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Turkish residence permit through property: conditions in 2026
A residence permit in Turkey when buying property can be requested if the home costs from 200,000 dollars and you live in it yourself. The term is up to two years at a time.
Three conditions
The home costs from 200,000 USD in lira on the date of purchase. It is a home, not a plot or an office. And you live in it: Göç İdaresi does not allow letting the flat. The term is up to two years per application, under article 31 of Law No. 6458. The migration service makes the decision.
A residence permit is often confused with citizenship. These are different procedures:
| Residence permit | Citizenship | |
|---|---|---|
| Threshold | from 200,000 USD | from 400,000 USD |
| Condition | live in the flat | don't sell for 3 years |
| Source | Göç İdaresi | regulation, art. 20 |
In which cities a permit is granted
The answer to the question of which Turkish cities grant a residence permit when buying property is simple: the threshold is the same for the whole country. What needs checking is the address. Since 2022, 1,169 quarters have been closed to new registrations of foreigners, according to a statement by Göç İdaresi. The current list for 2026 has not been published, so the address is checked with the migration service before the deposit.
A flat from a developer
You can buy a flat in Turkey from a developer for a residence permit on the same conditions — there is no special treatment for new builds. Check when the title will be issued and when you can live in the flat. The first sale of a new build to a foreigner who does not live in Turkey is exempt from VAT when paid in foreign currency from abroad (Law No. 3065). Sell within three years and you pay the VAT after all. The transaction step by step — on the page "how buying works".
Documents and renewal
The main document is the tapu, the certificate of ownership. For renewal you need a tapu devam belgesi certificate: the flat is still yours. A family owning a flat in shares applies together (Göç İdaresi, question 54). Health insurance is needed for the whole term, except for children under 18 and people over 65 (same source, questions 12 and 36).
Figures
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Residence permit threshold
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Term
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Citizenship
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Tapu fee
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Property tax
Frequently asked questions
Are there special residence permit conditions in Turkey depending on citizenship in 2026?
The Göç İdaresi list of documents has no conditions by citizenship. For entry with an ordinary passport, citizens of the Russian Federation don't need a visa for a trip of up to 60 days (Turkish MFA).
Can you let a flat on which the residence permit is based?
No. The home must serve for living in; you cannot earn income from it.
Does a building plot qualify?
No, you need a finished home. Besides, a foreigner must submit a project on an empty plot to the ministry within two years (Law No. 2644, art. 35).
Is this permanent residence?
No. It is a short-term residence permit, renewed each time for a maximum of two years.
Where to look for a home
The threshold is the same, but life differs across the city. First choose suitable Antalya districts, then check the addresses.
Selection
A selection of homes in Antalya
A manager will put together properties from 200,000 dollars and tell you what to check before the deposit.
Current as of October 2026. Author: Life by Sea editorial team.