Turkey Residence by Investment

The minimum is $200,000 in residential real estate, a nationwide threshold in force since October 16, 2023, when it replaced the old two-tier system of $75,000 in major cities and $50,000 elsewhere. The value must be recorded on the title deed (Tapu) and confirmed by a licensed appraisal. Properties below $200,000 no longer qualify for a residence permit, regardless of location or purchase date after the cutoff.

No. Unlike Turkey's $400,000 citizenship-by-investment route, the residence permit threshold must be met with a single residential property valued at $200,000 or more. The property must be registered in the applicant's sole name — shared ownership between unrelated buyers invalidates eligibility, and only one foreign owner can obtain a permit per qualifying property. Commercial units, land plots, and jointly held assets do not count.

Not reliably anymore. Since 2025, renewals based solely on rental contracts or tourism grounds are routinely refused, and applicants must prove a verified purpose of stay. Tourist permits are still issued in limited cases — retirees with an income of 1.5 times the Turkish minimum wage, for example — but property ownership above $200,000 remains the only consistently renewable basis for long-term residence.

The Migration Directorate must legally decide within 90 days of complete submission. In practice, expect 2–4 weeks to secure a biometrics appointment after applying online via e-İkamet, then 6–10 weeks for a decision — faster in smaller provinces, slower in Istanbul and Antalya. Including property purchase and document preparation, most investors complete the entire journey in two to four months.

Budget roughly $208,000–$214,000 all-in at the minimum threshold. On top of the $200,000 property, transaction costs add 4–7%: the 4% title-deed transfer tax (about $8,000), land-registry fees, a licensed appraisal ($300–500), sworn translations, and DASK earthquake insurance. Government permit fees are modest — roughly $80–110 in residence tax for most nationalities, a card fee of about $25, and a one-time entry fee if you arrived visa-free.

No. The short-term residence permit grants legal stay but no work authorization. Employment with a Turkish company requires a separate work permit under Law No. 6735, usually sponsored by the employer. Remote work for foreign clients paid abroad falls outside Turkish employment, though spending over 183 days per year triggers tax residency. Many investors combine property residency with income earned entirely outside Turkey.

Yes. Your spouse and children under 18 receive family residence permits issued on the basis of your property-based permit — they do not need separate investments. Note the mechanism: family members are not co-applicants on your file but obtain their own linked permits, which simplifies school enrollment and health insurance. Other adult relatives or foreign co-owners cannot qualify from the same property.

Permits are issued for one to two years per cycle and renewed indefinitely while you keep the qualifying property. File the extension via e-İkamet before your current permit expires — ideally 60 days ahead. Since 2026, registration with UETS, Turkey's electronic notification system, is mandatory for all renewals, and you must show income of about 1.5 times the Turkish net minimum wage, roughly $1,000 per month.