a source of uncertainty.
While older guidance referred to USD 75,000 / USD 50,000 thresholds (depending on the province), recent practice applies a uniform value of USD 200,000 nationwide.
It is therefore crucial to follow official updates from the Directorate General of Migration Management.
If a property has an encumbrance such as a mortgage, lien, or restriction, the application may be refused.
Hence, the title registry records (tapu sicil) should be checked carefully.
This is a technical legal issue that requires professional expertise; therefore, foreigners are strongly advised to obtain assistance from a qualified attorney who can examine the title history and verify the property’s legal status through relevant government databases.
Incomplete or Minor Document Errors
Even small mistakes—such as missing signatures, incorrect dates, or unclear photocopies—may result in rejection.
All documents must be properly prepared, translated, notarized (if applicable), and submitted in original or officially certified copies.
Address and Residency Inconsistencies
The Migration Authority often verifies the declared residence address through field inspections or population registry checks.
If the property is deemed unsuitable for accommodation or not consistent with the declared address, the permit can be denied or revoked.
Health Insurance and Financial Capability Issues
Limited health insurance coverage or insufficient proof of income is among the most common rejection reasons.
Applicants should present comprehensive health insurance policies valid throughout the entire period of stay, and bank statements or income proofs demonstrating stable financial means.
Timing Errors in Application
Submitting an application after the residence permit has expired, or missing the 60-day renewal window, often results in rejection.
Applicants should plan ahead and initiate their renewal process well before the expiration date.
Public Order or Security Concerns
In some cases, applications are rejected because the applicant is considered a public-order or national-security risk.
This assessment is based on intelligence records, criminal background, or prior administrative sanctions.
The Migration Authority has wide discretionary powers in this regard.
Solution Recommendations
To minimize the risk of rejection:
Proper professional guidance can significantly increase the chances of a positive outcome.
Owning immovable property in Turkey is not only a financial investment but also a potential legal pathway to obtaining residence rights.
However, the process is complex, highly regulated, and subject to administrative discretion.
Frequent amendments to property-value thresholds, regional implementation differences, rejection risks, and procedural pitfalls make it essential to approach the process with up-to-date legal knowledge and expert assistance.
For foreigners seeking to secure residence through property ownership, careful planning, proper documentation, and legal counsel are indispensable.
When properly handled, property-based residence permits can serve as a gateway to long-term stay, work authorization, and even Turkish citizenship, within the framework of Turkish law.
1. Can foreigners who own immovable property in Turkey obtain a residence permit?
Yes. According to Article 31(1)(a) of the Law on Foreigners and International Protection (Law No. 6458), foreigners who own immovable property in Turkey may apply for a short-term residence permit.
However, the property must be residential in nature, and all other legal requirements must be fulfilled.
2. What types of properties qualify for a residence permit?
Only residential properties (apartments, villas, or other housing units with a residential title deed) are eligible.
Lands, commercial premises, offices, warehouses, or agricultural properties do not qualify.
3. What is the minimum property value required?
As of 2023, the property’s market value must be at least USD 200,000, based on the official valuation report.
Earlier thresholds of USD 75,000 (metropolitan cities) and USD 50,000 (other provinces) are no longer applied.
4. Must the property be fully owned by the foreigner?
Yes. The property must be fully and solely owned by the foreigner.
Jointly owned (shared-title) properties are not accepted for residence-permit purposes.
5. Can I apply immediately after purchasing a house?
Yes. Once the sale is completed and the title deed (tapu) is officially transferred to the foreign buyer, the application can be submitted.
However, the property must have residential zoning and occupancy status (kat mülkiyeti or kat irtifakı) and be suitable for habitation.
6. How long is the property-based residence permit valid?
This permit is usually issued for one year and may be renewed before expiration.
In some provinces, authorities grant up to two years for the initial application.
7. Can family members also obtain residence permits based on the same property?
Yes. Spouses and children under 18 may apply for a family residence permit or a derivative residence permit based on the main applicant’s ownership.
Each family member must file a separate application and prepare an individual document set.
8. Which value is taken into account — the sale price or the appraisal report?
The Migration Authority considers the value stated in the official appraisal (valuation) report prepared by licensed experts.
If the sale price registered on the title deed is lower, the application may be rejected.
9. Where should the application be filed?
Applications must be made online through the official E-Residence system (https://e-ikamet.goc.gov.tr).
After completing the online form, the applicant must attend the Provincial Directorate of Migration Management (PDMM) in person with all required documents.
10. What documents are required for the application?
11. Can the residence permit application be rejected?
Yes. If the property, documentation, or applicant does not meet legal criteria, the Migration Authority may issue a rejection decision.
Common reasons include insufficient property value, non-residential tapu, incomplete documents, invalid address, or public-safety concerns.
12. Can I appeal a rejection decision?
Yes. The applicant may file a lawsuit before the Administrative Court within 60 days from the official notification.
In some cases, an administrative objection can also be filed directly with the Migration Authority — although in practice, this is rarely effective.
13. What reasons are usually given for rejection?
Rejection notices typically state one or more of the following:
14. Must I leave Turkey after a rejection?
If the applicant has no other valid visa or residence status, they may be required to leave Turkey following a rejection.
However, if a lawsuit is filed, and the judicial process is ongoing, the applicant may receive temporary permission to remain.
15. What happens if the property is sold?
If the property is sold, the legal basis for the residence permit no longer exists, and the permit can be revoked.
Unless the foreigner purchases another property or qualifies under another residence category, the permit will terminate.
16. Does buying a property grant Turkish citizenship?
Not automatically.
Citizenship requires a minimum property value of USD 400,000 and a three-year non-sale commitment.
A property worth USD 200,000 grants residence rights only, not citizenship.
17. Can a property-based residence permit holder work in Turkey?
No.
This residence type does not allow employment.
However, the holder may later apply for a separate work permit once eligibility conditions are met.
18. Are there provinces where new residence applications are suspended?
Yes. In some cities (especially Istanbul, Antalya, Bursa, and Mersin), foreigner-density quotas have been reached.
In these areas, the Migration Authority may temporarily suspend or restrict new residence applications.
19. How long is the appraisal report valid?
The property valuation (expertise) report is valid for three months from the date of issuance.
If this period expires before application, a new report must be obtained.
20. Under what circumstances can a residence permit be cancelled?
21. How is a renewal (extension) application made?
Renewal must be filed within 60 days before the current permit expires, through the E-Residence portal.
Proof of ongoing ownership (title deed) must be resubmitted.
22. Can a rented house qualify for a residence permit?
No.
Only purchased properties are eligible for property-based residence permits.
Rental agreements do not provide a valid legal ground for residence.
23. Can I obtain a residence permit with a shared (co-owned) title deed?
No.
The property must be fully owned by the foreigner.
Shared ownership (for example, between spouses) is generally not accepted.
24. How long does it take for the application to be processed?
Processing time depends on the local Migration Directorate’s workload, but typically ranges from 4 to 8 weeks.
Delays may occur if documents are missing or additional verification is required.
25. Does owning multiple properties provide any advantage?
Not necessarily.
Owning several properties does not automatically strengthen the application.
However, a higher total investment value may have a positive impression in discretionary assessments.
26. How long must I stay in Turkey each year to maintain the permit?
Holders must reside in Turkey for at least 120 days per year (approximately four months).
Extended absences may lead to cancellation of the permit.
27. Is the USD 200,000 requirement valid for all cities?
Yes.
The rule applies nationwide.
As of 2023, all applicants must purchase a residential property worth at least USD 200,000 to qualify for this residence type.
