Updated August 11, 2026

TR-RP

Residency through property

Residency in Turkeythrough a home

A residence permit on buying a property from $200,000: a status for two years with renewal, the property stays your asset and living in Turkey is not required.

Get a preliminary assessment Find a property

The conditions are checked against law No. 6458 and the migration authority’s rules
Working since 2004
We check the title and the valuation before the deposit

from $200,000The valuation of the property

2 yearsThe term of the permit

2-3 monthsTo the card

01 / About the program

How Turkish residency through property works

Turkey issues residence permits to property owners under law No. 6458. The threshold is a valuation of the property of at least $200,000; the permit is issued for two years and renewed while the property is owned. Citizenship is a different procedure with a different threshold, $400,000: the two must not be confused.

Two thresholds, two different statuses

From $200,000 a residence permit is issued for two years with renewal. From $400,000 a separate citizenship programme opens, with its own rules and timelines.

The threshold is measured from the valuation

Compliance is confirmed by a licensed valuer’s report, not by the price in the contract. Understating the value in the contract makes the property unsuitable for the status.

Residence is not required

The status does not oblige you to live in the country. At the same time the permit in itself does not make you a tax resident: residency is determined by actual presence.

The status rests on the property

This is buying an asset, not a contribution: the property stays yours and can be let. But a sale means the permit is reconsidered for the applicant and the whole family.

02 / What you get

What a Turkish residence permit gives you

A lawful status for two years

The permit is issued for two years and renewed while the property is kept. You can enter and leave freely throughout.

A status for the whole family

A spouse and minor children receive a permit on the same property. Adult children and parents are arranged on other grounds.

The property stays yours

The property is in your ownership; it can be let and sold. A sale affects the status, so the exit is planned in advance.

Banks and services

With a residence permit you obtain a Turkish tax number, a bank account, medical insurance and utility contracts.

The road to citizenship is separate

Through the residence permit the path to a passport runs only after five years of continuous residence. The fast route is the separate programme from $400,000 — a different procedure.

Taxes follow actual residence

The status itself does not make you a tax resident. Income from letting a Turkish property is taxed in Turkey regardless of residency.

A preliminary assessment

Calculate the budget for your family

Set out who is applying with you. With the calculation you get the full Turkish budget: the property, the taxes on the transaction, the fees and the insurance, the timeline by stage and a plan of action.

Who is applying for the residence permit?

Get the calculation

about a minuteno calls and no obligationsconfidential

The full budget with the taxes and fees
The timeline for each stage of the process
A plan of action: where to start

Turkish residence permit cards and a set of documents

03 / Why people apply

Why people arrange Turkish residency

Turkey is taken as a close, quick and clear status: a two- to three-hour flight, a couple of months to arrange, the property in your ownership and no requirement to live in the country.

A quick process

2-3 months from the transaction to the card. For a family that needs a lawful status in the coming months it is a working option.

An asset instead of a contribution

The money stays in the property rather than being burned. The property can be let — the yield depends on the market and the location.

Close and with no visas

Direct flights, familiar infrastructure and no visa difficulties for entry — the country stays accessible all year round.

Schools for the children

Children receive the status together with their parents and study in Turkish and international schools.

A base for business

The status makes opening a company and accounts, employing staff and working with Turkish suppliers simpler.

A step towards a passport if needed

If plans change, the property can be built up to the threshold of the citizenship programme. We work out both scenarios from the start.

04 / Travel

What the residence permit gives you for travel

A Turkish residence permit is not a passport and not a European status: it gives no visa-free entry to the Schengen area.

Mode 01

Turkey without limits

Entry, exit and residence in the country for the whole term of the permit. There is no compulsory minimum of days.

Mode 02

Absence from the country

A long absence may become a ground for refusing renewal — continuity of the status matters on the move to citizenship.

Mode 03

Schengen on a visa

The status gives no visa-free entry to the European Union. The Schengen visa is obtained separately on general terms.

Mode 04

The rest of the world on your own passport

You travel to third countries on your current passport of citizenship: that is what sets the visa regime, not the residence card.

Sources: law No. 6458 on foreigners and international protection and the rules of the Directorate General of Migration Management. Entry rules are set by the receiving states and may change.

05 / The composition of the application

Who gets the status on the property

The permit on the property is issued to the owner and their immediate family. Open a row to see the conditions.

Over 18
The property is registered to them and the valuation is at least the threshold
No ban on entering Turkey
With valid medical insurance

In a registered marriage, with the certificate legalised
Receives the permit for the same term as the owner

The children of the owner or the spouse
Where custody is shared, the other parent’s consent is required

They do not receive the status on the property
They are arranged on other grounds — a short-term or family permit
We go through it separately: each ground has its own requirements

06 / Cost

What Turkish residency costs

The threshold is measured from a licensed valuer’s valuation of the property. The number of people in the application does not change the amount — the composition affects the fees and the insurance.

Property for a residence permit · a status for two years

$200,000

≈ $200,000

Holding period The whole time the status is in force

A licensed valuer’s valuation of at least $200,000
A clean title: no encumbrances, seizures or disputes
The property is registered to the applicant; the spouse and minor children also receive the status
Selling the property means the permit is reconsidered
The district must not be closed to registration of foreigners — we check that before the deposit

Property for the citizenship programme · a different procedure

$400,000

≈ $400,000

Holding period 3 years

A valuation of at least $400,000 and an undertaking not to sell for three years
This is not a residence permit but a separate citizenship programme with its own rules
Passports go to the applicant, the spouse and children under 18
The detailed conditions are set out on the Turkish citizenship programme page

Option

The owner of the property

Spouse

Children under 18

Adult children and parents

The thresholds are given in US dollars under the requirements for property valuation. On top of the price of the property come the transfer tax, the valuer’s and the notary’s services, the permit fees and medical insurance for everyone in the application. This is a preliminary calculation, not a decision of a state authority.

07 / Comparison

Turkey against other residency programmes

Turkey is cheaper and faster than the European programmes, but it gives no European visa-free travel. Here are the main parameters side by side.

	Turkey	Greece	The UAE	Cyprus	Portugal
Investment threshold from	$200,000	€250,000	≈ $545,000	€300,000	€200,000
Schengen visa-free	No	Yes	No	Yes	Yes
The term of the status	2 years	5 years	10 years	open-ended	2 years
Processing time	2-3 months	4-6 months	1-2 months	2-3 months	6-18 months
The path to citizenship	5 years of residence	7 years of residence	Practically none	7 years of residence	10 years

The amounts are the minimum thresholds, excluding taxes and fees. For Turkey the residence permit threshold is given: the citizenship programme starts from $400,000. The data are given as at the date this page was updated.

Full program comparison →

08 / Property

Properties that qualify

From the BRIDGES catalogue — properties whose price and type fit the program requirements. Documents, the developer and threshold compliance are verified before a viewing.

AlanyaApartment 70 m² in Alanya70 m²1 bdfrom €140,000

Istanbul, BasaksehirApartment 116 m² in Istanbul116 m²2 bdfrom €276,000

Istanbul, BakirkoyApartment 85 m² in Istanbul85 m²1 bdfrom €607,000

View all properties in Turkey

Availability and price are confirmed on the date of enquiry. A lawyer confirms that the property meets the program conditions before any deposit.

09 / Full cycle

One team for the property and the status

Normally the client assembles this chain alone: an agent shows the property, a lawyer checks the papers, an immigration consultant files the application — and after the purchase the owner is left with the apartment on their own. With us all six steps run in one pair of hands under one contract.

01
Selecting a qualifying property
We calculate the program threshold and shortlist properties that meet it. We also show the ones that do not qualify — and explain why.
02
Due diligence and the deal
Developer, permits, title, encumbrances. Contract, secure settlement and registration in your name — you know every risk before any deposit.
03
The status application
We compile the file, evidence income and source of funds, run the application with the authority and answer their queries until a decision.
04
Running the property
Handover and keys, utilities, insurance, maintenance and control of recurring payments — while you live in another country.
05
Letting, if the property sits empty
Preparation, finding a tenant, the lease and payment control. The asset works instead of waiting for your visit.
06
Renewals and exit from the asset
We handle renewals and the owner’s duties, and when you decide to sell — we prepare the property and run the transaction. The status is retained under the program rules.

One client. One property. One accountable team.

The scope of services, limits of responsibility and fees are set by a separate contract and depend on the country and the property.

10 / How it works

How the Turkish residency process works

STEP 1

The preliminary check

We go through the situation: citizenship, the family composition, the source of funds and the goal — a residence permit or a passport. The goal sets the threshold and the whole route that follows.

STEP 2

Finding and checking the property

The history of the title, encumbrances, seizures and whether foreigners may register their residence in that district. All the checks happen before the deposit is paid.

STEP 3

The valuation

A licensed valuer’s report confirms that the property meets the threshold. The price in the contract in itself makes no difference.

STEP 4

The transaction

Transfer of the title at the land registry and payment of the transfer tax and the fees. The transaction can be done by power of attorney.

STEP 5

Filing for the permit

The documents are filed with the migration authority, the fees are paid for each participant and medical insurance is arranged.

STEP 6

Biometrics and the decision

Giving biometrics and consideration of the application. The overall time from the transaction to the card is 2-3 months.

STEP 7

The card and the renewals

The permit is issued for two years and renewed while the property is owned. Where citizenship is planned we count the continuity of the status.

A step-by-step plan of the process

The same seven steps as a document: what is prepared at each stage, which documents are needed, how long each step takes and where your presence is required.

Download the step-by-step plan

Residence permits for property owners are issued under law No. 6458.

TurkeyThe MediterraneanA status for 2 years

Find a property

11 / Our role

Why people arrange Turkish residency with us

In Turkey the outcome is decided not by negotiation but by the valuation and the title. Most problems arise with the property, not at the migration authority.

We check the title before the deposit

The history of ownership, encumbrances, seizures, the status of the land and whether foreigners may register in the district. A property with a problem is cut off at once.

We control the valuation

A licensed valuer’s report has to confirm the threshold. We see in advance whether the property will pass and do not let a deposit be paid blind.

We work out both scenarios

The residence permit and the citizenship programme have different thresholds and rules. If plans may change, we choose the property so that the way up stays open.

We run the renewals

After two years the status is renewed and the property and the insurance are checked again. We keep those deadlines and documents.

12 / Team

Who runs the Turkish residency process

The application is run by a permanent team: the transaction lawyer, a documents specialist and a family coordinator.

Sergey EvdokimovManaging PartnerThe strategy and the choice of scenario: residency or citizenship

Daniel KovachSenior International Law AttorneyRunning the transaction legally and the documents

Tomas LinderCompliance and AML OfficerThe taxes on the transaction and on letting

Sofia MendesInvestment Migration ExpertCoordinating the family and contact at every stage

15 / Materials

Useful materials on Turkey

Materials on residency through property: the requirements for the property, the valuation and the composition of the application.

The main materialPresentation

A Turkish residence permit through property

The presentation gathers the essentials: the thresholds, the requirements for the property and the valuation, the family composition, the documents and how the work is done.

Inside:

how the $200,000 and $400,000 thresholds differ
which properties meet the valuation
what it costs all in, with the taxes and fees
which relatives receive the status
which documents will be needed
how the transaction is done by power of attorney
how work with BRIDGES is organised

PDF · free · current as of August 2026

The title, encumbrances, the status of the land, the registration district and the valuation — what to check before the deposit.

The list of documents for the applicant and each family member, marking what has to be legalised and translated into Turkish.

We calculate the full budget: the property, the transfer tax, the valuation, the permit fees and the insurance.

All the materials are updated regularly by our team and are used when supporting BRIDGES clients.

16 / News

What has changed in the Turkish rules

2022-06-13

The threshold for the citizenship programme was raised to $400,000. The residence permit threshold on buying property stayed at $200,000 by valuation.

2023-01-01

The list of districts closed to registration of foreigners’ residence was extended. Whether the district qualifies is checked before the transaction.

Worth having

Download the Turkish residency checklist

The short document we give clients before the start: the requirements for the property and the valuation, the cost structure, the stages and the timelines — in one list, with nothing padded.

Inside the document

The requirements for the property, the title and the valuation
The full cost structure with the taxes
The current conditions for 2026

We will send it after a short form - no call or obligation.

17 / Questions

Answers to common questions

The valuation of the property must be at least $200,000. What matters is the licensed valuer’s report, not the price in the contract: if the valuation is below the threshold, the property does not qualify for the status.

They are different procedures. A residence permit is given from $200,000 for two years with renewal. The citizenship programme starts from $400,000, requires an undertaking not to sell the property for three years and gives a passport to the applicant, the spouse and children under 18.

There is no compulsory minimum of days for the residence permit. But on a long absence renewal may not be approved, and for future citizenship after five years of residence the continuity of actual presence matters.

The owner, their spouse and minor children. Adult children and parents do not receive the status on the property — other grounds are found for them, and that is a separate conversation.

Yes, there are no restrictions. Income from letting Turkish property is taxed in Turkey regardless of your tax residency — the return is filed annually.

The permit is reconsidered: the status rests on ownership. We plan a sale in advance — usually together with buying another suitable property, so there is no gap.

Yes. Some districts are closed to registration of foreigners’ residence, and a property there will not qualify for the status even if it meets the price. That is the first thing we check when choosing.

2-3 months from the transaction to receiving the card with a complete set of documents. Before that comes finding and checking the property — the timing depends on how quickly a suitable one is found.

A residence permit in itself does not make you a tax resident. Residency arises on living in the country for more than 183 days a year. At the same time the tax on income from Turkish property is paid in any event.

Not automatically. As a general rule naturalisation is possible after five years of continuous residence with knowledge of the language. The fast route is the separate citizenship by investment programme from $400,000.

INITIAL ASSESSMENT

Tell us what outcome your family needs

We will design a solution for your case, choose the country and the right status, and take the whole process through to the result.

Get a preliminary assessment Book a consultation

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Anna Kovalevskaya, lead lawyer at BRIDGES GLOBAL

Anna KovalevskayaLead lawyer, citizenship and residency, 12 years of practice