Our international clients often ask us if buying a house in Turkey gets you residency. It is a good question to ask, since many people would like to use their homes for extended periods or even retire in Turkey one day. Some people also believe that you need a residency permit to purchase property. However, the laws governing home ownership, residency, and citizenship, although interlinked, are separate processes. Hence even if you buy property, you may not be eligible for residency. In this article, we clarify any confusion regarding residential property, residency, and citizenship, and also explain how we can assist in your endeavour to spend more time in Turkey.
About Buying a House in Turkey for Residency
The Turkish government offers plenty of opportunities for foreign nationals through property investment options. Whether you're buying private property, commercial properties, or plots of land, investing in Turkish properties is not only a profitable investment due to rising real estate prices, especially in metropolitan cities such as Istanbul, Antalya, and Izmir, but also a gateway to long-term residency or even eventual citizenship through investment. When owning a home of any value, foreign nationals can apply for a short-term permit, to be renewed annually or every two years, and potentially lead to permanent residency after eight years of uninterrupted stay.
Residency by Investment Requirements and Eligibility
Qualifying Investment: You must purchase a residential apartment, villa, or commercial space. There is no official minimum residency requirement via property ownership, unlike citizenship programs.
Foreign Ownership: Allowed for most nationalities, including British nationals, Indian investors, and residents of Hong Kong. Some restrictions apply near military zones.
Valid Passport: Required, along with notarised translations in Turkey.
Legal Title Deed (Tapu): Must be in your name and registered at the Land Registry.
Medical Insurance: Mandatory for the entire period of stay for people under 65.
Earthquake Insurance Policy (DASK): Required for all properties.
Criminal Record Certificate: This may be requested, depending on the country of origin.
Proof of Address: Either a sales contract, rental contract, or utility bill.
Home Valuation: A separate valuation report by an independent appraiser is often required for citizenship and higher-level investment pathways.
Deposit & Payment: Typically made in Turkish lira at a government-approved Turkish bank
Application Process — Step by Step
1. Find the Right House: Start your house-hunting process by consulting with real estate professionals
2. Reservation Deposit: Pay a holding fee, often refundable.
3. Sales Contract: Sign a standard sales contract and pay the remaining balance.
4. Register at the Tapu Office: Transfer ownership at the Land Registry Office.
5. Apply for a Residence Permit: Prepare your application forms, including the standard form, birth certificates, and a marriage certificate (if applicable), and submit them to the public administration via the immigration portal.
6. Interview & Biometrics: Attend your appointment for verification.
7. Approval: If all goes well, you'll receive a residence permit card valid for 1-2 years, renewable.
2. Choose properties in non-metropolitan cities for lower average prices, or invest in square metre apartment types in urban centres for higher investment returns.
3. Monitor currency fluctuations when transferring funds in Turkish lira or foreign currency to avoid losses.
4. A management company can help oversee rentals, maintenance, and tax payments
How Much Does Property Need to Be Worth to Apply for Residency?
The required amount has changed three times over the last five years. However, if you purchased a home before 2022, the purchase price must be at least $75,000. Any homes purchased after 2023 must be valued at a minimum of $200,000. When applying for your residency, based on the status of home ownership, you will be asked to submit a copy of the tapu (title deeds) and also a valuation report.
Do Property Owners Automatically Get Residency?
No, even if you apply as a homeowner, the Turkish authorities will also consider other factors, such as your criminal record, age, and income.
Are there Residency restrictions in Certain areas?
Yes, certain provinces and neighbourhoods have imposed restrictions on residence permit applications for foreign nationals. These measures maintain a balanced demographic distribution and prevent an overconcentration of foreign residents in specific areas. Turkey has a policy stating that the foreign population in any neighbourhood should not exceed 20% of the total population. If this threshold is surpassed, residence applications are typically not accepted in those areas. This regulation applies to both rental and property ownership scenarios.
For example, in the Antalya province, several neighbourhoods are currently closed to new residence applications due to the high concentration of foreign residents. These include neighbourhoods in Alanya, Konyaaltı, Döşemealtı, and Muratpasa. These restrictions are part of a broader initiative affecting neighbourhoods across 58 provinces.
Exceptions to the Restrictions
Property Owners: Foreigners who have previously purchased property (before the implementation of restrictions) can renew their residence permits.
Family: Applications for family residence permits are generally accepted, even in restricted areas.
Students: Enrollment in educational institutions within restricted neighbourhoods may allow for permit issuance.
Long-Term Residents: Individuals who have lived in the area for an extended period may be eligible for long-term residence permits.
Investors: Foreign nationals making significant investments may qualify for residence permits, regardless of neighbourhood restrictions.
Are There Alternative Types of Residency?
Family Residence Permit: This permit is issued to the spouse and children of a foreign national who holds a valid residence permit, or to the family members of a Turkish citizen. It is valid for three years and can be renewed.
Long-Term Residence Permit: Granted to foreigners who have resided in Turkey for at least eight consecutive years, the long-term residence permit offers indefinite stay rights. Applicants must demonstrate self-sufficiency, a clean criminal record, and no history of receiving social assistance in the past three years. It provides many rights, excluding the right to vote and hold public office.
Student Residence Permit: Issued to international students enrolled in recognised Turkish institutions. The duration is aligned with the course of study. It allows students to reside legally and often includes limited work rights for university-level students.
Humanitarian and Special Permits: Special permits, such as humanitarian residence permits, are granted under exceptional circumstances. These include cases where deportation is unsafe, victims of human trafficking, or where children need protection. These are assessed on a case-by-case basis and offer flexibility when standard criteria cannot be met.
Construction Permit (İnşaat Ruhsatı): Although not a residency permit, a construction permit is often part of the process when foreign nationals invest in land or plots for development. It authorises the legal start of construction and is crucial for those aiming to build private homes or commercial buildings.
What is the Turkish Citizenship by Investment Scheme?
The Turkey Citizenship by Investment program is a well-structured initiative designed to attract foreign capital and strengthen the country’s economy by offering investors a Turkish passport. Launched in 2017, this scheme provides a fast-track route to citizenship for eligible individuals and their families, combining attractive business opportunities, a thriving real estate sector, and the benefits of long-term residence. To qualify, applicants must meet a minimum threshold in one of several approved types of investments, including:
Real Estate: Buy a home or multiple properties with a combined price of at least USD 400,000 (confirmed via eligibility certificate). The property must be held for a minimum of three years.
Estate Fund Share: Invest a minimum of USD 500,000 in government-approved real estate fund shares or venture capital investment fund.
Deposit of USD: Place a deposit of at least USD 500,000 in a Turkish bank for three years.
Business Option: Start a business or create jobs for 50 Turks, contributing to public service and business prospects.
About the Real Estate Path
The most popular option among foreign investors is citizenship by property, mainly due to Turkey’s competitive home prices, attractive square metre rates, and high real estate value. Investors can buy residential, commercial, or agricultural property, including land developments, with guidance from legal professionals and a comprehensive guide.
The land plot should meet zoning regulations, and it may also be suitable for business purposes. With the assistance of a real estate agency or legal counsel, investors can complete the step-by-step guide that includes obtaining an eligibility certificate, preparing comprehensive documentation, and navigating the Turkey Citizenship Investment process smoothly.
Application Process – Step by Step
1. Choose the Type: Select from the various types of investments—real estate, fund shares, or bank deposits.
2. Make the Investment: Complete the purchase, deposit, or business setup. The metre for houses or square metre cost will vary by region.
3. Obtain a Certificate of Eligibility: Issued by relevant government bodies, such as the Central Bank or the Ministry of Environment.
4. Apply for Residency: Secure a long-term residency visa before submitting your application.
5. Submit Application: Provide documents including your valid passport, birth certificate, proof of investment, background check (with no link to human trafficking), and biometric data.
6. Approval and Passport Issuance: Once approved, you receive full citizenship rights.
Additional Benefits
E2 Visa Eligibility: Citizens can apply for the U.S. E2 Visa through bilateral agreements to live and work in the United States.
Family Reunification: Spouses and children under 18 are included in the application.
Business & Lifestyle: Access to Turkey’s renowned delicious cuisine, cultural heritage, and strategic location connecting Europe, Asia, and the Middle East.
Do Remember!
1. Work with professionals and immigration advisors to handle the complex paperwork and ensure compliance with Turkish law.
2. Verify valuation and ownership with the assistance of a legal team.
3. The real estate industry is well-regulated, but due diligence is crucial, especially in verifying title deeds and eligibility.
Does Turkey allow dual Citizenship?
Yes, Turkey allows dual citizenship. Foreigners can retain their original nationality, depending on the laws of their country of origin. This means that if your country also permits dual citizenship (like the UK, Canada, or Australia), you can hold both a Turkish passport and your original one. Remember…..
- Turkish citizens by birth who acquire a second nationality must inform Turkish authorities and may be required to register with the nearest Turkish consulate.
- Some countries do not permit dual citizenship (e.g., China, India, or Saudi Arabia). In such cases, acquiring citizenship may require renouncing your original nationality.
- Dual citizens have the same rights as other citizens, including voting, working, and access to healthcare and education.
- Male citizens may still be subject to military service obligations, though certain exemptions or payment-in-lieu options exist depending on age and time spent abroad.
- If you're considering applying for citizenship, check with a legal professional or the relevant authorities in both Turkey and your home country to understand how dual nationality affects your specific case.
Ready to Start a New Chapter?
Suppose you’ve been dreaming about life on the Turkish Riviera, enjoying the Mediterranean lifestyle, or securing a future in one of the world’s most vibrant housing markets. In that case, there’s no better time than now. Owning real estate not only opens the door to an incredible lifestyle and investment opportunity, but it can also serve as your pathway to residency. Whether you're seeking peace of mind, long-term security, or simply the joy of waking up near the sea, home ownership offers a legal, affordable, and rewarding option, and we can help.
Browse Our Curated Portfolio
Explore our carefully curated portfolio of villas, modern apartments, and beachfront homes in high-potential areas, including Antalya, Alanya, Side, and Kemer. Each listing is carefully selected to match diverse lifestyle preferences, backed by verified documentation and professional support throughout every stage. From affordable apartments perfect for first-time buyers to luxury properties with private pools and panoramic views, there’s something for everyone. Start your search today and take your first step toward making Turkey your home.
Speak to a Local Expert Today
Navigating Turkish residency rules and the home buying process can be complex, but you don’t have to do it alone. As a licensed, experienced real estate agent, we offer comprehensive support, from finding a home to assisting with residence permit applications. We work closely with professionals, immigration advisors, and management companies to ensure a smooth, compliant experience—no hidden surprises. Schedule a consultation to learn more about how buying a house in Turkey can lead to residency, explore your options, and make an informed decision that aligns with your goals. Contact us today and let’s bring your vision to life. Residency in Turkey could be just one property away.
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