Why Property Owners Get Residence Permits
Owning property in Turkey gives you a path to legal residence. The short-term residence permit lets you stay in the country for up to two years at a time, renewable as long as you own the property. This works well for people who want to spend extended time in Turkey without committing to the citizenship investment threshold.
The permit is simpler and cheaper than the citizenship route. There is no minimum property value requirement. Buy an apartment for $50,000 or a villa for $500,000, and you qualify the same way.
2025 Requirements for Property-Based Permits
The basic requirements are straightforward. You need to own property in Turkey with your name on the title deed. The property can be residential or commercial. You need valid health insurance covering your stay. You need a clean criminal record from your home country. You need sufficient funds to support yourself.
One important change: Turkey now requires the property to be in a permitted zone for foreigners. Some areas near military installations or in border regions are restricted. Your real estate agent should verify this before purchase.
The property must be your registered address. You cannot get a residence permit based on property you rent out full-time. If you rent the property occasionally while you are away, that is generally acceptable.
Required Documents List
Gather these documents before starting your application:
Passport valid for at least 60 days beyond your intended stay. Four biometric photos meeting Turkish specifications. Title deed copy showing your ownership. Health insurance policy valid in Turkey. Proof of address in Turkey. Bank statement showing sufficient funds. Criminal record certificate from your home country. Application form completed online.
All foreign documents need apostille certification and sworn Turkish translation. Get translations done in Turkey by certified translators, not in your home country.
The Application Process
Turkey uses an online appointment system. Here is how it works:
Step one: Create an account on e-ikamet.goc.gov.tr. Fill out the application form online. Upload your documents. Pay the application fee online.
Step two: Book an appointment at your local Immigration Office. Appointment availability varies by city. Istanbul and Antalya often have longer waits. Smaller cities process faster.
Step three: Attend your appointment with original documents. Bring everything you uploaded plus originals for verification. The officer will take your biometrics.
Step four: Wait for processing. You can track your application status online. Most applications take 30-90 days.
Step five: Receive your residence permit card. It will be delivered to your registered address or you can pick it up at the Immigration Office.
Health Insurance Requirements
Your health insurance must meet specific criteria. Coverage must be valid for your entire stay period. The policy must be from a company authorized to operate in Turkey, or from a foreign insurer with a Turkish partner.
Many applicants use Turkish insurers because the policies are cheaper and clearly meet requirements. SGK (the public system) is an option for longer stays but requires additional paperwork. Private Turkish insurers like Anadolu Sigorta, Allianz Turkey, or Mapfre offer policies specifically designed for residence permit applications.
Budget approximately $200-500 per year for basic coverage depending on age and coverage level.
Processing Times and Fees
Application fees vary by nationality and permit duration. Expect to pay approximately $50-150 for the application fee. The residence permit card itself costs around $90. Health insurance adds $200-500 annually.
Processing times depend on your location and the season. Summer months see higher application volumes. Istanbul typically runs 60-90 days. Smaller cities like Izmir or Bursa often process in 30-45 days. Antalya varies significantly due to high foreign resident numbers.
You can legally stay in Turkey while your application is pending if you entered legally and applied before your visa expired.
Renewal Process
Start your renewal application 60 days before your current permit expires. The renewal process mirrors the initial application but is usually faster since your records are already in the system.
You need updated health insurance, recent bank statements, and proof that you still own the property. If your circumstances have not changed, renewal is largely a formality.
Missing your renewal window can result in overstay fines and complications for future applications. Set reminders well in advance.
Common Problems and Solutions
Document issues cause most delays. Make sure translations are done by sworn translators registered with Turkish notaries. Unofficial translations get rejected.
Insurance problems are frequent. Policies from foreign insurers sometimes get rejected if they lack Turkish authorization. Use a Turkish insurer to be safe.
Address mismatches create issues. The address on your application must match your title deed and your insurance policy. Inconsistencies delay processing.
Photo specifications are strict. Turkish biometric photo requirements differ from other countries. Get photos taken at a Turkish photo shop that knows the requirements.
What the Residence Permit Allows
With a residence permit, you can stay in Turkey continuously without visa runs. You can open Turkish bank accounts. You can get a Turkish phone line. You can access some public services.
The permit does not give you work permission. For that, you need a separate work permit or to qualify through other means. It also does not count toward citizenship eligibility on its own. The five-year residency path to citizenship is separate from property-based residence permits.
Practical Tips
Apply in winter or early spring when Immigration Offices are less busy. Book appointments early in the morning for shorter waits. Bring all original documents even if not specifically requested.
Consider using an immigration lawyer for your first application. They know the local Immigration Office requirements, which can vary. The lawyer fee of $300-500 often saves significant time and stress.
Keep copies of all documents you submit. The system occasionally loses paperwork. Having backup copies prevents starting over.
Register your address with the local nufus (population registry) office after getting your permit. Some services require this additional registration.