Property in Türkiye for a residence permit — listings and rules
Listings in Alanya priced from USD 200,000, the threshold for a short-term residence permit through property purchase. Conditions, documents, the process and FAQ.
New Time Investment is a real estate agency in Alanya (Antalya, Turkey). We help international buyers choose, buy and rent apartments, villas and commercial property, complete the deal, obtain a residence permit and manage property.
Services
Property sales in Alanya
Apartment and villa rentals
Property management
Residence permit & Turkish citizenship assistance
Antalya airport transfers
Legal support for the transaction
Alanya districts
Mahmutlar
Oba
Avsallar
Kargıcak
Kestel
Tosmur
Cikcilli
Centre
A selection of New Time Investment listings priced at or above the threshold that applies to the short-term residence permit obtained through a property purchase, plus a step-by-step walkthrough: conditions, documents, timelines and the traps in between.
Minimum value: USD 200,000 appraised on the tapu
Permit length: up to 2 years, renewable
Family: spouse and children under 18
Application: online, e-ikamet.goc.gov.tr
How this selection is built
We do not stamp listings with a made-up “eligible for residency” badge: no such attribute exists in our data or in the developers' data, and inventing one would be dishonest. The selection criterion is single and fully transparent: it includes active catalog listings priced at or above {usd} — the minimum property value that has applied to the short-term residence permit since 16 October 2023. Catalog prices are quoted in euro, so the threshold is converted at an approximate rate and works out to roughly {eur}.
What the law actually looks at, however, is not the asking price but the value confirmed by a valuer licensed by the Capital Markets Board (SPK) and recorded on the tapu. That figure can land above or below the sale price. Listings close to the threshold are therefore checked individually — against the specific address and cadastral data, before the deal and free of charge.
One more constraint is invisible in the price altogether: the migration authority closes neighbourhoods to first-time foreign address registration once the share of foreign residents passes the set limit. Those lists are revised, so an address has to be verified on the date of application, not on the date the listing was published.
Residency through property in Türkiye: how it works
What the property-based residence permit is
A residence permit — ikamet izni in Turkish — lets a foreigner live in the country legally beyond the visa-free period. Ownership by itself grants neither citizenship nor permanent status: buying property is grounds for a short-term residence permit (kısa dönem ikamet izni), issued for up to two years and renewable for as long as the grounds hold.
This is not a golden visa and not citizenship by investment. The citizenship programme is a separate, considerably more expensive route with its own threshold and a three-year ban on selling the property. Residency through purchase is about the right to live in the country, not about a passport.
Legal residence in Türkiye without counting the visa-free 90 days
A Turkish tax number, a bank account and a local SIM card
State school enrolment for children
Access to private healthcare and, once registered with SGK, to the public system
Multiple entries and exits while the card is valid
A path to ordinary naturalisation after five years of continuous lawful residence (eligibility assessed case by case)
Conditions: which property qualifies
Value. At least USD 200,000, as appraised by an SPK-licensed valuer and recorded on the tapu. Since 16 October 2023 the threshold is uniform nationwide, with no split between major cities and the regions.
Registered ownership. A tapu in your name is required. An off-plan apartment bought under a contract does not qualify until the tapu is issued.
Residential designation and fitness for living. Land plots, commercial units and properties without an iskan (occupancy permit) generally do not qualify as grounds, even above the price threshold.
An address outside a closed neighbourhood. If the share of foreign residents in the mahalle exceeds the set limit, first-time address registration there will be refused.
No encumbrances: mortgages, seizures or unpaid debts attached to the property.
None of these can be verified from a listing — every one is confirmed by documents tied to the specific unit. If a single item fails, the refusal arrives after the fees are already paid, which is why checking before the deal saves both money and months.
The process: from choosing a property to holding the card
Choosing and vetting the property. We review the tapu, the iskan, the absence of debts and encumbrances, and the status of the neighbourhood at that address.
Appraisal. We commission a report from an SPK-licensed valuer — mandatory both for the transaction and for the migration authority.
Tax number and bank account. The Turkish tax number is issued by the tax office and the account by a bank; neither the deal nor the utility contracts can proceed without them.
Transaction and tapu. Transfer at the Land Registry Directorate (Tapu Müdürlüğü); by power of attorney if needed, without you being present.
Utilities and address registration. Electricity and water contracts in your name, and entry of the address into the address registration system.
Health insurance. A private policy from a Turkish insurer covering the full requested period; foreign travel insurance is not accepted.
Filing the application. The form is completed online at e-ikamet.goc.gov.tr and the system assigns an appointment at the local migration directorate.
Fees and document submission. You pay the applicable fees, hand over the file and receive a receipt.
Receiving the card. The finished residence card is delivered by post to the registered address.
Documents
A passport with sufficient remaining validity, plus a notarised translation
The completed and signed form generated on e-ikamet
Biometric photographs to the required specification
The tapu in your name and the valuation report
A valid health insurance policy from a Turkish insurer
Proof of residential address and address registration
Proof of sufficient funds for the period of stay
Receipts for the applicable fees
The exact file depends on nationality, age and family composition, and the requirements are periodically revised. The current list is published by the Presidency of Migration Management; our lawyer re-checks it immediately before filing.
The owner's family
A spouse and minor children file separate applications on the same grounds. They will need proof of the family relationship — a marriage certificate, birth certificates — apostilled and sworn-translated, their own insurance policy and their own application form.
One property normally serves as grounds for the whole family, but requirements on floor area and the number of residents can differ between provinces, so this is worth confirming for the specific address.
Duration, renewal and costs
The first card is issued for up to two years. The renewal application is filed in advance — as a rule no later than two months before expiry. Renewals are unlimited while the grounds persist, that is, while the property remains in your ownership.
Costs comprise the permit fee, the card itself, insurance, translations and notarisation, and the valuation report. The amounts are set in Turkish lira and are indexed regularly, so specific figures are worth confirming on the filing date rather than taken from last year's articles.
Processing times differ by province: some offices schedule an appointment within days, others within weeks. Queues in Alanya are usually shorter than in Istanbul or Antalya.
Common mistakes
Relying on the asking price instead of the appraised value that will be recorded on the tapu.
Buying a unit without an iskan, or with outstanding utility and aidat debts.
Skipping the neighbourhood status check and receiving a refusal after the deal is closed.
Buying land or a commercial unit expecting it to support a residence permit.
Taking out travel insurance instead of a policy from a Turkish insurer.
Filing for renewal at the last moment, when the card is already about to expire.
Why Alanya
We work in Alanya and its districts — Mahmutlar, Oba, Kestel, Tosmur, Cikcilli, Avsallar, Kargıcak. There is enough stock above the threshold here, migration office queues are shorter than in Istanbul, and running costs are lower.
That said, a district is not chosen for the threshold alone: schools, hospitals, transport and the distance to the sea matter more, because you will be living in the apartment, not in the application file.
Frequently asked questions
Does buying property grant Turkish citizenship?
No. A USD 200,000 purchase is grounds for a short-term residence permit, not for citizenship. Citizenship by investment is a separate programme with a higher threshold and a three-year ban on selling. There is also ordinary naturalisation after five years of continuous lawful residence, with its own separate set of requirements.
Can I get a permit if the property costs less than the threshold?
Not on property grounds. A residence permit can still be obtained on other grounds — touristic, student, family or work — each with its own requirements. Buying a cheaper apartment does not improve those chances by itself.
The threshold is in dollars but catalog prices are in euro — how is it counted?
The threshold is set in US dollars and assessed against the value recorded on the tapu. In this selection we convert at an approximate rate: that is a filter, not a legal confirmation of eligibility. The decisive figure is the one in the valuation report.
Do I have to live in Türkiye permanently?
The card does not require year-round presence, but long absences can affect renewal and, above all, a future citizenship application, where continuity of residence matters.
Can I sell the property after the permit is issued?
Selling removes the grounds: at the next renewal there would be nothing to substantiate them. Under the citizenship-by-investment programme, selling within three years is expressly prohibited.
How long does the whole process take?
With documents ready, the transaction itself takes from a few days to a couple of weeks. Appraisal, insurance, address registration and the migration appointment follow. Realistically, plan for one to three months from choosing a property to holding the card.
Do I have to travel to Türkiye?
The purchase can be completed by power of attorney without you being present. The migration directorate appointment, however, requires you in person — biometrics are taken there.
Please note
This page is informational and reflects the rules as of publication. Turkish migration rules change: thresholds, lists of neighbourhoods closed to registration, fee amounts and document lists are revised by regulation. Before a transaction, verify against the official sources — the Presidency of Migration Management (goc.gov.tr and the e-ikamet.goc.gov.tr portal) and the General Directorate of Land Registry and Cadastre (tkgm.gov.tr) — or write to us and we will check your case.
