Residence Permit in Turkey 2026: Property, Investor and Other Types

A person who owns property in Turkey may apply for a short-term residence permit under Article 31/1-b of Law 6458; the Ministry of Interior sets the type and value of the property (Article 31/6).

• Property type: it must be a residence used for living in; it may not be used for rent or any income-generating purpose.
• Property value: the residence must be worth at least USD 200,000, or its equivalent in Turkish lira on the date of purchase (official document list of the Presidency of Migration Management).
• Family: every family member whose name is on the title deed, even with a share, may apply for the property-based permit. A family member not on the title deed does not receive the property-based permit, but may still apply for a residence permit, and the family’s property is accepted as proof of the financial means of the family they live with (Implementing Regulation of Law 6458, Article 28/3).
• Who counts as family? Under the official definition: the spouse, children under 18, and adult dependent children only. Adult non-dependent children, parents and siblings are not included (Implementing Regulation of Law 6458, Article 3).
• Duration: a short-term permit is granted as a rule for up to two years at a time; the duration is at the discretion of the Migration Management.

Documents specific to the property-based permit, according to the official Migration Management list, in addition to the common documents in section 10:

• A copy of the title deed (tapu), the official document proving that the applicant owns the residence.
• For the first application: the address numbering document (numarataj) from the municipality where the property is located.
• If family members have a share in the ownership: a document proving the relationship with the people named on the title deed.
• For a residence acquired by inheritance or gift only: a recent property valuation report.
• For extensions: a title deed continuity document (tapu devamlılık belgesi).

Plus the common documents for all residence applications (details in section 10): the application form, passport, two recent biometric photos with a white background, receipts for the residence fee and card fee, health insurance, the residence document (İkametgah) with a utility bill, and a declaration of financial means.

⚠️ The documents required differ from one person to another depending on their country, civil status and circumstances. Please contact us to learn which documents apply in your case.

💡 Before buying, make sure the neighbourhood is not closed to new residence registrations and that the value written on the title deed meets the condition. This is one of the most important checks we make with our Success Partners before a purchase.

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

Article 31/1-j of Law 6458 provides a short-term residence permit for those who will not work in Turkey but will invest at the scale and amount set by the President, together with their foreign spouse and their minor or dependent children and their spouse’s.

• Duration: up to 5 years at a time (Article 31/5), instead of two years for the property-based permit.
• The scope and amount of the investment are set by a Presidential Decision, so the cases accepted depend on the decision in force at the time of application.

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

For those who wish: under Article 20 of the Regulation on the Implementation of the Turkish Citizenship Law, a foreigner who meets one of the following conditions may acquire Turkish citizenship by decision of the President, as one of the exceptional acquisition cases in Article 12/1-b of Turkish Citizenship Law No. 5901:

Latest amendment to Article 20: Presidential Decision No. 7938, Official Gazette 12/12/2023.

Steps to citizenship through property, according to the General Directorate of Land Registry and the guide of the Presidency’s Investment Office:

1. Choosing an eligible property: one or more properties with a total value of at least USD 400,000, with kat mülkiyeti or kat irtifakı, or land with a building that has an occupancy permit. Citizenship-eligible properties (Reference: Land Registry guide).
2. Valuation report and TTB certificate: a valuation report from any SPK-licensed company is requested through WebTapu/TADEBİS; the certificate is sent electronically only, and the gap between its date and the transaction date must not exceed 12 months (Reference: Circular 2024/4).
3. Payment in foreign currency: the buyer sells the price in foreign currency to a bank in Turkey, which sells it to the Central Bank; the bank sends the Foreign Currency Purchase Certificate (DAB) to the Land Registry through KEP, and a bank-certified receipt shows the price was transferred from the buyer to the seller (Reference: Land Registry guide).
4. Title deed transfer: the amount in each of the three documents must be at least USD 400,000 — the title deed sale record, the bank transfer receipts and the TTB valuation certificate — and they need not be equal. A 3-year no-sale annotation is placed on the property (Reference: Land Registry guide).
5. Conformity certificate (current official name: Taşınmaz Yatırım Tespit Belgesi; called Uygunluk Belgesi until the Land Registry guide was revised on 22/11/2023 (reference)): confirms the property meets the citizenship conditions, is worth at least USD 400,000, and that the owner has undertaken not to sell it for 3 years. Issued by the General or Regional Directorate of Land Registry (Reference: Land Registry guide).
6. Investor residence permit: application under Article 31/1-j of Law 6458 (reference).
7. Citizenship application: submitted to the provincial Directorate of Population and Citizenship; the decision is made by the President (reference) (Reference: Article 20).

Full details: Turkish citizenship by investment guide 2026.

• New in September 2026 on valuation for citizenship: under the update of Circular 2024/2 dated 28 September 2026, any SPK-licensed appraisal company with active TDUB membership and included in TADEBİS may now prepare citizenship valuation reports — no longer limited to one company. The report and TTB certificate can now be used for 12 months.

Sources: Citizenship Law Implementing Regulation – Article 20 · Land Registry Circular 2024/4 · Official Land Registry guide · Investment Office of the Presidency

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

One of the grounds for a short-term permit is staying for tourism (Article 31/1-e).

Specific documents according to the official Migration Management list, in addition to the common documents in section 10:

• Information or a document about the travel plan and place of stay.
• A document proving sufficient and regular income; one of these is enough: a pension card and pension allocation document, a bank book showing the last 3 months’ activity, a stamped and signed company letter, a document showing bank deposit income for the last 3 months, or the title deed and lease agreement if the income is from rent.
• Sufficient income: for an individual application, at least one and a half times the net minimum wage in force on the application date. For an application with family members, income of at least the minimum wage per person (for example, a family of 4 including the applicant needs income equal to 4 times the minimum wage).
• Regular income: proof that this income was received for at least the last 3 months.
• Duration: up to two years at most, at the discretion of the Migration Management.

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

A short-term permit is granted to people who will receive medical treatment in Turkey, provided they do not have a disease considered a threat to public health (Article 31/1-f).

Specific documents according to the official Migration Management list, in addition to the common documents in section 10:

• A report from one doctor stating that the person will receive treatment (verifiable through e-Rapor), or a report stating the illness and the duration of treatment, approved by the doctor and the chief physician or responsible manager, issued by the public or private hospital where the treatment will take place.
• Or: a document approved by the provincial Social Security Directorate, for those coming for treatment under bilateral social security agreements.

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

• Granted to those studying at a Turkish university: associate degree, bachelor’s, master’s or doctorate (Article 38).
• School students (primary, middle and high school): granted year by year with the consent of the parents or guardian, and they must enter Turkey with a visa suitable for study.
• A student permit is not granted to those who only study Turkish; they apply for a short-term permit. Nor is it granted to open-education, visiting or special students.
• A student permit gives parents and relatives no right of residence.
• Specific documents: a valid student certificate from the university or school. A university student may use general health insurance within 3 months of admission instead of private insurance, provided they notify the directorate.
• University students may work with a work permit, under the conditions in Article 41.

The list of documents for this permit is in a separate official file on the required documents page of the Presidency of Migration Management (choose English “En” at the top of the page).

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

Granted to the foreign spouse, and to the minor or dependent children of the sponsor or the sponsor’s spouse, when the sponsor is a Turkish citizen or a foreigner with a residence permit. It is granted for up to 3 years at a time and may not exceed the sponsor’s permit (Article 34).

Sponsor’s conditions (Article 35):

• A total monthly income of at least the minimum wage, and at least one third of the minimum wage per family member.
• Housing suitable for the number of family members, and health insurance covering all of them.
• No conviction for crimes against family order in the last 5 years, proven by a criminal record certificate.
• Having lived in Turkey with a residence permit for at least one year. This does not apply to those married to Turkish citizens, or to holders of a work permit or a scientific research permit.
• Being registered in the address registration system.

For children under 18 (Article 34):

• If one parent is outside Turkey and has joint custody, their consent is required.
• A family permit lets the child study in primary, middle and high school until 18 without a student permit.
• A person who has held a family permit for at least 3 years and turns 18 may switch to a short-term permit.

The list of documents for this permit is in a separate official file on the required documents page of the Presidency of Migration Management (choose English “En” at the top of the page).

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

An indefinite residence permit granted with the Ministry’s approval (Articles 42 and 43), on these conditions:

• At least 8 years of continuous legal residence in Turkey.
• No social assistance received in the last 3 years.
• Sufficient and regular income for the applicant and their family.
• Valid health insurance.
• Not being a threat to public order or public security.

A holder of a humanitarian residence permit cannot switch to a long-term permit.

The list of documents for this permit is in a separate official file on the required documents page of the Presidency of Migration Management (choose English “En” at the top of the page).

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

The humanitarian residence permit (Article 46) is exceptional; governorships grant it with the approval of the Presidency of Migration Management, without the conditions of the other permits, for periods set by the Ministry. Cases include the best interest of a child, a foreigner who cannot leave Turkey despite a removal decision, or emergencies or reasons of national interest.

Other grounds for a short-term permit (Article 31): scientific research, establishing business connections or a business, Turkish language courses (twice at most), training programmes, and graduates of Turkish universities within 6 months of graduation (once, for up to one year).

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

Application: online on the Presidency of Migration Management website e-ikamet.goc.gov.tr, then attending an appointment at the migration directorate with the documents. You must apply while in Turkey after a legal entry and before your permitted stay ends. The appointment is free; the application is made by the person, their legal representative, or their lawyer with a power of attorney.

Common documents for short-term permit applications, according to the official Migration Management list, plus those specific to each type:

1. The residence permit application form, signed by the foreigner, their legal representative or their lawyer with a power of attorney.
2. A copy of the passport pages (details, photo and visa if any), with the original on the appointment day.
3. Two recent biometric photos (last 6 months, white background, ICAO standards). The Migration Management FAQ notes that 4 copies are requested on the appointment day.
4. Receipts for the residence fee and the card fee.
5. Receipt for the single-entry visa fee: for those who entered visa-free and apply for the first time within the legal period, and for those who overstayed. Citizens of exempt countries do not pay it.
6. Valid health insurance covering the requested period.
7. A declaration of sufficient and regular financial means for the whole period.
8. A recent residence document (İkametgah) from the e-Government portal, with an electricity, water, gas or landline bill, or a subscription agreement for new subscribers. Those applying for an extension or transfer must have a registered address.
9. A document showing where you live: the title deed and numbering document if in your own home, a notarised lease, proof of hotel stay with the payment receipt, a student housing document, or a notarised undertaking from your host.
10. A national electronic notification address (UETS) from the central PTT post offices, for extensions and transfers; not required for those under 18.

The full official list for each permit type: required documents page of the Migration Management website (choose English “En” at the top of the page).

⚠️ The documents required differ from one person to another depending on their country, civil status and circumstances. Please contact us to learn which documents apply in your case.

⚠️ Some neighbourhoods in Istanbul do not accept new residence registrations except in specific cases, and the list changes. Check the address before you buy or rent.

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.

These answers are faithfully taken from the official FAQ page of the Turkish Presidency of Migration Management.

Can I get a residence permit with my family through property?
The property must be a residence used for living in. If family members have a share or joint ownership in the residence, they may also apply under this ground.

Do I need a family permit for my child?
If the conditions are met, the sponsor may apply for a family permit for their child or the foreign spouse’s child, or for their dependent child or the spouse’s dependent child even after 18. If the family permit conditions are not met, another permit suited to the purpose can be requested. The provincial migration directorate decides.

Foreign spouses: can both receive a family permit together?
No, because one must be the sponsor of the other, provided they have lived in Turkey with a residence permit for at least one year or have a work permit.

How much must be in my bank account?
For short-term and student permits the foreigner’s declaration is enough unless the administration asks for information or documents. For a family permit, the sponsor needs total income of at least the minimum wage and at least one third of the minimum wage per person. For a long-term permit, sufficient and regular income is required.

How long is a short-term permit?
As a rule up to two years, at the administration’s discretion. For those investing at the scale set by the President and their families, and for citizens of the Turkish Republic of Northern Cyprus, it can be up to 5 years.

My health insurance is for one year — can I request two years?
You can request two years if the insurance is for one year renewable for another (1+1), or with general health insurance (GSS) for two years.

What about insurance for those under 18 or over 65?
For short-term and student permits, select “under 18 and over 65” in the e-İkamet system. For a family permit, the sponsor must have health insurance covering all family members.

How long must my passport be valid?
At least 60 days longer than the requested permit. Applications with an expired passport are not accepted.

My visa or exemption has ended — within how many days must I apply?
Online applications made within 10 days of the end of the visa or exemption period are accepted for review.

How long does the review take?
At most 90 days from the date all information and documents are submitted. If a document is missing, the administration may give up to 30 days; otherwise the application is cancelled.

Can I travel abroad while my application is under review?
The approved application document with the fee receipts allows multiple exits and entries, provided you return within 15 days each time.

When should I apply to renew?
From 60 days before the permit expires, and in any case before it expires.

I changed my address — what should I do?
Within the same province: notify the migration directorate of the new address within 20 working days. To another province: apply for a new permit in the new province within 20 working days.

My application was refused — what can I do?
The refusal decision is notified with how to appeal. You cannot apply on the same ground within 6 months of the refusal, but you may apply on another ground while your legal stay continues.

Can someone else apply for me?
As a rule the foreigner applies in person, but a legal representative or a lawyer with a power of attorney may also apply. Applying and booking an appointment are free on the official website.

Source: Residence FAQ — Presidency of Migration Management (in Turkish)

⚠️ The figures and conditions in this section are taken from the official authorities and may change at any time. Please confirm them with the official authority or contact us before taking any step.