Residence Permit by Buying a Home in Türkiye: The USD 200,000 Housing Requirement, Application and Refusal Action Guide (2026)

What Is the Basic Rule as of 2026?

Foreign nationals who own immovable property in Türkiye may apply for a short-term residence permit under Article 31 of the Law on Foreigners and International Protection No. 6458. In current practice, the following requirements are at the center of an application based on immovable property:

Meeting only one of these requirements is not enough. For example, even if a value above the USD 200,000 equivalent is shown in the land registry, the application may be assessed negatively if the property is not residential in character or has in fact been rented out.

Legal Basis of a Short-Term Residence Permit Based on Immovable Property

Article 31 of Law No. 6458

Article 31, paragraph 1, sub-paragraph (b) of Law No. 6458 provides that foreign nationals who own immovable property in Türkiye may apply for a short-term residence permit. This provision creates an independent purpose of stay for a foreign national who is a property owner. The application is not based on the same legal ground as a tourist residence permit.

However, the general requirements in Article 32 of the Law must also be met. Conditions such as the absence of any circumstance preventing the foreign national's entry into Türkiye, submitting information and documents supporting the purpose of stay, having suitable accommodation, notifying the address and, if requested, submitting a criminal record certificate are examined separately.

Character of the Home and Actual Use

The Regulation on the Implementation of the Law on Foreigners and International Protection and the current statements of Migration Management (Göç İdaresi) emphasize that the property must be a residence and must be used by the foreign national for that purpose. For this reason, the word "mesken" (residence) in the land registry alone is not sufficient in every case. The administration may examine whether the foreign national really lives in the home through address records, subscriptions, on-site or file-based findings and other documents.

What Did the 2024 Amendment to the Law Change?

Under the sixth paragraph added to Article 31 of Law No. 6458 by Article 35 of Law No. 7533, the character and value of the immovable property on which the grant of a short-term residence permit is based are determined by the Ministry of the Interior. The amendment entered into force upon its publication in the Official Gazette (Resmî Gazete) of November 30, 2024, No. 32738.

This provision is particularly important. Before the 2024 amendment, there was a serious legal debate as to whether administrative value thresholds for immovable property were expressly regulated by law. In some first-instance decisions, refusals based solely on a fixed value requirement set by administrative practice had been criticized from the standpoint of the principle of legality of administration. The new provision expressly gave the Ministry statutory authority to determine the character and value of the property.

For this reason, an older court decision from the USD 75,000 period cannot be applied directly and with the same result to every USD 200,000 refusal issued in 2026. On the other hand, the administration's new statutory authority is not unlimited. If the date of acquisition is determined incorrectly, the transitional period is not assessed, the title deed and payment documents are not examined, joint ownership is interpreted wrongly or the reasoning of the refusal remains abstract, the act is still subject to judicial review.

What Exactly Does the USD 200,000 Requirement Mean?

The Value Is Sought as of the Date of Acquisition

The current document list of Migration Management for short-term residence permits states that the value of the home must be at least the Turkish lira equivalent of USD 200,000 as of the date of acquisition. This wording shows that what matters is the transaction at the time ownership was acquired and the value records relating to that date, rather than the market value on the day of the application.

For example, if a home acquired at a lower price later exceeds USD 200,000 in market value years afterwards, this does not mean that the requirement is automatically met, because of the criterion "as of the date of acquisition" in the current official text. Conversely, if a home that met the requirement on the date of acquisition later loses value through market fluctuations, the file must still be assessed on the basis of the date of acquisition.

Which Exchange Rate Is Used?

The current publicly available document requires the USD 200,000 equivalent in Turkish lira, but it does not explain in the same document a detailed calculation method as to which foreign exchange buying or selling rate applies. In a specific file, therefore, the following should be examined together:

• The sale price in the official title deed,
• The date of acquisition,
• The transaction records of the land registry directorate (tapu müdürlüğü),
• Bank transfers and payment documents,
• If any, the foreign currency purchase document and valuation record,
• The exchange rate and calculation method used by the administration in the file.

It is not safe to rely before the application only on current real estate listings or on the seller's oral statement.

Why Does the Price Written in the Land Registry Matter?

The Official Deed and the Bank Flow Must Be Consistent with Each Other

For homes acquired by purchase, the sale price in the official title deed, the date of acquisition and the payment flow must be consistent with each other. Documents prepared afterwards for the purpose of obtaining a residence permit, or documents that do not match the actual payment flow, undermine the credibility of the application. Before the title deed transfer, the price, the payment plan, the bank descriptions, the foreign exchange transactions and the content of the official deed should be planned together.

Declaring a Lower Price Also Creates Other Legal Risks

Showing the actual sale price of the property at a lower amount in the land registry may create risk not only for the residence permit but also in terms of the title deed fee, tax, assessments with penalties and the gain arising from a later sale.

Is a Valuation Report Mandatory for Every Purchase?

The current document list of Migration Management expressly requests a current valuation report for homes acquired by inheritance or gift. For every home acquired by purchase, however, the same document does not state a general and invariable valuation report requirement. Nevertheless:

• The administration may request additional information and documents depending on the characteristics of the file.
• A separate valuation obligation may arise under the land registry transaction, a sale to a foreign national or other legislation.
• If there is a serious mismatch between the price in the land registry and market data, a value dispute may arise.

For this reason, neither of the two general statements, "a valuation report is never required for a residence permit" or "a report is always required for every application", is safe. The method of acquisition and the date of the transaction must be taken as the basis.

Which Properties Can Serve as the Basis for a Residence Permit?

The Land Registry Must Show Residential Character

For a short-term residence permit based on immovable property, the independent unit subject to the application must be residential in character. Immovable property registered in the land registry as a plot of land, a field, a shop, a store, a warehouse, an office or a workplace does not provide a residence permit on the basis of a home merely because of ownership.

A contradiction between actual use and the land registry and zoning records is also risky. Actual use of an independent unit registered as a workplace for sleeping and accommodation does not by itself turn the property into a home suitable for a residence application.

The Home Must Belong to the Applicant

The current document list requires a photocopy of the title deed showing that the home belongs to the applicant foreign national. A promise-to-sell contract, a reservation document, an advance payment contract with a construction company or a notarial contract alone may not show that ownership has passed to the applicant.

In projects with servitude of floor ownership (kat irtifakı) or condominium ownership (kat mülkiyeti), the legal character of the independent unit, whether it is actually suitable for use, the address and street-number record and the land registry information must also be checked separately.

The Home Must Actually Be Used

Leaving the home on which the application is based empty solely for investment purposes, putting it out for short-term rental, renting it to a third party for the long term, or the applicant continuously living at another address may create a problem as to the genuineness of the purpose of stay. The current Migration Management document expressly states that the home must be used by the foreign national for this purpose and must not be used for rent or similar income-generating purposes.

A foreign national renting out other properties should not be treated in the same way as renting out the home on which the application is based. The risk is that actual use of the home declared as the basis of the residence permit ceases.

Timeshares, Hotel Rooms and Tourism Facilities

For acquisitions in the nature of a timeshare, a tourism facility, a residence operation or a hotel room, the land registry record, the character of the independent unit, the usage regime and the address record must be examined specifically. Not every "residence" or "apart" project is legally regarded as a home. An independent unit operated within a commercial operating system may not be accepted as the applicant's permanent home.

Can the Value of More Than One Property Be Combined?

The current publicly available document list for short-term residence permits contains no express provision that the USD 200,000 requirement can be met by the total of more than one property. The text is built on the applicant's "home" and its value as of the date of acquisition.

For this reason, it should not be assumed that the prices of two or more properties, each individually worth less than USD 200,000, will be added together automatically. If a file based on more than one property is to be prepared, the current practice of the relevant provincial migration management office and the legal character of the specific properties should be confirmed before the application or the purchase.

Joint Title, Spouse and Children

Co-Ownership in Shares or Joint Ownership of Family Members

Documenting the Family Relationship

The current official document provides that, where family members hold co-ownership in shares or joint ownership rights in the land registry, a document showing the family relationship among the persons in the land registry must be submitted. The absolute statement found in older online content that "only one person can obtain a residence permit under a joint title deed" is therefore not compatible with the current official document.

How the Share Value Is Calculated Should Be Confirmed in Advance

The publicly available document does not explain in detail whether the USD 200,000 requirement is assessed on the total value of the home in joint ownership or on each applicant's share value. In particular, where co-ownership in shares will be established among co-owners who are not spouses, such as siblings, friends or business partners, the outcome of the application should not be assumed to be certain in advance.

Do the Spouse and Children Automatically Receive the Same Permit?

A spouse or child who holds no share in their name in the land registry is not automatically regarded as a "property owner" merely because of the family relationship. A family residence permit is a separate type of permit subject to the supporter's income, insurance, address and other special requirements. The child's age, custody situation, the other parent's consent and the legal status of family members in Türkiye are also assessed separately.

Conducting applications within the same family file does not mean that every family member has the same legal ground. The title deed structure should be set up before the purchase according to the planned residence status of the family members.

Apostille and Translation of Foreign Documents

For foreign documents showing the family relationship, birth, marriage, custody or the other parent's consent, an apostille, consular legalization and a notarized Turkish translation may be required. Whether the country that issued the document is a party to the Apostille Convention and by what certification the document is accepted by the Turkish authorities should be checked before the application.

The USD 200,000 Requirement for Homes Acquired by Inheritance or Gift

The current document list of Migration Management requests a current valuation report for homes acquired by inheritance or gift. Because there is no classic sale price in the official title deed in these cases, the current value of the home is established by the report.

Nevertheless, how the rule "USD 200,000 as of the date of acquisition" in the document is to be applied together with the "current valuation report" requirement for inheritance and gift should be clarified in the specific file. The date the inheritance opened, the date of registration, the gift transaction, the date of the report and the date of the application should be kept apart from one another.

How Are Homes Bought Before October 16, 2023 Assessed?

The Old USD 75,000 and USD 50,000 Practice

In the administrative practice before October 16, 2023, a value threshold of USD 75,000 was used in metropolitan cities and USD 50,000 in other provinces. The earlier version of this article also reported this practice and an anonymized local court decision against a refusal based on the USD 75,000 threshold.

This historical information should be kept; however, it should not be transferred directly to the law of 2026. This is because:

• The USD 200,000 practice has been reflected in the current document system since October 16, 2023.
• On November 30, 2024, the Ministry's authority to determine the character and value of the immovable property was expressly added to the Law.
• An initial application and the extension of a permit previously obtained on the same property may not be in the same legal situation.
• The date of acquisition, the date of application, the previous permits and the temporal effect of the administrative practice must be examined separately.

Is There an Automatic Exemption for Older Properties?

The current publicly available document contains no general and unlimited "acquired right" or "exemption from USD 200,000" provision for all older properties. Likewise, the publicly available text contains no express transitional provision stating that the USD 200,000 requirement automatically applies to all older ownership regardless of the date of acquisition.

For this reason, two extreme approaches are both problematic for older properties:

• It cannot be said that "if the home was bought in 2020, a residence permit will certainly be obtained whatever the price".
• Nor can the conclusion that "today's USD 200,000 requirement necessarily applies to every home bought in the past" be reached without examining the file.

Whether the administration has acted in line with the principles of non-retroactivity, legal certainty, legitimate expectation and equality; the foreign national's previous residence history; when and in which period of practice the property was acquired; whether it is an initial application or an extension; and the specific reasoning of the refusal act must be assessed together.

The Present-Day Effect of the Old USD 75,000 Court Decision

The local court decision reported in the earlier article found it contrary to the principle of legality of administration that a refusal was issued solely on the basis of a fixed price threshold not expressly found in the legislation, without investigating the applicant's property's residential character and accommodation conditions.

The significance of this decision has not disappeared entirely in 2026; however, its legal basis has changed. Today the decision can be evaluated in particular with regard to the following principles:

• The administration must examine the application individually on the basis of real facts and documents.
• The refusal act must rest on concrete, comprehensible and reviewable reasoning.
• The date of acquisition and the rules applicable over time must be determined correctly.
• The administration must examine the character of the property, the applicant's actual use and the other general conditions.

On the other hand, the old-period conclusion of the decision that "the price requirement has no statutory basis" cannot be asserted in the same way after Article 31/6 of Law No. 6458. Moreover, since the full citation details of the decision cannot be verified in publicly available sources, it should not be presented in a new application as binding or settled case law.

Legal Review of the Property Before the Application

Buying a home is not merely a residence permit transaction. Whether the foreign national can acquire ownership, the land registry records and the legal situation of the project require a separate real estate review.

Land Registry Record and Owner Review

Whether the seller is the real owner, the scope of the authority if a power of attorney is used, the block-parcel (ada-parsel) and independent unit information of the property, the nature of the title deed and the share ratio should be checked.

Mortgages, Attachments and Annotations

Whether the land registry contains a mortgage, an attachment, a usufruct, a family residence annotation, a promise to sell, a lease, a pre-emption right, a lawsuit, an interim injunction or another restrictive record should be examined. Although the existence of these records does not always prevent the sale, it may affect the use of the property and later transactions.

Zoning, Permit and Occupancy

The construction permit of the independent unit, the occupancy permit (yapı kullanma izin belgesi), conformity with the project, the condominium ownership or servitude of floor ownership situation, unauthorized additions and municipal records should be checked. The word "residence" in the land registry does not mean that the building is free of all zoning problems.

Address and Street Number

For the first residence application, the street-number document obtained from the municipality is requested. The land registry, municipal and population registry addresses must be consistent with each other. Discrepancies in the project name, the block, the door number or the independent unit information may delay the application process.

Restrictions on the Acquisition of Immovable Property by Foreign Nationals

The acquisition of immovable property by foreign individuals may be subject to restrictions in terms of nationality, the region where the property is located, military security zones, special laws and statutory area limits. A foreign national who intends to buy should check whether the property can be legally acquired before turning to the residence permit requirements.

How Does the Application Process Proceed Step by Step?

First Stage: Determining the Residence Strategy Before the Purchase

The questions of whether the foreign national's aim is only to live in Türkiye, to obtain a work permit, to reside with the family, or to plan for long-term residence or citizenship should be answered in advance. Buying a home that meets the USD 200,000 threshold does not by itself bring about a work permit or citizenship outcome.

Second Stage: Review of the Home and the Documents

The land registry, zoning, encumbrances (takyidat), address, value and payment plan are reviewed. The ownership structure to be established in the names of the applicant and the family members is determined. It is ensured that the sale price is shown correctly in the official deed and in the bank transfers.

Third Stage: Title Deed Transfer and Payment Records

During the title deed transfer, identity, tax number, interpreter, power of attorney, foreign exchange and payment documents and the title deed fees are arranged. At the end of the transaction, the title deed, the official deed and the payment documents should be kept.

Fourth Stage: e-Residence Application

The application is created free of charge only through the official e-İkamet (e-Residence) system. The type of application, the purpose of stay, the address, passport, insurance and contact information must be entered correctly. Selecting the wrong purpose of stay, or applying for a tourist purpose although one is a title deed owner, may affect the assessment of the file.

Fifth Stage: Appointment and Submission of the File

In an initial or transition application, the appointment given by the system and the instructions of the provincial migration management office are followed. The documents must be submitted in full on the day of the appointment. The administration may request additional documents or hold an interview with the foreign national.

Sixth Stage: Decision and Address Registration

Residence permit applications are, as a rule, concluded within ninety days at the latest from the date the application is accepted for processing. In an initial application, the address registration procedures must be completed within twenty working days after the permit is approved. In extension and transition applications, the current address record and the UETS document (the National Electronic Notification System) are requested.

Documents Required for the Application

Documents may vary depending on the applicant's nationality, age, family situation, method of acquisition and the additional requests of the provincial directorate. The current basic groups of documents are as follows:

Common Documents

• The residence permit application form signed by the foreign national or their representative,
• The identity, photograph, visa and processed pages of the passport or a document replacing the passport,
• Two biometric photographs taken within the last six months,
• Payment receipts for the residence permit fee and the card fee,
• Valid health insurance covering the requested period,
• A declaration of sufficient and regular financial means and, where necessary, supporting documents,
• Address registration and accommodation documents,
• The UETS document in extension and transition applications,
• A criminal record certificate if requested by the administration.

Documents Specific to the Immovable Property

• A photocopy of the title deed registered in the applicant's name,
• In an initial application, the address and street-number document obtained from the municipality,
• In an extension application, a continuation document showing that the title deed is still in the applicant's name,
• Documents showing the family relationship in co-ownership in shares or joint ownership of family members,
• A current valuation report for a home acquired by inheritance or gift,
• If necessary, the official deed, payment receipts, foreign exchange documents, subscriptions and records showing actual use.

Additional Documents for Children and Family Members

• Birth certificate,
• Marriage certificate,
• Custody decision,
• Consent letter (muvafakatname) from the other parent,
• Death or absence certificate,
• For documents issued abroad, an apostille or consular legalization and a notarized Turkish translation.

Can the Application Be Made Through a Lawyer or Representative?

The application form may be signed by the foreign national's legal representative or a specially authorized lawyer. Title deed transactions may also be carried out with a power of attorney containing the necessary powers. However, the administration may require the foreign national to be present in person at the application, to give fingerprints or to attend an interview.

For this reason, promises such as "the entire residence process will certainly be completed without ever coming to Türkiye" are not safe. The power of attorney, translation and apostille procedures can be prepared; however, the stages that require personal participation must be carried out according to the type of application and the administrative request.

For How Many Years Is a Residence Permit Granted?

A short-term residence permit, except for certain special groups, may be issued for a period of up to two years each time. This upper limit does not mean that every property owner will necessarily be granted two years. The administration may grant a shorter permit depending on the passport validity, health insurance, application documents, purpose of stay and the characteristics of the file.

The statement in the earlier article that "one year is generally granted" does not fully reflect the current statutory upper limit. Although the actual period in practice may vary, the legal upper limit is two years.

How Is an Extension Application Made?

An extension application must be made starting from the point when sixty days remain until the end of the current residence permit and, in any event, before the permit period expires. The current system and the instructions of the provincial directorate should be followed.

In an extension, the following points in particular are re-examined:

• Whether the land registry is still in the applicant's name,
• Whether the home is actually used by the foreign national,
• Whether the address record is current,
• Whether the home has been rented out,
• Health insurance and passport validity,
• The applicant's situation with regard to public order and the other general requirements,
• If necessary, the application of the date of acquisition and value requirement.

The sale of the property, the renting of the home on which the application is based to a third party, or the foreign national's moving to another address requires a reassessment as to the continuation of the ground of the permit.

What Happens If the Home Is Sold or Rented Out?

In a residence permit based on immovable property, an automatic three-year no-sale annotation is not placed on the land registry as it is in a citizenship application. The owner may legally sell the home. However, with the sale the basis of the residence permit may disappear.

Although the sale of the home does not have the mechanical result of the permit card becoming invalid on the same day, the foreign national must notify the change of circumstances and assess a new legal ground of stay. At the extension stage, an application based on the same home cannot be made.

Renting out the home on which the application is based is also incompatible with the current official document. If the foreign national begins to live in another home, the change of address, the purpose of stay and the type of permit must be re-examined.

Does a Residence Permit Give the Right to Work?

No. A short-term residence permit obtained as a property owner does not give the foreign national the right to work in Türkiye. For a foreign national to work as an employee or on their own account, a work permit or a work permit exemption is required under the International Labor Force Law No. 6735.

Owning a home, being a company partner or holding a residence card does not by itself replace a work permit. Unauthorized work may result in administrative sanctions and migration law consequences for the foreign national and the employer.

How Do Closed Neighborhoods and Address Records Matter?

Migration Management may restrict new foreign national address registrations in some neighborhoods on grounds of foreign population density and public order. Because the lists and exceptions may change over time, one should not rely solely on a real estate agent's statement before buying property.

Owning a home should not be regarded as a general exception that in every case automatically overrides the closed-neighborhood practice. Whether the address of the property is open to foreign national registration, and whether there is a special exception in the applicant's situation, should be confirmed from current official practice.

The USD 200,000 Residence Permit and USD 400,000 Citizenship Are Not the Same Thing

Buying a home worth USD 200,000 satisfies part of the USD 400,000 citizenship requirement but does not provide automatic citizenship. In citizenship procedures there are separate conditions such as the official deed price, bank transfers, the Amount Determination Certificate (Tutar Tespit Belgesi) and the three-year no-sale annotation.

Does Every Property Owner Who Has Resided for Five Years Become a Citizen?

No. The period of residence under the general-route citizenship provisions of the Turkish Citizenship Law is only one of the elements of the right to apply. Conditions such as uninterrupted residence, the intention to settle, good moral character, sufficient Turkish, income or occupation, and the absence of any obstacle in terms of national security and public order are also required separately.

How short-term residence periods based on immovable property are counted in the citizenship calculation is examined in light of interruptions, periods spent abroad, the continuation of the purpose of stay and the file as a whole. The completion of five years does not create automatic citizenship or an acquired right.

For What Reasons Can a Residence Permit Application Be Refused?

The USD 200,000 Value Requirement Is Not Met

The home not reaching the required value as of the date of acquisition, or this value not being established with reliable documents, is one of the main grounds for refusal.

Inconsistency Among the Title Deed, Payment and Statements

A contradiction among the title deed price, the bank transfer, the seller's statement, the valuation report and the application form undermines the credibility of the file.

The Property Is Not a Home

Where reliance is placed on a plot of land, a field, a shop, an office or an independent unit of solely commercial character, the condition for a short-term residence permit based on the property is not met.

The Home Is Not Actually Used

Renting out the home, leaving it empty, the applicant living at another address or inconsistency of the address records may be a ground for refusal or cancellation in terms of the genuineness of the purpose of stay.

Missing or Improper Documents

A missing apostille, translation, consent letter, health insurance, passport validity period, street-number document or title deed continuation document may lead to an unfavorable outcome. The administration may give a period for the deficiencies to be completed; if the deficiency is not remedied within the given period, the application may be removed from processing or refused.

Public Order, Security or Entry Ban

If the foreign national has an entry ban, a deportation decision, or a situation that constitutes an obstacle in terms of public order or public security, owning property alone does not result in a permit.

False or Untrue Statements

A forged document, an untrue address, an apparent sale, a sham payment or an untrue declaration of family relationship may have administrative and criminal consequences.

What Can Be Done Against a Refusal or Cancellation Decision?

The Date of Notification and the Reason for Refusal Must Be Established First

Notification Determines the Start of the Time Limit for Bringing an Action

The time limit for bringing an action and the legal strategy are determined according to the date on which the refusal or cancellation decision was properly notified. Oral information, system screens, SMS, mail and official notification records should be kept apart from one another.

The Full Text of the Decision and the Administrative File Should Be Reviewed

Preparing an action solely on the information that "the application was refused", without obtaining the full text of the decision and the supporting documents, is risky. The refusal code, the reasoning, the application form, the submitted documents and the records used by the administration should be assessed together.

An Annulment Action Is, as a Rule, Filed Within Sixty Days

Because Law No. 6458 does not provide a separate short time limit for refusal or cancellation decisions on short-term residence permits, the general sixty-day period under the Administrative Procedure Law (İdari Yargılama Usulü Kanunu) applies. The period starts on the day following proper written notification. The effect of the specific notification and, where applicable, of an administrative application on the period should be examined separately.

Filing an action does not stop the refusal act automatically. The foreign national's legal period of stay in Türkiye, their visa situation and whether any other proceedings exist against them should also be checked separately.

A Stay of Execution May Be Requested

A stay of execution may be requested if the conditions that the act is clearly unlawful and that its implementation would cause damage difficult or impossible to remedy can be asserted together. The court assesses this request on the basis of the information and documents in the specific file; the request is not accepted automatically.

Procedure After 2024

Under Article 31/7 of Law No. 6458, in actions brought against the refusal of a short-term residence permit application or the cancellation of a permit, the file is deemed complete upon the submission of the defense or the expiry of the period for the defense. If notification cannot be made to the address indicated by the claimant, the period under Article 26/3 of the Administrative Procedure Law (İYUK) is applied as two months. Whether to hold a hearing is at the court's discretion.

These special procedural provisions apply to actions filed after November 30, 2024.

Reapplying for the Same Purpose of Stay

The current FAQ statement of Migration Management states that a foreign national whose residence permit application has been refused cannot reapply for the same purpose of stay within six months. A person whose legal period of stay continues may consider the type of permit corresponding to a different and genuine purpose of stay, if there is one. It is not safe to declare an apparently different purpose merely to get around the refusal decision.

Which Legal Objections May Stand Out in a Refusal Action?

Every refusal act is different. Depending on the file, the following headings may be examined:

Incorrect Determination of the Date of Acquisition

The administration may have assessed the date of acquisition of the property, or the practice valid on that date, incorrectly. In transactions such as sale, inheritance, gift, dissolution of co-ownership (ortaklığın giderilmesi) or land registry correction, the legal character of the date of acquisition must be determined separately.

Incorrect Value and Exchange Rate Calculation

The title deed price, the payment receipts or the exchange rate on the date of acquisition may have been read incorrectly. The calculation method used by the administration and its data source must be explained in the case file.

Incorrect Interpretation of Joint Ownership

The recognition in the current official document of co-ownership in shares or joint ownership of family members may have been disregarded. Nevertheless, the sufficiency of the share value and the proof of the family relationship are assessed separately.

Material Error About the Character of the Property

The land registry, municipal, independent unit or address records may have been matched incorrectly. That the home is actually in the applicant's name and is used as a home must be shown with documents.

Failure to Assess the Transitional Period and Previous Permits

Despite an older date of acquisition and permits previously granted on the same home, assessing the file solely on the current threshold can be argued as problematic in terms of legal certainty and application over time. This argument does not automatically result in acceptance for every older home; it must be built on the reasoning of the specific act.

Lack of Reasoning and Inadequate Examination

If the refusal decision contains only a standard code or a general statement and does not explain why the documents submitted by the applicant were considered insufficient, judicial review becomes difficult. The cause and subject elements of the administrative act must be made concrete.

Proportionality and Effect on Family Life

Although the foreign national's long residence in Türkiye, the status of the spouse and children, health and education situation, and property and residential ties do not by themselves create a right of residence, the effect of the act on family and private life may need to be taken into account in the proportionality assessment.

Common Mistakes in the Application File

• Relying only on the value in the sale listing,
• Showing the sale price in the land registry below the actual price,
• Trying to create payment documents after the title deed transfer,
• Acquiring a shop or a plot of land instead of a home,
• Not documenting the family relationship in a joint title deed,
• Assuming that the spouse and children will automatically obtain the same type of residence,
• Renting out the home on which the application is based to a third party,
• Not completing the address registration on time,
• Using the old USD 75,000 decision without taking the current amendment to the law into account,
• Confusing the USD 200,000 residence permit with the USD 400,000 citizenship process,
• Thinking that a residence permit gives the right to work,
• Letting the time limit for bringing an action pass after the refusal decision.

Checklist Before Purchase and Application

1. It should be checked whether there is any legal obstacle to the foreign national acquiring the property.
2. It should be verified that the property is residential in character in the land registry.
3. Encumbrances, zoning, permit, occupancy and conformity with the project should be examined.
4. The consistency of the address and street-number information should be checked.
5. The USD 200,000 equivalent on the date of acquisition and the method of proving it should be calculated in advance.
6. The official deed price, the bank transfer and the other payment records should be set up consistently with one another.
7. Title deed shares should be planned according to the type of permit the spouse and children will apply for.
8. The current foreign national address registration status of the neighborhood where the property is located should be researched.
9. Health insurance, passport validity, income and family documents should be prepared.
10. After the title deed transfer, the e-Residence application, the appointment, the address registration and the UETS calendar should be followed.

Scope of Work of Güneş & Güneş Law Firm

In residence permit files based on immovable property, the real estate transaction and the migration law procedure should not be carried out separately from each other. Depending on the scope of the specific engagement, the firm's work may include the following:

• Pre-purchase review of the title deed, encumbrances and contract,
• Assessment of whether the property is suitable for a residence permit,
• Checking the USD 200,000 value requirement and the payment documents,
• Determining the appropriate type of residence for the spouse and children,
• Review of the translation, apostille and authority of foreign powers of attorney,
• Carrying out the title deed transaction,
• Preparing the e-Residence application and the document file,
• Following up missing documents and interview processes,
• Legal review of a refusal or cancellation decision,
• Preparing the annulment action and the request for a stay of execution,
• Planning of status after an extension, a change of address and a sale of the property.

Conclusion

Applying for a short-term residence permit by buying a home in Türkiye is not a simple transaction consisting only of acquiring a title deed. As of 2026, the basic elements are that the home be worth at least the Turkish lira equivalent of USD 200,000 on the date of acquisition; that it belong to the applicant; that it be residential in character; that it be actually used by the foreign national; and that it not be rented out for income. The passport, insurance, address, financial sufficiency, family and public order requirements are examined separately.

The amendment to the law dated November 30, 2024 gave the Ministry express authority to determine the character and value of the property. Decisions from the earlier period to the effect that "the law contains no price requirement" therefore cannot be mechanically transferred to current files. On the other hand, the administration is required to make a correct, concrete and reasoned assessment of the date of acquisition, the transitional period, joint ownership, the land registry records, actual use and the documents submitted.

The safest approach is not to try to make the home suitable for a residence permit after buying it, but to plan the purchase, the payment, the title deed, the family ownership and the residence strategy together before the transaction.

Frequently Asked Questions

Can every foreign national who buys a home in Türkiye obtain a residence permit?

No. Owning a home is a ground for applying; it is not an automatic right to a permit. The USD 200,000 value, residential character, actual use, title deed ownership and the general residence requirements of the Law are sought together.

What should the value of the home be in dollars?

According to the current Migration Management document, the home must be worth at least the Turkish lira equivalent of USD 200,000 as of the date of acquisition.

Is it enough if the market value on the date of application reaches USD 200,000?

The rule ties the value to the date of acquisition. A later market increase alone does not mean that the requirement is met.

Is the price written in the land registry or the appraisal value taken as the basis?

For acquisition by purchase, the official title deed, the date of acquisition and the payment documents are central. In inheritance and gift, a current valuation report is expressly requested. The administration may request an additional valuation document in a specific file.

Can a residence permit be obtained if the total value of two homes is USD 200,000?

The current publicly available document does not expressly provide that the prices of more than one home may be added together. This structure should be confirmed with regard to the relevant administration's practice before the purchase.

Can a residence permit be obtained by buying a plot of land or a shop?

As a rule, no, for this ground of application based on immovable property. The property must be a residence and must be used by the foreign national as a residence.

Is it enough to buy an apartment in a project whose title deed has not yet been issued?

The current document list requires a title deed in the applicant's name. A promise to sell or an advance payment contract does not in every case show that one is a property owner before the title deed transfer is completed.

Can both spouses obtain a residence permit under a joint title deed?

Co-ownership in shares or joint ownership of family members is accepted in the official documents. A document on the family relationship is submitted. However, how the value requirement will apply to the shares should be assessed in advance according to the specific title deed structure.

Can a spouse whose name is not on the title deed obtain a residence permit?

A spouse is not automatically regarded as a property owner merely because of marriage. If the conditions are met, a family residence permit or another suitable type of permit is assessed.

What documents are needed for children?

A birth certificate, a custody decision, the other parent's consent and documents showing the family relationship may be required. Foreign documents may be required to carry an apostille or proper certification and a notarized Turkish translation.

Does the residence permit continue if the home is rented out?

The current document requires that the home on which the application is based be used by the foreign national as a residence and not be used for rent-like income-generating purposes. Renting out puts the continuation of the ground for the permit and the extension at risk.

Can the home be sold?

A mandatory three-year no-sale annotation, as in the citizenship process, is not placed on the land registry. However, when the home is sold, the basis of the residence permit may disappear; the new ground of stay and the notification obligations should be assessed.

For how many years at most is a residence permit granted?

A short-term residence permit may be granted for up to two years each time, apart from special exceptions. The administration may set a shorter period.

Does a residence permit give the right to work?

No. A work permit or an exemption is separately required in order to work.

Does a USD 200,000 home provide citizenship?

No. In exceptional citizenship through real estate, the current investment threshold is USD 400,000, and there are separate conditions such as the three-year no-sale annotation.

Does a property owner who has resided for five years automatically become a citizen?

No. In the general citizenship application, in addition to five years of residence, the other statutory conditions are required, and the administration's assessment continues.

Can a residence permit be obtained for a home bought earlier at less than USD 200,000?

No definite and general answer can be given. The date of acquisition, the practice at that date, previous residence permits, whether it is an initial or an extension application and the reasoning of the refusal should be examined together.

Can the court decision from the USD 75,000 period be used today?

The decision's principles of individual examination and reasoning may retain their importance. However, because the 2024 amendment to the law gave the Ministry the authority to determine the value of the property, the old decision's conclusion on the price requirement cannot be applied directly to a current file.

How many days does one have to bring an action if the application is refused?

As a rule, an action is brought before the administrative court within sixty days from the day following the proper notification of the refusal or cancellation decision. The notification and, where applicable, administrative applications should be examined separately in the specific file.

Does filing an action stop the refusal decision automatically?

No. A stay of execution must be requested separately and its statutory conditions must be made concrete.

Can one reapply after a refusal?

According to the Migration Management statement, one cannot reapply for the same purpose of stay within six months. A different application should be considered only if there is a genuine and documentable different purpose of stay.

Can a lawyer make the application entirely by power of attorney?

A lawyer can prepare and follow up the form and the file with a power of attorney; the title deed transactions can also be carried out with appropriate authority. The administration may require the foreign national to be present in person, to give fingerprints or to attend an interview.

How long does it take for the application to be concluded?

Applications are, as a rule, concluded within ninety days at the latest from the date they are accepted for processing. Missing documents, additional investigations and notification processes may affect the actual duration of the file.

When should the address registration be made after the permit is approved?

In an initial application, the address registration procedures must be completed within twenty working days after the permit is approved.

When is the extension application made?

The extension application must be made starting from the point when sixty days remain until the end of the residence permit and, in any event, before the period expires.

Sources and legal bases

1. Law No. 6458 on Foreigners and International Protection, in particular Articles 21, 31 and 32. Current legislation: mevzuat.adalet.gov.tr
2. Law No. 7533 on Amendments to the Law on Interior Officials (Dahiliye Memurları Kanunu) and Certain Laws and to Decree-Law No. 375, Articles 35 and 38; adopted November 21, 2024, Official Gazette November 30, 2024, No. 32738. Text as adopted by the Grand National Assembly of Türkiye (TBMM): cdn.tbmm.gov.tr
3. Presidency of Migration Management, Documents Requested in Short-Term Residence Permit Applications, in particular the section "Those Who Own Immovable Property in Türkiye": e-ikamet.goc.gov.tr
4. Presidency of Migration Management, Types of Residence Permits: goc.gov.tr
5. Presidency of Migration Management, General Information on Residence: goc.gov.tr
6. Presidency of Migration Management, Frequently Asked Questions on Residence: goc.gov.tr
7. Regulation on the Implementation of the Law on Foreigners and International Protection, in particular Article 28.
8. Administrative Procedure Law No. 2577, in particular Articles 7 and 27: mevzuat.adalet.gov.tr
9. General Directorate of Land Registry and Cadastre, Circular No. 2024/4 on the Regulation on the Implementation of the Turkish Citizenship Law: tkgm.gov.tr
10. Güneş & Güneş Law Firm, the earlier version of the present page and the anonymized local court assessment relating to the USD 75,000 period: gunesgunes.com