Buying a home in Türkiye can give foreign nationals a basis for a short-term residence permit, but the rules have become stricter in recent years. The most important change is a minimum property value that now applies nationwide.
The $200,000 minimum
In October 2023, the Directorate General of Migration Management raised the minimum value of a property used for a residence permit application from $75,000 to $200,000. The new limit applies to homes whose title deed is dated Oct. 16, 2023, or later, and it applies in all cities, whether in a metropolitan area or not.
The value is measured by converting the sale price on the title deed into dollars using the Central Bank's foreign currency selling rate on the date of the title deed. For these purchases, a separate valuation report is not accepted for the purpose of meeting the threshold; the price recorded on the deed is what counts. The rule applies to first applications, transfers and renewals.
Properties bought earlier are treated differently. Homes acquired before Oct. 16, 2023, are not covered by the $200,000 limit, while for purchases between April 26, 2022, and Oct. 16, 2023, the previous thresholds of $75,000 in metropolitan cities and $50,000 elsewhere continue to apply.
Turkish media reports in September 2026 confirmed that the $200,000 nationwide requirement remains in place.
What the permit gives
A property-based permit is a short-term residence permit, usually issued for one or two years and renewable. A spouse and minor children can apply together with the main applicant. The property must be residential and genuinely used as accommodation.
Legal advisers stress that these permits are discretionary: approval and renewal are not guaranteed, and the permit does not automatically lead to long-term residence or citizenship. Citizenship through real estate is a separate route with a higher threshold of $400,000.
Some neighbourhoods may be closed to new residence permit applications from foreigners. Buyers who plan to apply for a permit generally check whether an address is open for registration before purchasing.
Foreigners can buy property in Türkiye subject to restrictions, including in military and security zones. Owners who intend to rent out their homes to tourists should also note that short-term rentals require a separate permit from the Ministry of Culture and Tourism.
Sources
- Yabancıya konut satışında bir sınırlama daha (Cumhuriyet)
- Ruslar rotayı Mersin'e çevirdi (Karar)
- Buying Property in Türkiye for Residence & Citizenship (Bıçak Law)
Photo: Hamdigumus / CC0, via Wikimedia Commons
