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Residence Permit
Turkish Residence Permit Through Property Purchase
We select housing that meets the requirements for a residence permit, check the address before the deal and handle the application for the owner and their family, taking the ownership structure into account. Everything is handled on the ground in Turkey - the Umbrella Group office is in Istanbul, and an in-house lawyer oversees the legal side.
$200 000
residential property
3-8 weeks
processing time
up to 2 years
permit, renewable
Whole family
purchase structured for the permit
Types of Permit
Types of Turkish Residence Permit and How Each Is Kept
A residence permit through property gives the owner an independent basis for living in Turkey: the status is not tied to an employer, studies or marriage. As long as the property remains in ownership, is used for living and the requirements of migration law are met, the owner can apply for a subsequent renewal of the permit.
Short-term permit based on property
up to 2 years per issuance; renewableWhat the status depends on: retaining ownership, using the property for living and meeting the requirements for the short-term permit.
Tourist short-term permit
up to 2 yearsConfirmation of the purpose of stay and a positive review by the migration authority; renewal is not automatic.
Family permit
up to 3 years; not longer than the sponsor’s permitA family relationship and the sponsor continuing to meet the set requirements.
Student permit
for the study period within the set rulesA valid student status; after graduation another basis is required.
Work permit
usually up to 1 year on first issuance; renewableReplaces the residence permit for its validity; a dependent permit is tied to the employer and the terms of employment.
Long-term permit
indefiniteAt least 8 years of continuous lawful residence and meeting additional requirements.
Conditions
The Entry Threshold and How the Permit Is Granted
To obtain a short-term residence permit based on property, you need to buy a residential unit worth at least the equivalent of $200,000 in Turkish lira on the date of purchase. The property must be registered to the applicant and used by them for living.
Before the deal we check the value and the legal status of the property, its residential designation, whether a foreigner can register at the specific address, and whether the property meets the requirements of the migration procedure.
| Minimum value | at least the equivalent of $200,000 in Turkish lira on the date of purchase |
| Type of property | residential property only |
| Use | the property must be used by the applicant for living; under the current e-İkamet form the property that is the basis of the permit cannot be used for renting or similar income |
| Ownership | the property must be registered to the applicant |
| Family | the spouse, minor children and dependent adult children can apply on the same basis where there is shared or joint ownership of the property. If only one family member is the owner, a separate basis for a permit is determined for the others |
| Permit term | up to 2 years per issuance; subsequent renewal is possible while the basis is retained |
| Main documents | the Tapu, confirmation of the property’s address, health insurance, proof of sufficient funds and the standard e-İkamet package |
| First application | additionally requires a certificate of the property’s official address issued by the municipality (numarataj belgesi) |
| Renewal | the retention of ownership and an up-to-date address registration are confirmed |
If the permit is planned for the whole family, the ownership structure must be decided before the deal: registering the property to one spouse only does not automatically give the property-based permit to the other spouse and the children.
The $200,000 value is not the only condition. Before buying, you must check the residential designation of the property and whether a foreigner can register at the specific address.
Restrictions
Restrictions and Conditions to Check Before Buying
What to check before buying
- Addresses closed to registration. In some districts there are restrictions on first-time registration of foreigners. Buying a property does not, in itself, guarantee that you can obtain a permit at a specific address, so its status must be checked before booking and paying a deposit.
- Use of the property. The housing on which the permit is based must belong to the applicant and be used by them for living. If the property is used for renting out or similar income, it does not match the stated purpose of this basis for the permit.
- The buyer’s citizenship. A foreigner’s right to buy property and the restrictions that apply depend on their citizenship. This is checked before selecting and booking a property.
- Keeping the basis. The property must remain in the applicant’s ownership and be used by them for living. The $200,000 threshold is set from the value of the property on the date of purchase; a later change in its market value does not, in itself, end the basis for the permit. If the property is sold, another valid basis for continued residence in Turkey is required.
- The applicant’s documents. You need to provide a valid passport, confirmation of the address, the property documents, health insurance where required, and the standard e-İkamet package. For family members, family ties are additionally confirmed.
Before any deposit, Umbrella Group checks not only the value of the property, but also its residential designation, the foreigner’s right to buy and whether the specific address can be used to obtain the permit.
What It Gives You
Rights and Opportunities of a Residence Permit Holder
01
Legal residence
You can live in Turkey for the whole term of the permit, without the limits of the short-term visa regime and without having to leave the country to reset your allowed period of stay.
02
Banking
A residence permit makes it easier to open and use bank accounts in Turkey. The specific terms and available products depend on the bank’s requirements and the compliance review.
03
Healthcare
During the permit, health insurance that meets the set requirements is used. After one year of continuous residence, foreigners who meet the legal conditions can apply to join the state health insurance system (SGK).
04
Education
Children can study in state and private schools in Turkey. Enrolment in state schools is based on the registered address of residence and the rules of the Ministry of Education; for prior education, an equivalence certificate is issued where needed.
05
Everyday services
The residence permit and the foreigner ID number make it easier to register a car, set up utility contracts, mobile service and other local services.
06
Government services
Once you have the foreigner ID number and the residence permit, you can use the e-Devlet portal, Turkey’s single system of electronic government services.
A residence permit by itself does not grant the right to work in Turkey - employment requires the relevant work permit or an exemption provided by law. A Turkish residence permit is also not a Schengen status: entry rules for other countries are determined by the applicant’s citizenship and passport.
Process
How the Residence Permit Is Arranged
The timings of the stages are approximate and depend on the readiness of the property, the documents, the appointment date and the review times of the migration authority.
-
01
Property selection and address check
approx. week 1We define the budget and location and select residential property from $200,000. Before booking, we check the legal status of the property, any encumbrances and whether the specific address can be used to obtain the permit.
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02
Preparing for the deal
approx. weeks 1-2We obtain the tax number and the documents needed for the deal. Where needed, we assist with opening an account at a Turkish bank and preparing a power of attorney.
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03
Completing the deal
approx. weeks 2-3We make the necessary payments and register the title in the applicant’s name. If a specific deal requires an independent valuation, we arrange it separately. For properties subject to compulsory insurance, a valid DASK policy is taken out.
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04
Preparing the permit package
approx. week 3We arrange health insurance for the required term and collect the documents on the property and the address, including the Tapu and the certificate of the property’s official address issued by the municipality (numarataj belgesi). For family members we prepare the documents on family ties and the basis for their applications.
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05
Submitting the application
approx. weeks 3-4We prepare the application in the e-İkamet system and the full set of documents. The application is submitted by the applicant or an authorised lawyer; after registration, an appointment at the migration authority is scheduled.
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06
Appointment at the migration office
approx. weeks 4-6At the appointed time the original documents are presented and the identification and biometric steps required by the procedure are carried out. The migration authority may request additional documents or the applicant’s personal presence, even if the application was filed through a representative.
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07
Decision and residence card
approx. weeks 5-8*After the application is reviewed, if the decision is positive, the residence card is issued and sent to the applicant in the established manner.
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08
Renewal
after receiving the permitA renewal application can be filed within the last 60 days of the current permit and must be completed before it expires. On renewal, the retention of the basis, the ownership, the address and compliance with the other requirements of migration law are confirmed again.
* The official review period for a complete application can be up to 90 days.
What we take on
Selecting and legally vetting the property, checking the address, obtaining the tax number, preparing the transaction, the necessary insurance and valuation procedures, preparing the e-İkamet package and handling the migration procedure.
What we need from you
Together with our specialist, decide on the property, provide the documents and fund the transaction. Your presence is needed at the stages where it is mandatory or requested by the migration authority.
Renewal
Renewing the Permit and the Path to Citizenship
Renewal procedure. A renewal application is submitted through the e-İkamet system within the last 60 days of the current permit and always before it expires. Once the application is registered, the further procedure for submitting documents is determined by the system and the migration authority.
As long as ownership is retained, the housing is used for living, the address registration is up to date and the other requirements are met, you can apply for a subsequent renewal. The migration authority decides on each application separately.
What can lead to refusal of renewal or cancellation of the permit
- being outside Turkey for more than 120 days in total over the last year, except in the cases provided for by law;
- selling the property or otherwise losing ownership;
- using the property in a way that does not match the stated basis for the permit;
- the absence of valid health insurance in cases where it is mandatory;
- the absence of an up-to-date address registration or other mandatory documents;
- providing false information or documents;
- an active deportation decision, an entry ban or other circumstances provided for by law relating to public order and security.
The path to citizenship. A property-based permit can count towards the residence period for Turkish citizenship through the ordinary route. To apply, you need to have lawfully and continuously resided in Turkey for at least five years; total time spent outside the country during this period must not exceed six months.
Five years of residence does not mean citizenship is granted automatically. Knowledge of Turkish, sufficient income or a profession, the intention to live in Turkey permanently, and national security and public order requirements are additionally assessed.
If the main goal is citizenship without the mandatory five years of residence, you can consider the investment program with a property purchase from $400,000.
Properties
Properties Suitable for the Residence Permit
The selection features residential properties from $200,000. Before the deal we check the legal status of the property (including whether it can be used as a basis for the permit), the ownership and whether a foreigner can register at the specific address.
The selection includes homes for the owner’s own residence in Istanbul, Antalya, Mersin and along the Aegean coast. The address status is checked right before booking, because the current restrictions can change.
Project with 2+1 apartments in 650 meters from Cleopatra beach - Umbrella Group
Alanya / Kleopatra
Area:
61-138 м²
Rooms:
2+1
To beach:
650 м
201 500 -
384 750 €
Cosy apartment on the 1st floor, in the heart of Alanya - Umbrella Group
Alanya / Centre
Area:
90 м²
Rooms:
2+1
To beach:
600 м
203 500 €
186 000 €
Investment profitable complex in Oba - Umbrella Group
Alanya / Oba
Area:
59-146 м²
Rooms:
1+1, 2+1, 3+1
To beach:
850 м
205 000 -
435 000 €
3+1 Duplex with Sea View in Bektas, Alanya - 180 m² | ID U6748
Alanya / Bektas
Area:
180 м²
Rooms:
3+1
To beach:
6000 м
209 000 €
2+1 furnished apartment in Alanya - Umbrella Group
Alanya / Kleopatra
Area:
100 м²
Rooms:
2+1
To beach:
400 м
209 000 €
204 000 €
Apartment 115 m2 2+1 with pool in the district of Tosmur - Umbrella Group
Alanya / Tosmur
Area:
115 м²
Rooms:
2+1
To beach:
500 м
210 000 €
The address status can change. Before booking and before the deal, the current restrictions are re-checked.
About Us
About Umbrella Group
Umbrella Group has worked in the international real estate market since 2018. In that time the team has closed more than 250 deals, and the combined value of the property portfolio it represents exceeds $400 million.
The company works with properties in Turkey, the UAE and other international destinations, supporting clients at every stage - from selecting and legally vetting the property to closing the deal and obtaining residence and citizenship.
In Turkey the deals are handled by an in-house lawyer. Full communication with the client is available in Russian, including document preparation and dealings with banks, developers and government authorities.
Client confidentiality is maintained at every stage of the work; where needed, the terms can be additionally set out in an NDA.
Istanbul
Nurol Tower, İzzetpaşa Mah., Yeniyol Cad. No: 3, Kat: 31, Ofis No: 3103, Şişli, İstanbul, Türkiye
Dubai
The Onyx Tower 1, Office 606, Sheikh Zayed Road, The Greens, Dubai, UAE
Costs
Costs Beyond the Price of the Property
Beyond the price of the property, the deal budget includes state registration fees, insurance, notary and translation costs, and the fees for the residence permit. On a purchase in the primary market, VAT additionally applies if the deal does not meet the conditions for exemption. Before the contract is signed, the client receives an itemised estimate for the chosen property and the composition of applicants.
| Item | Estimate |
|---|---|
| State fee for title registration (tapu harcı) | 2% on the buyer’s side and 2% on the seller’s side* |
| Valuation report - if required for the deal | from 16,500 TL at the 2026 tariff for a standard residential unit; depends on the floor area |
| TKGM fees for registration operations | at the official 2026 tariff; depend on the type of operation |
| Compulsory earthquake insurance (DASK) | at the official tariff; depends on the floor area, the building and the seismic risk zone |
| Health insurance for the permit | at the insurer’s tariff; depends on age and the coverage period |
| Residence card (belge bedeli) | 964 TL per applicant at the 2026 tariff |
| State fee for the permit (ikamet harcı) | depends on citizenship and the permit term; calculated by the e-İkamet system |
| Notary, sworn translation, power of attorney | approximately $200-500 |
| Turkish tax number | no separate state fee |
| VAT (KDV) - on a purchase in the primary market | depends on the property and the deal; for a non-resident an exemption is possible if the set conditions are met |
| Umbrella Group fee | fixed by contract before the engagement begins |
* By law each party pays 2%; the contract may provide for a different allocation of costs.
For applicants under 18 and over 65, health insurance is not mandatory for the short-term permit. On a purchase in the primary market, we check the foreign buyer’s right to a VAT exemption before the deal.
Umbrella Group’s support covers selecting and legally vetting the property, checking the address for the permit, preparing the transaction, obtaining the tax number, the necessary insurance and valuation procedures, preparing the e-İkamet package and handling the migration procedure.
Frequently Asked Questions
Does this status require permanent residence in Turkey?
The status assumes that you actually live in Turkey, though short trips abroad are fine. Being outside the country for more than 120 days in total over the past year can be grounds for cancelling or not renewing a short-term permit; the law provides for certain exceptions.
What are the closed districts and how is the address checked?
Certain districts have restrictions on the first registration of foreigners. The status of a specific address is checked before the property is booked and the deposit is paid, because the current restrictions and the exceptions to them can change.
What are the main reasons for refusal?
Grounds for refusal or non-renewal can include the property not meeting the requirements for a property-based permit, restrictions on the specific address, a non-residential designation of the property, termination of ownership, use of the home for a purpose other than the one stated, missing mandatory documents, inaccurate information, breach of the rules on time spent outside Turkey, and the entry and public-security restrictions provided for by law.
What happens to the status if the property is sold?
Selling the property ends the basis on which the property-based permit was issued. You should not count on the current card automatically staying valid until the date shown on it. If you plan to sell or replace the property, another basis for residence needs to be prepared in advance.
Is a permit issued for children and can they go to school?
Minor children do not automatically get a property-based permit just because the property is registered to one of the parents. Family members can apply on this same basis where there is shared or joint ownership; in other cases another suitable basis is identified. Children with a legal residence status can study at state and private schools, subject to the enrolment and address-registration rules.
Are a Turkish bank account and a tax number required?
A Turkish tax number is obtained while the deal is being prepared and is used for a number of registration and payment procedures. A separate account with a Turkish bank is not a mandatory condition for the property-based permit, but it can be convenient for closing the deal and for later payments.
What requirements must the health insurance meet?
The medical cover must meet the requirements of the Göç İdaresi and span the permit period applied for. Private insurance or the other types of cover the system provides for are accepted. Exceptions apply to applicants under 18 and over 65. After one year of continuous residence, foreigners who meet the set conditions can apply to join the GSS/SGK system.
Is buying two properties allowed to reach the $200,000 threshold?
For the property-based permit we do not recommend building the case on adding up the value of several properties without first confirming that such a structure applies. The most reliable option is a single residential property that meets the set minimum threshold on its own. If several properties are being considered, whether such a structure is possible is checked before the deal.
Is personal presence in Turkey required?
Part of the deal and the document preparation can be handled under a power of attorney. For the first application you need to allow for an in-person appointment and the identification and biometric steps the procedure requires. The number of visits and the order of the appointment are set by the migration service.
After how long can I apply for citizenship?
A property-based permit can serve as a lawful basis of residence on the path to citizenship by the ordinary route. You can apply after at least five years of continuous lawful residence, provided the other requirements of the law are met. Five years of residence on its own does not guarantee citizenship.
Does the status grant the right to work?
No. The residence permit on its own does not grant the right to work in Turkey. Employment requires a corresponding work permit or an exemption provided for by law.
What taxes does an owner face?
At purchase you pay the state fee for registering the transfer of ownership - by law 2% on the buyer’s side and 2% on the seller’s side. For residential property the annual tax is 0.1%, and within the boundaries of large municipalities 0.2% of the property’s tax value.
Holding a residence permit does not in itself mean automatic tax residency in Turkey. That is determined taking into account your place of residence, the length of your stay and the applicable international tax treaties.
Get Started
Get a Selection of Properties for the Residence Permit
We will pick residential properties from $200,000 that match your parameters and check whether the residence permit can be arranged at the chosen addresses.
Data current as of
The figures and timelines on this page are for information only and are not legal advice. Program terms are set by the authorities of the country and may change.
