Authored by the expert who managed and guided the team behind the Turkey Property Pack
Everything you need to know before buying real estate is included in our Turkey Property Pack
Buying property in Turkey can open doors to residency and eventually citizenship, but the rules have gotten stricter since late 2023.
Turkey offers both a property-based residence permit (starting at $200,000 USD) and a citizenship-by-investment program (starting at $400,000 USD), each with very different requirements and timelines.
We constantly update this blog post to reflect the latest changes from Turkish authorities, so you always have current information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Turkey.
Insights
- Turkey requires a minimum property value of $200,000 USD for a residence permit, a threshold that increased from roughly $75,000 in October 2023, making budget-friendly Istanbul neighborhoods no longer viable for residency purposes.
- The long-term residence permit in Turkey requires 8 continuous years of lawful residence, one of the longer timelines in Europe and the Middle East region.
- Turkey's citizenship by investment program at $400,000 USD is among the fastest globally, with most applicants receiving their Turkish passport within 3 to 6 months.
- Hundreds of neighborhoods in Istanbul (including most of Fatih and Esenyurt) are now closed to new foreign residency registrations because foreign population exceeded 20% of total residents.
- Turkey does not require physical residence for citizenship by investment holders, meaning you can live anywhere in the world and keep your Turkish passport indefinitely.
- The Turkish lira lost over 46% against the USD between 2022 and 2024, making property more affordable for foreign buyers while creating currency risk for future resale.
- Since January 2024, both the main applicant and spouse must obtain separate residence permits and provide certified criminal records, adding complexity to family applications.
- Turkey's E-2 treaty with the United States means Turkish passport holders can apply for an investor visa to live and run a business in the U.S., a rare benefit among citizenship by investment programs.
Can buying property help me get permanent residency in Turkey?
Does buying a property qualify or at least help for residency in Turkey?
As of early 2026, buying property in Turkey can help you obtain a short-term residence permit (called "ikamet"), but it does not directly give you permanent residency.
The minimum property value required for a residence permit in Turkey is $200,000 USD (approximately 185,000 EUR or 7,200,000 TRY at current rates), a threshold that has been in place since October 2023.
Beyond the property purchase itself, you must also show proof of health insurance from a Turkish provider, sufficient financial means to support yourself, and the property must be classified as residential on the title deed (tapu).
Property ownership can also serve as supporting evidence for other visa categories in Turkey, such as demonstrating ties to the country when applying for work permits or long-term residence after years of continuous stay.
Is there any residency visa directly linked to property ownership in Turkey right now?
Yes, Turkey has a property-based short-term residence permit that allows foreigners who own residential real estate valued at $200,000 USD or more to live in the country legally.
Buying a primary residence (your main home) does qualify for this property-linked residency in Turkey, as long as the title deed shows residential use and the property meets the minimum value threshold.
Buying a rental or investment property also qualifies for the residence permit since the basis is ownership, not personal occupancy, though you still need to maintain address registration and a credible purpose of stay.
What exactly do I get with a property-based residency in Turkey?
Is this residency temporary or permanent in Turkey right now?
The property-based residence permit in Turkey is temporary, not permanent, and falls under the "short-term residence permit" (Kisa Donem Ikamet Izni) category in Turkish immigration law.
The official name is "Short-Term Residence Permit for Property Owners" (Tasinmaz Sahipligi Ikamet Izni), which is granted specifically to foreigners who own residential property in Turkey.
The key legal distinction is that temporary residency must be renewed periodically and can be revoked, while permanent (long-term) residency is indefinite and provides more stable rights after 8 years of continuous legal residence.
The temporary nature does affect your rights: short-term permit holders cannot work without a separate work permit, while long-term residents have nearly the same rights as Turkish citizens except voting.
How long is the initial residency permit valid in Turkey in 2026?
As of early 2026, the initial property-based residence permit in Turkey can be issued for up to 2 years, though many applicants receive 1-year permits initially depending on the provincial migration office.
The validity period has become somewhat more standardized since 2023, when Turkey tightened rules and centralized more procedures through the e-ikamet online system.
The validity period begins from the date the residence permit card is issued, not from your entry date or approval date, so you should factor in processing time when planning.
You should begin the renewal process about 60 days before your permit expires, as this is the standard window Turkish authorities expect and it gives enough buffer for processing delays.
How many times can I renew residency in Turkey?
There is no fixed maximum number of renewals for the property-based residence permit in Turkey, meaning you can keep renewing indefinitely as long as you continue to meet the conditions.
Each renewal period in Turkey is typically 1 to 2 years, similar to the initial permit, and the renewal process mirrors the original application with updated documents.
Renewal conditions generally stay the same rather than becoming stricter, though migration offices may scrutinize your actual presence in Turkey more closely with each successive renewal.
The most common reason for renewal rejection in Turkey is that the applicant no longer owns the qualifying property, has let their health insurance lapse, or has spent so little time in Turkey that residency looks inactive.
Can I live and work freely with this residency in Turkey?
With a property-based residence permit in Turkey, you can live freely anywhere in the country, but you cannot work without obtaining a separate work permit from the Ministry of Labor.
This residency does not allow unrestricted employment; however, you can own a business or make investments, and you may apply for a work permit if you have a job offer from a Turkish employer.
Most professions are open to work permit holders, though some regulated fields like medicine, law, and certain government positions may have additional restrictions or require Turkish credentials.
Yes, an additional work permit is required on top of the residence permit if you want to be employed in Turkey, and this is a separate application through a different government agency.
Can I travel in and out easily with residency in Turkey?
Yes, a valid Turkish residence permit allows you to travel in and out of Turkey freely, and your permit card serves as your re-entry document alongside your passport.
There is no officially published maximum time you can spend outside Turkey, but spending more than 6 months abroad in a year may raise questions about whether you genuinely reside in Turkey at renewal time.
Turkish residency does not grant visa-free access to the Schengen Area or other countries; your travel privileges depend on your original passport, not your Turkish residence status.
When re-entering Turkey after travel abroad, you must carry both your valid passport and your residence permit card (ikamet karti), which border officials will check at immigration.
Does this residency lead to permanent residency in Turkey eventually?
Yes, property-based temporary residency can eventually lead to permanent (long-term) residency in Turkey, but only after 8 continuous years of lawful residence in the country.
You need 8 uninterrupted years of legal residence in Turkey to qualify for the long-term residence permit, which is one of the longer timelines compared to many European countries.
Beyond the time requirement, you must also demonstrate sufficient income, valid health insurance, no threat to public order, and typically show genuine integration into Turkish society.
Once you obtain long-term residence in Turkey, you are no longer required to maintain the original property investment, as your residency becomes independent of property ownership.
What conditions must I keep to maintain residency in Turkey?
Do I need to keep the property to keep residency in Turkey?
Yes, if your residence permit was granted based on property ownership in Turkey, you must maintain ownership of that property (or a qualifying replacement) to keep your residency status.
If you sell the property before your permit expires, your residency basis disappears, and you would need to either purchase another qualifying property or switch to a different residence permit category.
You can replace the original property with another qualifying property without losing residency, as long as the new property meets the $200,000 minimum value requirement and is properly registered.
Turkish migration authorities verify ongoing property ownership during renewals by requesting an updated title deed (tapu) or official land registry confirmation as part of the required documents.
Is there a minimum stay requirement per year in Turkey?
Turkey does not publish an exact number of days you must stay per year for the short-term residence permit, but a conservative planning estimate is to spend at least 6 months (183 days) annually in the country.
Enforcement of physical presence is not strictly monitored through day-counting systems, but migration officers may question long absences during renewal interviews or when reviewing your travel history.
If you spend very little time in Turkey, your renewal application may be rejected on the grounds that your residence permit is "being used outside the purposes for which it was issued."
The minimum stay requirement becomes much stricter if you later apply for long-term residence or citizenship through naturalization, where continuous residence is calculated more precisely over 5 to 8 years.
Can I rent out the property and keep residency in Turkey?
Yes, you can generally rent out your property and still maintain your residence permit in Turkey, since the residency basis is ownership rather than personal occupancy.
There are no official restrictions distinguishing short-term versus long-term rentals for residency purposes, though short-term tourist rentals may require additional municipal licenses in some cities.
Rental income from your Turkish property does create tax obligations, and you will need to register with the tax office and file annual returns, but this does not negatively affect your residency status.
You should register any rental activity with local authorities and obtain a tax number, which actually strengthens your compliance profile rather than threatening your residence permit.
Can residency be revoked after approval in Turkey right now?
Yes, Turkish authorities can revoke your residence permit after approval if you no longer meet the conditions, such as selling your property, lacking health insurance, or being deemed a public order threat.
The official revocation process typically involves notification from the Provincial Directorate of Migration Management, giving you a period to respond or rectify the issue before the permit is formally cancelled.
Residents do have the right to appeal a revocation decision through Turkish administrative courts, and legal representation is strongly advised if you plan to contest the decision.
The grace period to leave Turkey or fix the issue after revocation notice varies but is typically 10 to 30 days, after which you could face deportation proceedings and potential entry bans.
Can real estate investment lead to citizenship in Turkey?
Can property investment directly lead to citizenship in Turkey?
Yes, Turkey has a citizenship-by-investment program where purchasing real estate worth at least $400,000 USD (approximately 370,000 EUR or 14,400,000 TRY) can qualify you for Turkish citizenship within months.
A higher property investment amount does not significantly accelerate the citizenship timeline in Turkey; once you meet the $400,000 threshold, processing speed depends mainly on document completeness and background checks.
The typical timeline from property purchase to receiving your Turkish passport is 3 to 6 months, making it one of the fastest citizenship-by-investment programs in the world.
The key difference is that citizenship by investment grants you a passport immediately based on your financial contribution, while naturalization through residency requires 5 to 8 years of living in Turkey first.
Is citizenship automatic after long-term residency in Turkey?
No, Turkish citizenship is never automatic even after long-term residency; you must submit a separate application to the Provincial Directorate of Civil Registration and Nationality and meet additional criteria.
For standard naturalization through residency, you need 5 years of continuous legal residence in Turkey (not 8 years, which is for long-term residence permit), plus demonstrated integration and intent to settle.
Citizenship applicants in Turkey face language assessments to demonstrate basic Turkish proficiency, as well as general knowledge about Turkish culture and society, though there is no formal written test.
The typical processing time for citizenship applications through the naturalization route is 6 to 18 months after meeting all eligibility requirements, depending on background check complexity and workload.
What are the real requirements to become a citizen in Turkey?
Do I need physical presence for citizenship in Turkey right now?
For citizenship by investment, there is no minimum physical presence requirement; you can live anywhere in the world and maintain your Turkish citizenship indefinitely after obtaining it.
For naturalization through residency, you must demonstrate continuous residence over 5 years, typically calculated on a rolling basis with authorities looking at your overall presence pattern rather than strict day counts.
Turkish authorities verify physical presence through passport stamps, residence permit records, address registration (nufus), and sometimes utility bills or employment records during the citizenship application review.
Exemptions may apply for spouses of Turkish citizens (who face a reduced 3-year marriage and residence requirement) or for individuals granted citizenship through exceptional circumstances determined by the Council of Ministers.
Can my spouse and kids get citizenship too in Turkey in 2026?
As of early 2026, spouses and dependent children under 18 can be included in the same Turkish citizenship application under the investment route, at no additional investment cost.
Family members can apply together with the main applicant in the investment program, though since 2024, spouses must also obtain their own residence permits and provide certified criminal records.
Children up to age 18 can be included as dependents in the citizenship application, while adult children (18 and over) must apply separately unless they meet specific dependency criteria.
Spouses do face the additional requirement of obtaining their own residence permit and criminal record certificate as of the 2024 rule changes, which adds some paperwork but does not change the fundamental eligibility.
What are the most common reasons citizenship is denied in Turkey?
The most common reason for Turkish citizenship denial is security or public order concerns, which is a broad discretionary category where authorities can reject applications without detailed explanation.
Two other frequently cited reasons are source-of-funds issues (where the money trail for the investment cannot be adequately documented) and inconsistent residence patterns (for naturalization applicants who claim residency but rarely live in Turkey).
Applicants can reapply after a denial, typically waiting at least 6 months to a year before submitting a new application with corrected documentation or additional evidence addressing the rejection reason.
The single most effective step to avoid citizenship denial in Turkey is ensuring complete, accurate documentation upfront, particularly clean source-of-funds evidence, properly certified criminal records, and SPK-approved property valuations for investment cases.