Residence Permit in Turkey After Buying Property (Legal Guide)
Residence Permit in Turkey After Buying Property (Legal Guide)
A residence permit (ikamet izni) is the authorisation that allows foreign nationals to live in Turkey beyond visa or visa-exempt durations. Under Turkish law, foreign nationals who acquire residential real estate may apply for a short-term residence permit based on ownership — often called the property-based residence permit. This guide explains the legal framework, eligibility, documents, and regional practice in Fethiye, Bodrum,Kaş, Antalya, Muğla, Mersin, and Istanbul, with a clear, step-by-step approach and links to official systems you will actually use.
1) Legal framework and authority
The Law on Foreigners and International Protection (Law No. 6458) governs all residence permits in Turkey. Article 31(1)(b) states that short-term residence permits may be granted to “foreigners who own immovable property in Türkiye.” The Regulation on the Implementation of this Law (Articles 28–32) sets out how the Directorate General of Migration Management (Göç İdaresi Başkanlığı) applies these provisions.
According to Invest in Türkiye, the official investment promotion agency under the Presidency of the Republic of Türkiye,
“Foreigners who own real estate in Türkiye are eligible to obtain a renewable short-term residence permit under the Law on Foreigners and International Protection (Law No. 6458).”
Source: Invest in Türkiye – Obtaining a Residence Permit
Ownership is proven through a Title Deed (Tapu Senedi) issued and registered by the General Directorate of Land Registry and Cadastre (TKGM) under the Ministry of Environment, Urbanisation and Climate Change. TKGM’s WebTapu and E-Appointment platforms verify property titles used in residence applications.
2) Who qualifies (and typical conditions)
In most cases, you qualify for a property-based residence permit if:
You own a residential property recorded in your name at the Land Registry (Tapu).
The property is zoned for housing (residential) and suitable for habitation.
You provide health insurance covering the intended stay.
You show sufficient financial means for living expenses.
The property is not within restricted/military/security zones.
Joint owners and family members
Where ownership is joint, each named owner may apply individually for a short-term permit under Article 31(1)(b). Spouses and children under 18 may, subject to conditions, apply for family residence permits supported by the primary holder’s status (family permits are governed by Articles 34–37).
Important ownership note: Preliminary sales contracts and notary promises do not transfer ownership; legal ownership passes only with an official deed and registration at the Land Registry Directorate.
3) Step-by-step application
Step 1 – Complete the e-Ikamet pre-application
All residence applications start on Göç İdaresi’s official portal: e-Ikamet. Select the short-term category based on “ownership of immovable property” and complete the online form. You will receive an appointment slip and fee reference.
Step 2 – Prepare documents (typical set)
Title Deed (Tapu) – original and copy.
Passport (notarised Turkish translation may be requested).
Biometric photos.
Proof of address in Türkiye.
Health insurance valid for the permit period.
Proof of financial means (e.g., bank statement).
Tax number and receipt of residence card fees.
Document lists are published on the e-Ikamet site and can vary by province or case.
Practice tip: Many owners appoint a lawyer by Power of Attorney (Vekâletname) to obtain documents, liaise with TKGM, and submit to Göç İdaresi, especially if they travel frequently.
Step 3 – Attend the provincial appointment
Attend the Provincial Directorate of Migration Management in the province where your property is located (e.g., Muğla for Bodrum/Fethiye; Antalya for Antalya/Alanya; Istanbul for city districts). Officers verify originals and may ask brief questions about your purpose of stay, address, and means.
Step 4 – Decision and card delivery
After a successful review, Göç İdaresi issues a decision and produces your residence card. Cards are delivered by post to your registered Turkish address. Timelines vary by province and season; allow several weeks from file acceptance to card arrival (see regional insights below).
4) Duration, renewal, refusal or cancellation
Duration and renewals
Short-term residence permits can be issued up to two years by law, though for property owners one-year cards are common in practice. Renewal is possible as long as ownership and other conditions continue. Apply before the current card expires via e-Ikamet; many offices encourage renewals in the 60-day window before expiry.
Refusal / non-renewal / cancellation
The Law and its Regulation provide that short-term permits may be refused, not renewed, or cancelled if the conditions cease (for example, if the ownership ends), if inaccurate information is used, or if statutory requirements (insurance, address registration) are not met. Prolonged absences from Türkiye can also lead to cancellation in practice; some provincial guidance refers to extended absences (commonly referenced as 120 days) during a permit period, but applicants should confirm the current local threshold with their provincial directorate.
Right to challenge decisions
You may make an administrative objection to Göç İdaresi and, if needed, bring a case before the Administrative Court within the statutory time limits applicable to administrative acts (commonly 60 days). Seek case-specific legal advice before initiating litigation.
5) Property-based vs other short-term routes
Tourist (leisure) residence – assessed for short stays; renewals have become more limited in many provinces. Property-based residence is focused on homeownership and tends to be more sustainable where eligibility continues.
Other Article 31 grounds – (e.g., commercial ties, scientific research). These have distinct evidential requirements.
Long-term residence – a separate status requiring eight years of continuous lawful stay plus other conditions (Articles 42–45). Owning property alone does not grant long-term status.
6) Regional insights: Antalya, Bodrum, Fethiye, Muğla, Mersin, and Istanbul
Processing is national in law but provincial in practice. Workload and document scrutiny vary seasonally and by local policy.
Antalya – High volumes, especially in summer. Expect busy appointment calendars and careful checks on insurance and address registration.
Bodrum (Muğla) – Files are often well-documented due to a mature expat market. Offices may request proofs of actual residence (e.g., recent utility bill) to validate address declarations.
Fethiye (Muğla) – Active for UK/EU buyers. Appointment availability is generally steady outside the summer peak.
Muğla (province-wide) – Zoning checks (housing vs mixed-use) are common where projects are new; ensure your Tapu reflects a residential independent unit.
Mersin – Growing demand from Eastern Europe and the Middle East. Local offices tend to process efficiently but apply strict checks on property suitability and address registration; allow extra time in Erdemli, Mezitli, and Yenişehir during high-season months.
Istanbul – Additional scrutiny on zoning (imar durumu) and project status given the city’s mixed-use developments. Confirm residential zoning before purchase to avoid refusals.
Local practice evolves. Always download the current document list from e-Ikamet and, where needed, obtain a written list from your provincial office at the time you book.
7) Frequent legal mistakes (and how to avoid them)
Applying before ownership is registered
Only a registered Tapu counts as ownership. A notary “promise-to-sell” does not transfer title.
Buying non-residential or restricted property
Verify residential zoning and that the property is outside restricted/military zones before you sign.
Missing address and insurance obligations
Maintain health insurance for the entire permit period and update your address after moving. These are standard compliance checks.
Assuming renewal is automatic
Renewal is discretionary and depends on continued compliance. Submit a complete file before expiry.
Not using official title systems
Use WebTapu and official TKGM channels to verify records; avoid relying on informal documents.
8) From residence to long-term stay or citizenship
Long-term residence – After 8 years of continuous lawful residence and if other conditions are met (stable income, no social assistance dependency), you may apply for long-term status (Articles 42–45).
Citizenship by investment – Separate route: purchase real estate of USD 400,000+ and hold for 3 years with a resale restriction, as attested by the Ministry of Environment, Urbanisation and Climate Change. This is distinct from standard property-based residence (which has no minimum value).
9) FAQs
Can I apply before the title deed is issued?
No. Apply after the Tapu is registered in your name at TKGM.
How long does the process take?
Timelines vary by province and season. After file acceptance, allow several weeks for a decision and postal delivery of the card. Check your application status on e-Ikamet.
Can my spouse and children join me?
Yes, subject to conditions. Your spouse and children under 18 can apply for family residence permits supported by your permit (Articles 34–37).
What happens if I sell the property?
If ownership ends, your eligibility under Article 31(1)(b) typically ends. You may re-apply if you acquire another qualifying property.
Is there a minimum property value for this permit?
No statutory minimum for the property-based residence permit. The USD 400,000 threshold applies to citizenship by investment, which is a different programme.
Do I need a residence permit to buy property?
No. Foreign nationals may purchase real estate without holding a residence permit.
Where do I apply and renew?
Always via e-Ikamet (online pre-application) and then at your provincial migration office.
10) Summary
A property-based short-term residence permit under Law No. 6458 provides a clear pathway for foreign homeowners to live in Türkiye on a renewable basis. The legal foundation is national, yet practice and timelines are provincial, which is why careful preparation, title verification through TKGM, and compliance with Göç İdaresi document standards are essential. If you plan to live in Fethiye, Bodrum, Antalya, Muğla, Mersin, or Istanbul, start with the e-Ikamet pre-application, prepare a complete set of documents, and ensure your property’s zoning and ownership are clear on the Tapu.
For a detailed overview of the purchase and tapu process, see Buying Property in Turkey and Tapu Process in Turkey.
Legal Assistance with Residence Permits in Turkey
Obtaining a residence permit in Turkey after buying property requires clear documentation and compliance with the procedures of Göç İdaresi, supported by verified ownership records from the Land Registry. At Gokalp Legal, we guide clients through these legal steps, ensuring that property ownership and residence applications are correctly aligned with Turkish law.
For professional legal guidance on your property-based residence process in Fethiye, Göcek, Bodrum, Kaş, Antalya, Istanbul, or elsewhere in Turkey, contact Gokalp Legal.
This article provides general information and does not constitute legal advice.
