Real Estate Residence Permit

Real Estate Residence Permit (Law No. 6458 Art. 31/1-b)

The real estate, or subparagraph (b), residence permit is a type of short-term residence permit that foreign nationals may apply for if they acquire a residential immovable property in Turkey. This permit, regulated under Law No. 6458 on Foreigners and International Protection, grants foreigners who own real estate in Turkey the right to reside for specific periods, generally from one to two years.

The immovable-property residence permit under Article 31, paragraph 1, subparagraph (b) of Law No. 6458 is a residence permit type based on the purchase of real estate worth at least 200,000 USD in metropolitan cities and at least 75,000 USD in other cities. This residence permit is not an investment program for citizenship and does not directly grant the right to Turkish citizenship.

Basic Conditions

The immovable property to be used in the residence permit application must be ready for residence, titled, and have an occupancy permit. It is not possible to apply for a real estate residence permit with a real estate sale promise agreement; therefore, the title deed must have been transferred to the applicant.

• The real estate value must be at least 200,000 USD in metropolitan cities and at least 75,000 USD in other cities.
• The real estate must be located only in an area open for residence permit applications. There are areas that are not considered suitable for residence permit applications; these are called “closed areas.” Even if all investment conditions are met, obtaining a real estate residence permit is not possible in these areas.
• The title deed must be issued in the name of the investor.
• For the property owner, the status is real estate residence permit. However, the situation is different for the property owner’s family at the first application stage.
• First residence permit period: As a rule, a one-year residence permit is issued at the first application. However, the Migration Administration has discretion in this regard, and it may also be possible to obtain a residence permit for more than one year. The real estate residence permit is a residence permit type that can be renewed every year and for which a two- to three-year residence permit may be requested during renewal periods. Extension applications are not subject to a numerical limit, provided that the conditions are met. A renewal application may always be filed when the residence permit expires.
• Purchasing real estate in a closed area is a reason for refusal of the residence permit, even if the value is above 200,000 USD.

One of the most important issues in short-term residence permit applications based on real estate acquisition in Turkey, under subparagraph (b), is whether the location of the immovable property is an “open area” or a “closed area.” This practice is carried out by the Presidency of Migration Management within the framework of Law No. 6458 on Foreigners and International Protection and the relevant administrative regulations.

Open and Closed Area Practice

What Is a Closed Area?

A closed area refers to neighborhoods or districts where foreigners cannot obtain a residence permit based on real estate acquisition. The main purposes of the closed-area practice are as follows:

• Preventing excessive growth of the foreign population in certain neighborhoods,
• Preserving demographic balance,
• Contributing to the protection of public order and social cohesion.

The Migration Administration declares neighborhoods where the foreign population ratio exceeds a certain threshold, practically the 20% limit, as closed areas. In these neighborhoods:

• New real estate residence permit applications are not accepted,
• Existing permits may be extended, subject to assessment based on exceptional circumstances,
• Citizenship applications are evaluated separately; no automatic right arises.

What Is an Open Area?

An open area refers to neighborhoods where foreigners may apply for a short-term residence permit by acquiring real estate. In these areas, a residence permit application may be filed if the following conditions are met:

• The real estate value requirement has been met,
• The title deed is registered in the name of the applicant,
• Other general conditions are present.

How Are Areas Determined?

Closed and open areas are determined not on a provincial basis, but on a district and even neighborhood basis. The Presidency of Migration Management evaluates:

• Foreign population ratios,
• Migration density,
• Social and administrative risk analyses

and makes neighborhood-based decisions. These lists may be updated from time to time; a neighborhood that is open today may become closed later.

Currently, ten districts in Istanbul are closed to new residence permit applications. The districts declared closed to residence under the regulations in force are Fatih, Esenyurt, Avcılar, Bahçelievler, Başakşehir, Bağcılar, Esenler, Küçükçekmece, Sultangazi, and Zeytinburnu.

In Ankara, Altındağ, Mamak, and Keçiören; and in İzmir, Buca, Bornova, and Konak are within the scope of closed areas. In addition, 1,169 neighborhoods in 63 provinces have been closed to new foreign registration, and the number of closed neighborhoods in Istanbul is 54.

This list may be updated by the Presidency of Migration Management. Therefore, before making an investment, it is vital to correctly determine the distinction between metropolitan cities and other cities, clarify the open-closed area status, and obtain legal support regarding the method by which the investment will be made.

Family Status

Only the persons whose names appear on the title deed of the purchased residence may apply for a real estate residence permit. In other words, the family of the title deed owner does not acquire the right to a real estate residence permit in the same way as the owner. However, the family of a person who holds a real estate residence permit may also become residence permit holders. For family members, it is possible to proceed with a touristic residence permit at the first application stage and to apply for a family residence permit during extension applications.

At the first application:

• Investor: Real estate residence permit
• Spouse and children: Touristic residence permit

At the renewal stage:

• Family members may renew the touristic residence permit in the standard manner, or
• They may transition to a family residence permit.

There is no numerical limit on extension applications.

Use of the Real Estate

• It is prohibited to rent out the property after obtaining the residence permit.
• The investor must personally reside in the purchased residence.

Using the real estate for commercial purposes may lead to the following consequences:

• Non-renewal of the residence permit,
• Cancellation of the residence permit already granted.

Required Documents

• Photograph of the first page of the passport
• Apostilled and certified birth certificate
• Apostilled and certified criminal record certificate
• Numbering certificate, obtained from the relevant municipality with the title deed and passport
• DASK compulsory earthquake insurance
• Real estate valuation report, appraisal
• Foreign exchange conversion documents, DAB
• Account statement from a Turkish bank
• Photograph of the title deed
• Photograph of the entry stamp and visa
• Biometric photographs
• UETS, National Electronic Notification System document, for residence permit renewals

The document list may vary depending on family status and the applicant’s country of nationality. From the perspective of current practice, it should be noted that for immovable properties acquired after 01.01.2025, documents such as appraisal reports, foreign exchange purchase documents, and payment receipts are not requested; only whether the immovable property has a value above 200,000 USD is considered.

There are two particularly important points to pay attention to here: the 200,000 USD condition must be met as of the title deed transfer date, and the value shown as the basis for title deed fees during the transfer must be the real value, namely at least 200,000 USD. If the amount actually paid for the immovable property is above 200,000 USD but a lower amount is shown on the title deed, the property will not be considered suitable for residence. Likewise, even if a payment equivalent to 200,000 USD was made on the date agreed with the seller, if the amount converted into Turkish lira on the title deed transfer date falls below 200,000 USD, the property cannot be used within the scope of subparagraph (b) immovable-property residence.

Citizenship Perspective

With this method, citizenship is possible only through the general application route. The required conditions are as follows:

• Actual and continuous residence in Turkey,
• The applicant’s total stay abroad during the last five years must not exceed 365 days, and during the last one year must not exceed six months,
• Maintaining uninterrupted and legal real estate residence permit status.

Important note: Frequent and long-term exits abroad may cause the residence period to reset.