Right to purchase property and residence permits for foreigners in Turkey

Foreign nationals may apply for residence permits for themselves and their family members by purchasing property in Turkey, provided they meet certain requirements. The details of buying property are beyond the scope of this article and it is recommended that you read our legal blog “Purchase of real estate by foreigners in Turkey and the land registry procedure”. The rejection of residence applications by persons who have purchased property in Turkey may, without specific justification, result in a violation of the property rights of the persons concerned.

Persons who can apply for a short - term residence permit as 'owners of property in Turkey' are only those who are registered as 'purchasers' in the title deeds. For example, if a family consisting of mother, father and minor children buys a property in Turkey and all persons apply for a residence permit on this basis, the names of all persons must be listed on the title deed. However, from 2024 it will be sufficient for the property to be registered in the name of only one member of the family. The other persons can apply for a residence permit by officially documenting their family ties through marriage and birth certificates.

Residence requirements for foreigners to obtain a residence permit in Turkey

In order for a foreigner to obtain a residence permit by purchasing property in Turkey, he/she must actually live in the property in question. Therefore, the property must be a residential property. If the property is not registered as a 'residence' in the land register, the immigration authorities will reject such applications. An example of this is if the property is registered as a 'field'.

A) Residential properties

  • Apartment (flat)
  • Detached house (villa, cottage, etc.)
  • Residence (organised as a dwelling)
  • Semi-detached house/Triplex
  • Apartment complex

B) Non-residential property

  • Plot of land
  • Field
  • Garden, vineyard (even if there is a building on it, if it is not registered as a residence in the permit)
  • Workplace (office, shop, store, etc.)
  • Industrial plant, factory
  • Warehouse, storage facility

Criteria for the acquisition of real estate and property valuation reports for residence permits for foreigners in Turkey

From 2025, the minimum value of a property for which a foreigner applies for a short term residence permit must be at least USD 200,000. To prove this value, a valuation report must be submitted and uploaded to the land registry system at the time of purchase. If the seller applies to sell the property through the Web-Tapu system, the report can be accessed through the system. The report can also be requested from the property valuer or the relevant Land Registry office. 

A frequently asked question is whether anyone can obtain a residence permit for themselves if, for example, two adult friends or a mother and her adult daughter jointly purchase a property worth USD 400,001 at 50% (1/2) - 50% (1/2). In this case, a positive decision will not be granted as the ownership rights of each individual do not extend to a separate property. However, if the property is transferred to one person through the transfer of shares between the parties, the person who holds the ownership rights can obtain a residence permit on the basis of these rights.

Documents required to apply for a residence permit

Foreigners who apply for a short term residence permit on the basis of property ownership in Turkey must include the following documents in their application in addition to the above conditions:

1. Short-term residence permit application form

2. A biometric passport photo

3. International health insurance for the duration of the permit

4. Original passport and photocopy (translated) (pages with identity details and last entry stamp)

5. Receipt of payment of fees

6. The numbering certificate (as the address is not registered in the Land Registry, the document showing the address of the property)

7. A photocopy of the title deed of the property (the value of the property must be at least USD 200,000 from 2025).

8. A valuation report (to determine the value of the property)

9. A marriage certificate (if other family members are also applying for a residence permit, the marriage must be proven by official documents. If the document is not in order, the application may be rejected)

10. Birth certificate (if children are included in the application, an official document proving the parent-child relationship must be submitted)

The importance of a lawyer when applying for a residence permit for foreigners with property in Turkey

As an ALN Law Firm, we offer professional legal advice to foreigners in all procedures related to obtaining a residence permit through the purchase of property in Turkey.

This process does not only consist of buying a property. The process involves many important details such as land registry entries, applications to the immigration authorities, obtaining the necessary documents and checking compliance with legal requirements. The assistance of competent lawyers not only increases the chances of success of the application, but also contributes significantly to saving time and ensuring legal certainty.

In this context, ALN Law Firm offers legal assistance in obtaining short-term residence permits for those who have purchased and own real estate in Turkey. Our lawyers analyse our clients' application procedures and process each application with the utmost care.