Is the $200,000 property residence permit the same as Turkish citizenship by investment?

No. The $200,000 threshold qualifies a foreign buyer for a short-term residence permit only. Turkish citizenship by investment requires a separate $400,000 property purchase (or another qualifying investment route) and a different application process entirely. Confirm which program you actually need before budgeting.

What happens to my residence permit if I sell the property?

Selling the qualifying property before your renewal date generally ends your eligibility under the property-based route, since the permit is tied to continued ownership. If you plan to sell, discuss timing with an immigration consultant so you don't fall out of status.

Can my spouse and children be included in the same application?

Yes. A spouse and children under 18 can generally be included through linked applications tied to the same qualifying property, though each family member submits their own supporting documents.

How long does the residence permit application take to process?

Once the property purchase, appraisal report, and DAB are complete, the residence permit application itself is typically processed within several weeks, though timing varies by province and case load. Confirm current processing times with the Provincial Directorate of Migration Management.

Investment Residence Permit Turkey: Property Investment 2026

Published: 2025-10-27 · Updated: 2026-09-03 · 7 min read

Turkey's property-based short-term residence permit lets a foreign buyer live in the country legally on the strength of a qualifying real estate purchase, without going through the work-permit or student routes. It is frequently confused with Turkish citizenship by investment, which uses a completely different, far higher threshold — this guide is about the residence permit only, and the two should never be conflated when you're budgeting.

The $200,000 Threshold and What Actually Qualifies

Since 16 October 2023, the minimum property value required to qualify for a residence permit through real estate purchase is $200,000 (or the TRY equivalent), confirmed by a valuation report from an appraiser licensed by Turkey's Capital Markets Board (SPK). To qualify, the property generally must:

Be residential in status (not raw land or a commercial-only unit),
Be 100% owned by the applicant (no shared purchase with an unrelated third party),
Be paid for via bank transfer, which triggers a foreign-exchange purchase certificate (Döviz Alım Belgesi, DAB) confirming the funds entered Turkey through the banking system.

This is a different, much lower threshold than the $400,000 property investment required for Turkish citizenship by investment — a separate program with its own rules that isn't covered here. Confusing the two is one of the most common (and costly) mistakes foreign buyers make.

Step-by-Step: From Purchase to Permit Card

Identify and reserve a property that clears the $200,000 threshold — our team can help with property selection and price negotiation.
Commission the SPK-licensed appraisal report.
Transfer the purchase funds by bank wire and obtain the DAB.
Complete the title deed (tapu) transfer at the Land Registry.
Apply for the short-term residence permit through the e-ikamet system / Provincial Directorate of Migration Management.
Attend the biometric appointment and arrange valid health insurance.
Receive the residence permit card, typically valid for one to two years.

Documents and Family Inclusion

Beyond the tapu, DAB, and appraisal report, expect to submit a valid passport, biometric photos, proof of address, and health insurance. A spouse and children under 18 can be included on linked applications under the same property-based route, each needing their own supporting documents.

Renewal and What Happens If You Sell

Renewal depends on continuing to own the qualifying property — selling it before your renewal date generally ends your eligibility under this specific route, so timing a sale needs planning. Long-term (indefinite) residence eligibility depends on years of uninterrupted legal residence and other conditions; if that's your goal, it's worth reviewing our long-term residence permit guidance well before your renewal comes up.

Property values, appraisal requirements, and processing times can change with regulation updates, so confirm current figures with a licensed immigration consultant or the Presidency of Migration Management before committing funds. If you're ready to move forward, contact our team for a document checklist tailored to your situation.

This article reflects rules understood to be in force as of September 2026; always verify current thresholds and procedures before making a purchase decision, as investment migration rules are updated periodically.

Frequently Asked Questions

Is the $200,000 property residence permit the same as Turkish citizenship by investment?: No. The $200,000 threshold qualifies a foreign buyer for a short-term residence permit only. Turkish citizenship by investment requires a separate $400,000 property purchase (or another qualifying investment route) and a different application process entirely. Confirm which program you actually need before budgeting.
What happens to my residence permit if I sell the property?: Selling the qualifying property before your renewal date generally ends your eligibility under the property-based route, since the permit is tied to continued ownership. If you plan to sell, discuss timing with an immigration consultant so you don't fall out of status.
Can my spouse and children be included in the same application?: Yes. A spouse and children under 18 can generally be included through linked applications tied to the same qualifying property, though each family member submits their own supporting documents.
How long does the residence permit application take to process?: Once the property purchase, appraisal report, and DAB are complete, the residence permit application itself is typically processed within several weeks, though timing varies by province and case load. Confirm current processing times with the Provincial Directorate of Migration Management.

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