| Buying a flat without a minimum threshold | any amountproperty rights, tourist stay |
|---|---|
| Residence permit (short-term residence) | from 200,000 USDrenewed every 1–2 years |
| Long-term residence (uzun dönem ikamet) | after 8 yearscontinuous residence |
| Citizenship (vatandaşlık) | from 400,000 USDstraight away, 3 years without a sale |
Residence permit in exchange for a property worth from 200,000 USD
- Threshold: the property must be valued at at least USD 200,000 according to a valuation by a licensed valuer. This applies from 16 October 2023 uniformly across the whole of Turkey (previously, the threshold was US$75,000 in major cities and US$50,000 elsewhere).
- For how long: the licence is usually issued for 1 year (up to a maximum of 2) and is renewed for as long as you remain the owner. An application for renewal must be submitted within the last 60 days of the licence’s validity.
- Family: your spouse and children under the age of 18 may be granted residence alongside you — they should usually be listed as co-owners on the TAPU deed.
- Renting: the flat on the basis of which you have your residence permit should be used as your main residence and must not be let out.
- Closed districts: in some districts where there is a large foreign population, the authorities periodically suspend the issuing of new permits. In June 2026, Mahmutlar, Kestel, Avsallar and Kargıcak were reopened in Alanya. The status changes over time — what counts is the status on the date the application is submitted. We check this before making a purchase.
- Timeframe: applications are submitted via the e-ikamet system and at an appointment at the immigration office; a decision is usually made within 1–1.5 months.
Long-term residence — after 8 years, not 4
The equivalent of permanent residence is a long-term residence permit. You can apply for this after 8 years of uninterrupted legal residence in Turkey. There is no quicker way than buying a flat for USD 200,000.
Citizenship in exchange for property worth from 400,000 USD
- Threshold: at least US$400,000 as valued by a valuer (one or more flats). The value stated in the valuation report counts, not that in the contract.
- A three-year ban on sale — recorded in the TAPU register — expires automatically after that period.
- Payment: via the Turkish banking system only, with proof of transfer and a currency exchange certificate. Cash or payments made outside the banking system may result in your application being rejected.
- Family: spouse and children under the age of 18, included in a single application, with no additional investment required.
- Duration: usually 3–6 months. A previous stay in Turkey is not required.
- Will the threshold rise to US$1 million? As of October 2026, there is no such decision or proposal — building and land registry regulations were amended in 2026, but the citizenship threshold remained unchanged. US$1 million was the threshold in 2017–2018.
To watch
In 2026, the government announced a proposal to exempt new residents from Turkish tax on foreign income for 20 years. This is currently only a proposal, not law — the details and conditions will be known once it has been passed.
Frequently asked questions
How much does a flat have to cost to qualify for a residence permit?
At least 200,000 USD, as valued by a licensed valuer. This threshold applies from 16 October 2023 throughout Turkey.
Will I be granted permanent residence after four years?
No. A long-term residence permit (equivalent to permanent residence) can be obtained after 8 years of uninterrupted legal residence in Turkey.
How much does citizenship cost in exchange for property?
At least US$400,000 according to the valuation, with a three-year ban on selling the property. Citizenship is granted immediately, without any prior residence requirement.
Will the citizenship threshold rise to US$1 million?
As of October 2026, no such decision has been taken and no draft has been published. The US$1 million threshold applied in 2017–2018; since June 2022, the threshold has been US$400,000.
Can I rent a flat on the basis of my residence permit?
No. The flat on which the residence permit is based must be used as your place of residence and must not be let out.
Can I buy a flat for less than US$200,000?
Yes. A foreign national may buy a flat at any price — the threshold applies only to residence permits granted on the basis of property ownership.
Updated: October 2026. Residence and citizenship rules are subject to change by government decision — before you make a purchase, we will confirm the current requirements for your situation. This is not legal advice.