What makes this program stand out

Turkey Residency by Property is a short-term residence route for foreigners who purchase qualifying residential real estate in Türkiye. The permit is usually granted for 1 to 2 years and can be renewed as long as the ownership basis remains valid and the property continues to support genuine residential use. The minimum property value required is US$200,000, based on official appraisal.

The qualification logic centers on property ownership and financial sufficiency. Applicants must prove regular means of subsistence. The declared property should function as the holder's genuine residence. Renting out the property used for the permit can jeopardize renewal.

No explicit hard minimum stay requirement is clearly stated for the initial permit. However, the route is not fully PT-friendly in practice. Longer-term renewal or later status progression may require stronger proof of actual residence in Türkiye.

Typical review time is about 30 to 90 business days after submission of the complete file and appointment attendance. After 8 years of uninterrupted legal residence, there is a potential path to long-term residence, subject to continuity, financial sufficiency, no recent social assistance, and security conditions. General naturalization may become available after 5 years of legal continuous residence, subject to residence continuity, income, language, character, health, and government approval. This pathway is separate from the US$400,000 citizenship-by-investment route.

What you need to qualify

Applicants must purchase qualifying residential real estate in Türkiye with a minimum official value of US$200,000. This threshold is based on the official property appraisal, not the agreed sale price. The property must be located in an open and eligible neighborhood and must be residential in nature. Commercial or mixed-use properties do not qualify unless they meet specific residential criteria.

Title deed registration must be completed before the residence application. Ownership must be documented through the TAPU (title deed) and the property must be formally registered in the applicant's name. If the property is co-owned by family members, supporting family relationship documents are required. The applicant must also obtain an address numbering document from the municipality and register a national electronic notification address (UETS).

Applicants must prove sufficient and regular means of subsistence throughout their stay. While no fixed monthly income threshold is published, authorities require a credible bank statement or proof of income and savings to demonstrate financial capacity. For longer-term renewals, Turkish authorities may examine sustainable income more closely.

The property declared in the application must serve as the applicant's genuine residence. A certificate of residence and utility bills in the applicant's name are required as proof. If the property is rented out or no longer used as the applicant's actual address, renewal eligibility may be lost.

Health insurance valid in Turkey is mandatory for all applicants. The policy must cover the full duration of the requested permit period. For family members included in the application, each person must hold valid coverage.

For the standard 2-year permit, the following documents are required:

• Completed application form
• Passport original plus color copies of main pages
• Two biometric photos taken within the last 6 months
• Health insurance valid in Turkey
• Bank statement or proof of income and savings
• Certificate of residence and utility bills in the applicant's name
• National electronic notification address (UETS)
• Payment receipt for the residence permit fee
• Title deed (TAPU)
• Address numbering document from the municipality
• Family relationship documents if property is co-owned by family members

For the 5-year permit, the following additional documents must be submitted:

• Certificate of conformity from the General Directorate of Land Cadastre
• Criminal record certificate from the applicant's home country
• Criminal record certificate from Turkey

All foreign documents must be translated into Turkish, notarized, and apostilled. The application must be submitted through the e-Ikamet online system, followed by an in-person appointment with the Provincial Directorate of Migration Management. Attendance at the appointment is mandatory for identity verification and biometric capture.

Why this program may be worth considering

Lower capital entry point compared to Turkey's US$400,000 citizenship-by-investment route. Residence cards are issued for 1 to 2 years and can be renewed continuously while ownership is maintained. The permit includes family members in the same application.

The program functions as a bridge to long-term residence after 8 years of uninterrupted legal stay. At the same time, it opens a potential general naturalization path after 5 years of continuous residence, subject to separate language, income, and administrative conditions.

This route does not require active business operation or employment. It relies solely on property ownership as the legal basis for residence. As long as the title deed remains valid and the property supports genuine residential use, the permit can be maintained and renewed.

How the path to citizenship works

General naturalization may become available after 5 years of legal and continuous residence. This pathway is subject to residence continuity requirements, proof of income or self-sufficiency, Turkish language ability, good character, public-health compliance, and final government approval.

This route must be distinguished clearly from the separate US$400,000 citizenship-by-investment program. The two pathways follow different legal bases and timelines.

Who oversees the program and what it is based on

The Presidency of Migration Management administers Turkey's residence-permit framework under Law No. 6458 on Foreigners and International Protection. Applications are processed through the e-Ikamet system, which handles online intake, documentation, and permit issuance.

Residence permits under this framework are typically issued for 1 to 2 years and remain valid as long as property ownership is maintained and the property continues to support genuine residential use. Renewals follow the same legal basis and administrative process.

What minimum capital commitment is required

Minimum property investment is US$200,000 based on official property valuation. This is a one-time capital commitment tied to residential real estate purchase, not a deposit or refundable amount.

The US$200,000 threshold is the official appraised value required for the property itself. Title deed registration must be completed in your name to satisfy the residency application requirements.

Beyond the property purchase price, expect additional one-time transaction costs. These include title deed tax at 2% of purchase price (paid by buyer), property valuation fees (~US$135), notary fees (US$12–98), a mandatory levy (~US$50), foreigner surcharge (~US$403), and earthquake insurance (US$14–67). Realtor fees may reach up to 4% of transaction amount.

Document translation and certification typically costs ~US$100. Health insurance is required as part of the residency process, with costs varying by provider and coverage level.

Which documents are typically required

The document package differs based on whether you apply for the standard 2-year permit or the 5-year permit. Both routes require a complete translated and legalized file. All foreign documents must be translated into Turkish, notarized, and apostilled before submission.

For the 2-year permit:

• Completed application form
• Passport original plus color copies of main pages
• Two biometric photos taken within the last 6 months
• Health insurance valid in Turkey (covering full permit period)
• Bank statement or proof of income and savings
• Certificate of residence plus utility bills in applicant's name
• National electronic notification address (UETS) confirmation
• Payment receipt for residence permit fee
• Title deed (TAPU)
• Address numbering document from municipality
• Family relationship documents (if property is co-owned by family members)

For the 5-year permit, add:

• Certificate of conformity from General Directorate of Land Cadastre
• Criminal record certificate from applicant's home country
• Criminal record certificate from Turkey

Each family member included in the application must also hold valid health insurance. Submission is completed through the e-Ikamet online system, followed by an in-person appointment at the Provincial Directorate of Migration Management for identity verification and biometric capture.

Which fees you should expect

The residence permit card itself carries a nominal fee of approximately US$20. Property-related costs are more substantial and include multiple components.

Property transaction costs begin with a property valuation starting around US$135. Notary fees range from US$12 to US$98, depending on the transaction value and complexity. A mandatory levy of approximately US$50 applies, along with a foreigner surcharge of roughly US$403.

Earthquake insurance is required and costs between US$14 and US$67. Document translation and certification fees are typically around US$100. Title deed tax is assessed at 2% of the purchase price, with both buyer and seller each paying 2% separately.

Real estate agent fees can reach up to 4% of the total transaction amount. Health insurance is mandatory; costs vary depending on coverage and provider selected.

Visa or entry fees depend on your nationality and range from US$191 to US$640. All amounts are approximate and subject to change based on exchange rates, property location, and individual circumstances.