The rules for obtaining a residence permit in Turkey through property ownership have changed significantly in recent years. Until May 2022, foreign buyers could get a residence permit in Turkey with a rental agreement.
However, according to the regulations of the Presidency of Migration Management (Göç İdaresi Başkanlığı) under the Turkish Ministry of the Interior, obtaining a residence permit through a rental agreement is no longer possible in Turkey. In addition, the regulation that entered into force on 16 October 2023 increased the minimum property value for Turkey residency through ownership from $75,000 to $200,000. The legal basis for this practice is generally associated with Law No. 6458 on Foreigners and International Protection, Article 31/1-b.
These changes have made the application process more structured and selective. Today, you must pay close attention not only to the property's value but also to its legal status, location, and official registration details. Here's everything you need to know about how to obtain residency in Turkey by investment, including the latest regulations, eligibility criteria, neighborhood restrictions, and application requirements.
How to Obtain a Turkish Residence Permit through Property Ownership?
The current regulations for Turkey’s residence permit by investment program include several requirements that you must comply with.
First, the purchased property must be strictly residential. The title deed (Tapu) should clearly identify the property as "Residential" (Mesken/Konut). So, properties registered for commercial purposes or other land classifications do not qualify.
Second, the property's official value recorded during the title deed transaction must be at least $200,000. This valuation is based on the cadastral value in Turkey accepted during the registration process rather than only the advertised market price. Therefore, you should carefully verify the Tapu value in Turkey for residency before completing the purchase.
In short, you should ensure that:
- The property is legally registered as residential,
- Ownership has been officially transferred through the title deed,
- The property's official value satisfies the minimum requirement,
- The property is located in an area where foreign residence permit registrations remain open,
- And all supporting documents are prepared before applying to the Migration Management.
You should also remember that Turkey's $200,000 property rule is designed exclusively for those planning to apply for a Turkish residence permit, not citizenship. A residence permit allows you to legally live in Turkey for a limited period. However, this permit does not automatically grant Turkish citizenship or a Turkish passport.
Turkish citizenship, on the other hand, follows a separate investment program under Law No. 5901, Article 12/1-b. To qualify for permanent residency in Turkey by investment you must purchase real estate worth at least $400,000 and agree not to sell it for three years.
So, if you are looking for Turkish citizenship instead, you must invest at least $400,000 in eligible real estate under the citizenship program. Unlike the residence permit, the Turkey citizenship by investment residency requirements include additional legal conditions.
After completing the property purchase process in Turkey according to your goal, you can apply for residence permit in Turkey by submitting the required documents, including:
- Tapu (title deed)
- Property valuation records where applicable
- Health insurance
- Passport documents
- Biometric photographs
- Proof of address
- And any other supporting paperwork requested by the authorities.
*For more detailed information on how to apply for residency in Turkey, you can read our guide on Getting Residence Permit in Turkey.
The Commercial Property Exclusion: Why Only Residential Tapu Counts
One of the biggest misconceptions among foreign buyers is that all types of real estate qualify for a residence permit. Under today's regulations, this is no longer the case.
So, if you are asking “can I buy commercial property for residency in Turkey?”, the answer is no. Only properties officially registered as “residential” in the title deed are accepted for residence permit applications based on ownership.
The legal status recorded in the Tapu is what matters, not how the property is actually used. As a result, if you purchase:
- Offices,
- Shops,
- Commercial units,
- Warehouses,
- Industrial buildings,
- Land or plots
You cannot obtain a residence permit through those purchases alone.
İstanbul’s Residency Restrictions: Open vs. Closed Neighborhoods in Turkey
When applying for Turkey’s permanent residency by investment program, the property's location is just as important as its value or type, as well. The neighborhood must meet the program's eligibility criteria.
In recent years, the Presidency of Migration Management introduced neighborhood-based restrictions to regulate foreign population density in certain parts of Turkey. As foreign resident numbers increased rapidly in some districts, new registrations were suspended in selected neighborhoods.
Today, hundreds of neighborhoods across 58 provinces remain closed to new foreign residence permit registrations. The list of restricted neighborhoods is updated periodically by the authorities. You can find the list of neighborhoods closed to foreigners in Turkey in our related article.
So, the residence must be situated in one of the open areas for foreign residency in Turkey. Even if a residential apartment exceeds the required investment value, the application may not be accepted if the property is located in a restricted neighborhood.
Which İstanbul Districts Are Closed to Foreign Residency?
Districts that have generally been treated as closed for new foreign residence registrations include:
- Avcılar
- Bahçelievler
- Başakşehir
- Esenyurt
- Fatih
- Küçükçekmece
- Zeytinburnu
Meanwhile, there are also some districts that are not entirely closed and have open neighborhoods for foreigners in İstanbul such as:
- Beşiktaş (e.g. Yıldız Neighborhood)
- Beylikdüzü (e.g. Beylikdüzü OSB / Organized Industrial Zone)
- Beyoğlu (several central neighborhoods including Bülbül and Çukur Neighborhood)
- Sarıyer (e.g. Maslak Neighborhood)
- Şişli (selected neighborhoods including İnönü and Ergenekon Neighborhood)
- Şile (e.g. Meşrutiyet Neighborhood)
- Tuzla (e.g. Aydınlı KOSB / Chemical Organized Industrial Zone)
- Ümraniye (e.g. Dudullu OSB / Organized Industrial Zone)
Top Qualifying Areas in İstanbul To Buy Property
Fortunately, many parts of İstanbul continue to offer residential properties that are suitable to qualify for residency by investment in Turkey.
While the most suitable districts vary depending on your expectations and long-term investment goals, several developing areas offer modern residential projects that meet the minimum investment threshold for Turkish residency by investment.
Popular areas to invest in a property for sale in İstanbul include:
- Başakşehir
- Beylikdüzü
- Büyükçekmece
- Kartal
- Pendik
- Maltepe
- Çekmeköy
- Sultanbeyli
- Eyüpsultan
- Arnavutköy
Can I rent out my property while holding Turkish residency?
Yes. As a matter of law, residential properties may be rented out and generate rental income. However, if your residence permit is based on ownership of the property, you should be aware that the authorities may expect you to maintain a genuine residential connection with that property.
Under the current practice, the applicant's declared place of residence and actual use of the property may be relevant when applying for or renewing a residence permit. If the property is rented out to a third party and the applicant resides elsewhere, the authorities may examine whether the conditions for the residence permit continue to be met.
For this reason, purchasing a qualifying property solely as an investment and leasing it to others while claiming it as your residence may create issues during the application or renewal process, depending on the specific circumstances of the case.
Contact us today for expert legal advice on real estate investment in Turkey for residency and find the right investment for your goals.
