Residence permit for property owners in Türkiye

Owning a home in Türkiye can be a reason for a residence permit (ikamet izni), but ownership alone does not entitle you to one. The Presidency of Migration Management (Göç İdaresi Başkanlığı) sets a minimum value for the home, limits how it may be used and asks for the usual residence documents on top. This guide sets out the official rules as published in October 2026.

The legal basis

Article 31(1)(b) of Law No. 6458 on Foreigners and International Protection lists "foreigners who own immovable property in Türkiye" among those who may be granted a short-term residence permit (kısa dönem ikamet izni). The word "may" matters: the migration office assesses each application. Since a 2024 amendment (Law 7533), Article 31(6) says that the nature and value of the property that can support a short-term permit are set by the Ministry of Interior.

A short-term permit on this ground is issued for at most two years at a time and can be extended. The general conditions of Article 32 also apply: you must state the reason and submit the documents, have accommodation meeting general health and safety standards, give your address in Türkiye, and provide a criminal record certificate if asked.

The 200,000-dollar value rule

Göç İdaresi's official list of required documents (e-İkamet) states, for applicants who own property:

• the value of the home must be at least 200,000 US dollars, as its Turkish lira equivalent on the date of acquisition;
• the property must be a residence (konut) and must be used by the foreigner for that purpose;
• it cannot be rented out or used for similar income-generating purposes.

The official list does not distinguish between provinces: the same figure appears for every applicant. Many websites still quote older, lower figures for different cities; those are out of date.

If the home is shared with family members (shared or joint ownership), you add a document proving the family relationship with the other people named on the title deed. If you received the home by inheritance or gift, a current valuation report is required, because there is no purchase price to rely on.

Documents for a first application

Göç İdaresi lists common documents for every short-term permit and extra documents for property owners.

Common documents

• residence permit application form, signed by you, your legal representative or your lawyer;
• copy of the passport pages with identity, photo and any visa (bring the original to the appointment);
• two biometric photos taken within the last six months;
• receipts for the residence permit fee and card (document) fee, and where applicable the single-entry visa fee;
• valid health insurance covering the whole permit period (for example a Turkish private policy or a Social Security Institution document);
• a document or statement on sufficient and regular financial means for the stay;
• proof of address: if you live in your own home, a copy of the title deed and the address numbering document.

Additional documents for property owners

• an official document showing the home belongs to you (copy of the title deed);
• for first applications, a numbering document with the address issued, signed or e-signed and stamped by the municipality where the property is located;
• family-relationship documents if the title is shared with relatives;
• a current valuation report if the home was inherited or received as a gift.

For applications for children, extra civil-status documents may be required. If they come from abroad, they need an apostille (or legalisation where the country is not in the Apostille Convention) and a notarised Turkish translation; see apostille and translation by country.

How to apply

1. Buy and register the home at the land registry (tapu), using a sworn interpreter if you do not speak Turkish.
2. Get the municipality numbering document for the address.
3. Take out health insurance for the permit period you will request.
4. Apply online through the e-İkamet system and pay the fees. Göç İdaresi says anyone staying longer than their visa, visa exemption or 90 days must apply through e-İkamet.
5. Attend the appointment at the provincial or district migration office in the province where you will live, with original documents. Missing the appointment without a valid excuse counts as not having applied.

Extensions

Extensions are also filed through e-İkamet, from sixty days before the permit expires and in any case before it expires. For property owners, the list asks for a title deed continuation certificate (tapu devam belgesi) showing you still own the home. Extension applicants must also submit the e-Devlet residence document (yerleşim yeri belgesi) with a recent utility bill, and a national electronic notification address (UETS) document from the post office, PTT, for applicants over 18.

Common reasons for problems

• The purchase price on the title deed converts to less than 200,000 dollars at the date of acquisition.
• The property is registered as something other than a residence, or it is rented out.
• Health insurance does not cover the full requested period.
• The address registration does not match the property.
• Foreign family documents are not apostilled or translated.

For questions on a specific case, Göç İdaresi runs the Foreigners Communication Centre (YİMER): 157 from within Türkiye, +90 312 157 11 22 from abroad.

How we can help

We translate the foreign documents a residence application needs (birth and marriage certificates, custody papers, pension and bank documents) into Turkish with notary certification, and can provide interpreting. We do not file residence applications or give legal advice. Related guides are in our citizenship section and buying process section.