Can I get residency in Turkey if I buy a house? Yes, you can. But you must meet certain rules. This guide explains everything you need to know.
What Is the Minimum Property Value?
The property value is the most important rule. As of 2026:
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The minimum value is 200,000 USD
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You can buy one property or multiple properties
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The total value must reach 200,000 USD
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You need three documents:
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Expert appraisal report (eksper raporu)
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DAB document (Değer Artış Belgesi)
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Title deed (tapu)
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All three documents must show the same value
[AVUKAT NOTU: The 200,000 USD threshold is current as of 2026. This amount may change. Always verify with official sources before purchasing.]
Which Title Deeds Are Accepted?
Not all title deeds work. Here are the rules:
| Title Deed Type | Accepted? | Condition |
|---|---|---|
| Kat Mülkiyeti (Condominium) | ✅ Yes | Construction is complete. You have an occupancy permit. |
| Kat İrtifakı (Under Construction) | ⚠️ Maybe | Accepted if you can live in it. |
| Commercial Purpose | ❌ No | If your permit says “commercial use,” you will be rejected. |
[AVUKAT NOTU: With kat irtifakı, if the building is livable, applications usually pass. But if the iskan says “commercial use,” the application will fail. The value does not matter.]
Which Neighborhoods Are Closed?
Turkey stops new permits in neighborhoods with too many foreigners. The limit is 20% foreign population.
This rule started in 2022. It still applies in 2026.
The Directorate of Migration Management publishes the list of closed neighborhoods.
Closed Neighborhoods in İzmir
| District | Closed Neighborhoods |
|---|---|
| Bornova | Yunus Emre, Işıklar, Zafer, Serintepe |
| Buca | Seyhan |
| Karabağlar | Aşık Veysel |
| Konak | Tan, Faik Paşa, Yeni, Mirali, Ali Reis, Etiler, Sakarya, Altay, Bozkurt, Pazaryeri, Altınordu, Uğur, Kubilay, Süvari, Yeşildere, Kocakapı, Akarcalı, Murat, Kadifekale |
| Torbalı | 19 Mayıs, Karşıyaka |
Other Provinces
[AVUKAT NOTU: We have the full list for İstanbul, Antalya, and Muğla. Contact us before you buy. We will check if your neighborhood is restricted.]
Residency or Citizenship? Know the Difference
Many people confuse these two. Here is the difference:
| Requirement | Residence Permit | Citizenship |
|---|---|---|
| Minimum Investment | 200,000 USD | 400,000 USD |
| Property Type | Residential | Residential only |
| Can You Sell? | Yes, anytime | No, wait 3 years |
| What Do You Get? | 1-2 year permit | Turkish passport |
| Processing Time | 30-90 days | 3-6 months |
Can You Rent Out the Property?
No. You cannot rent it out. You must live there.
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The property must be your main home
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You cannot rent it to anyone else
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Your address registration (Numarataj) must match the title deed
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The address you give to the Directorate of Migration Management must be correct
How to Apply: Step by Step
| Step | Action | Details |
|---|---|---|
| 1 | Buy a property | Minimum 200,000 USD total |
| 2 | Check the neighborhood | Look at the closed list |
| 3 | Register your address | Complete Numarataj registration |
| 4 | Gather documents | Title deed, appraisal, DAB, insurance, financial proof, criminal record |
| 5 | Apply online | Use the Directorate of Migration Management portal |
| 6 | Go to your appointment | Submit documents in person |
| 7 | Wait for a decision | Usually 30-90 days |
| 8 | Get your permit | Card arrives by PTT |
What Other Documents Do You Need?
You also need:
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Health insurance (valid for 1 year)
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Proof of money (to support yourself)
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Criminal record (from your home country)
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Passport (valid for 60 days beyond your stay)
Frequently Asked Questions
Can I buy several properties to reach 200,000 USD?
Yes. The total value of all properties counts.
Can I apply with a property I bought before 2022?
Yes. But it must be worth 200,000 USD now.
What if my neighborhood is on the closed list?
Your application will be rejected. Pick a different neighborhood.
Can I get citizenship with a 200,000 USD property?
No. Citizenship needs 400,000 USD.
Can I rent out my property and still get residency?
No. You must live in it.
Final Answer
Can you get residency in Turkey if you buy a house? Yes. But you must plan carefully.
Here is what to do:
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Make sure the property is worth 200,000 USD
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Check the title deed type
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Avoid commercial properties
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Check the closed neighborhood list
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Do not rent out the property
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Prepare all documents correctly
One mistake can ruin your application. A good lawyer can help you avoid problems.
Get Professional Help
The rules are complex. The 200,000 USD requirement, the closed neighborhood list, and the documents can be confusing.
A lawyer can guide you through the process.