Tersane Istanbul
from $1,125,000
Buying an apartment in Turkey no longer triggers automatic residency. As of 2026, the property-based residence permit threshold is 200,000 USD at the exchange rate on the purchase date, and the property itself must sit in a mahalle (neighborhood) that is open to foreign buyers1.
A second change hits the budget directly: the government fee is now calculated monthly rather than annually. Every month after the first costs 2,232.30 TL, and the residence card itself is billed separately at 964.00 TL3.
Overall, a property buyer in Turkey has five realistic paths to legal residence: the short-term property-based ikamet, the tourist ikamet, the family ikamet, the student ikamet, and the long-term Uzun Dönem İkamet İzni status after eight years of continuous residence2.
Quick Answer
- Property-based residence permit (Kısa dönem, type B) is issued for 1 year with renewal, based on Article 31 of Law No. 6458 ('Yabancılar ve Uluslararası Koruma Kanunu')1.
- Property threshold: 200,000 USD at the exchange rate on the transaction date, or the lira equivalent; the property must be registered in the applicant's own name1.
- Tourist ikamet (type E), in effect since 2024, is issued for 6 months, requires no property purchase, and does not lead to citizenship5.
- Long-term (indefinite) residence, Uzun Dönem İkamet İzni, becomes available after 8 years of continuous legal residence, no social assistance received in the last 3 years, stable income, and health insurance2.
- 2026 fees: up to 1 month, 348.10 TL per day; first month, 653.70 TL to 3,359.90 TL; every following month, 2,232.30 TL; the card itself, 964.00 TL3.
- Applications are filed through the e-İkamet system (e-ikamet.goc.gov.tr), followed by an in-person visit to the regional migration office4.
Scenarios and Options
Scenario 1: Buying for the status. You purchase a property worth at least 200,000 USD in Antalya or Istanbul, register the TAPU title in your own name, and apply for a type B ikamet. The first card is valid for 1 year with renewal5. Upside: the status is tied to an asset you can rent out. Downside: the threshold rules out most units in Antalya's suburban districts, and pushing the budget up often means buying where rental yields are already thinner.
Scenario 2: A cheaper property with no residency plan. Part of the market still targets the 50,000-75,000 USD range in districts open to foreign buyers5, but under the current Article 31 rule that sum no longer qualifies for a residence permit1. Buyers in this bracket typically purchase for lifestyle or holiday use and pursue residency, if at all, through a different route. As of 2026 the published threshold is 200,000 USD; confirm the current figure with a Turkish lawyer immediately before signing.
Scenario 3: Tourist ikamet as a bridge. Six months of legal status with no property purchase required5. This suits buyers still scouting the market who do not want capital tied up yet. It requires proof of genuine tourist intent, and renewal is not guaranteed.
Scenario 4: Playing the long game. Eight years of continuous residence unlocks Uzun Dönem İkamet İzni, an indefinite status that is not citizenship2. The key risk: long absences from the country reset the clock.
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Comparison Table
| Status Type | Validity | Key Requirement | Where to Apply |
|---|---|---|---|
| Property-based ikamet (type B) | 1 year, renewable | Property worth 200,000 USD+ in an open mahalle | e-İkamet + in-person visit |
| Tourist ikamet (type E) | 6 months | Proof of purpose and funds | e-İkamet |
| Family ikamet (Aile) | up to 2 years, depending on basis | Marriage or family tie to a resident/citizen | e-İkamet |
| Student ikamet | duration of studies | Enrollment at a Turkish university | e-İkamet |
| Uzun Dönem İkamet İzni | indefinite | 8 years continuous residence, income, insurance | Migration office |
Main Risks and Mistakes
Closed neighborhoods. In a number of mahalle across Istanbul and Antalya, foreign registration has been suspended, and property bought there will not qualify for residency1. In practice, open districts confirmed for property-based residency include Mahmutlar, Kestel, Avsallar, and Kargıcak, but status varies by area and must be checked case by case4. Verify a district's status before putting down a deposit, not after signing the TAPU.
Budgeting with outdated logic. The fee is no longer 'fixed per year': the 2026 monthly scheme, at 2,232.30 TL for every month after the first, makes a long-duration application significantly more expensive3. Calculate the full cost of the status for your entire planned period in advance.
Relying on a rental agreement as grounds. Short-term ikamet based on a lease was historically the most common route for foreign applicants, but approval rates for it have dropped noticeably4. Do not build a relocation plan on a rental contract alone.
Breaks in residence. Continuity matters for the indefinite status: periodic long absences reset the accumulated period2. Track days spent outside Turkey from year one.
Registering the property in someone else's name. The property must be registered specifically to the applicant seeking residency1. Buying through a company or a relative disqualifies the application.
Hoping for exemptions. The list of fee exemptions in 2026 is narrow3. Assume you will pay the full amount.
FAQ
Does buying an apartment in Turkey grant citizenship?
No. A property-based ikamet is a residence permit, not citizenship. The long-term Uzun Dönem İkamet İzni status is also not Turkish citizenship2. Note that citizenship by investment is a separate track entirely, requiring a property purchase of at least 400,000 USD with a 3-year resale restriction.
How much does property need to cost for residency in 2026?
At least 200,000 USD at the exchange rate on the purchase date, or the equivalent in Turkish lira1.
How long is the first property-based residence permit valid?
1 year, with the option to renew5. Other short-term ikamet categories run from 1 year up to 2-5 years depending on the basis for the application4.
How much does the residence card itself cost?
The card costs 964.00 TL and is billed separately from the government fee3.
Can I get residency without buying property?
Yes. The type E tourist ikamet is issued for 6 months with no property purchase and no formal employment required5. Family and student ikamet are also available without a property purchase4.
After how many years is indefinite residency granted?
After 8 years of continuous legal residence, provided the applicant has received no social assistance in the last 3 years and has stable income plus health insurance2.
Where do I file the application?
Online, through e-ikamet.goc.gov.tr, followed by a required in-person visit to the regional migration office14.
What counts as a 'closed district'?
A mahalle where foreign registration has been suspended. Property bought there does not qualify for residency1. The list differs by city, with Istanbul and Antalya carrying the most restrictions.
Source: ER&GUN&ER
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This material was prepared with the help of artificial intelligence and checked by a person. Editorial responsibility: Housebook Investment LLC.
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