Buying a home in Alanya almost always brings up the question of residence status: our clients frequently ask whether they can apply for a residence permit right after the property deed is finalized, and whether their chosen neighborhood is open or closed to foreign residents. In this article, we'll explain how the open and closed neighborhood system works, what has changed in recent months, and how to submit your application through the e-Residence system without multiple trips to the migration office.
Turkish residence permit: what it is and why it matters for property owners
A Turkish residence permit, or "ikamet" for short, is an official document applied for through the e-Residence system and issued by the Provincial Directorate of Migration for a specific purpose — residence, education, family reunion, or property ownership. It is neither citizenship nor a work visa: the document allows you to stay in the country longer than the standard tourist duration, but does not automatically grant the right to work. For those who own a home in Turkey, this is the first practical step in the legal process — it opens the door to address registration, utility subscriptions, health insurance, and banking services.
Short-term residence based on property ownership is issued for a maximum of two years in a single application; before expiration, renewal must be completed within a 60-day window before it expires — otherwise the document loses validity. You can also read our detailed step-by-step guide covering everything from selecting your property to receiving your residence card: how to obtain residence through real estate purchase.
Open and closed neighborhoods: how the system works in practice
In Turkey, the migration authority monitors the percentage of foreign residents registered at each address in every neighborhood. Since 2022, neighborhoods where the foreign population exceeds 20% have been closed to new foreign registrations: residence permits are not issued for the first time at these addresses, and transfers from other provinces to these neighborhoods are not accepted. Closed status does not prevent you from buying property there — it only affects registration and residence permit applications at that address. A neighborhood's status is not permanent and varies between provinces.
Alanya: closed neighborhoods have reopened since summer 2026
The official 2022 list included four neighborhoods from Alanya: Mahmutlar, Kestel, Kargıcak, and Avsallar. As of June 2026, first-time residence applications are being accepted at these addresses again — we see this in our daily work with clients. Oba, Alanya city center, Cikcilli, Tosmur, and Konaklı were never on this list. The Migration Authority did not publish a separate announcement lifting the restrictions, and the 2022 list remains available on goc.gov.tr; it's worth checking the address before applying. For the history of the restrictions and the complete list for Antalya province, see our article titled Closed neighborhoods for residence permits in Turkey.
Neighborhoods in other Turkish cities remain closed
Alanya's reopening does not apply throughout all of Turkey. Implementation is carried out province by province and neighborhood by neighborhood, and as of autumn 2026 continues in many cities:
- Antalya city center. The 2022 list includes Liman, Hurma, and Sarısu from Konyaaltı, and Topçular from Muratpaşa. To our knowledge, these neighborhoods have not reopened.
- Mersin. The list includes 63 neighborhoods from eight districts; most in Akdeniz (27) and Tarsus (18), as well as Mezitli, Silifke, Toroslar, Yenişehir, Gülnar, and Erdemli. Restrictions in Mersin have not been lifted.
- Istanbul. The list includes 54 neighborhoods; most in Fatih (13), Beyoğlu (10), and Esenyurt (8). Some Istanbul law firms state that restrictions were lifted as of 10 June 2026, but there is no official confirmation from the Migration Authority — always verify the address before processing.
- The rest of Turkey. The list includes a total of 1,162 neighborhoods from 63 provinces; most in Şanlıurfa, Gaziantep, Hatay, Kilis, and Adana. If you're looking at property outside Alanya, assume restrictions may still apply unless confirmed otherwise.
How to check whether a neighborhood is open or closed
- Find the complete neighborhood name. It appears on the deed or rental contract; the development name or district in the listing is not sufficient.
- Check the Migration Authority's official list. The Neighborhood Closure Announcement and closed neighborhoods list (Excel) show which neighborhoods were closed. The list is from 2022: it indicates where verification is needed, but does not confirm whether the neighborhood is open today.
- Enter the address into the e-Residence form. Before signing the contract, start filling out the application form at e-ikamet.goc.gov.tr. According to applicant experience, a closed address either appears in the system or at your appointment before the fee is paid; if the address is accepted and an appointment is scheduled, the restriction does not apply to that address.
- Contact the migration office directly. You can call the YİMER 157 hotline or contact the Provincial Directorate of Migration in the relevant province.
What to do if your preferred neighborhood is closed
Today this question is more relevant for those looking at property in Antalya city center, Mersin, and other cities rather than Alanya. Closed status does not prevent you from buying property there — it only affects residence permit applications at that address. Depending on your family situation, there are several solutions.
- Register through the address of a spouse or relative living in an open neighborhood, if such an option exists.
- Look at a neighboring neighborhood in the same district: restrictions are applied at the neighborhood level, and an open neighborhood is often just minutes away.
- Rent in an open neighborhood while the process is completed, and hold your purchased property as an investment — detailed information on rentals can be found in our Alanya rental property guide.
Based on our experience, it's worth rechecking the neighborhood's status right before submitting your documents: lists are updated, and neighborhoods can both open and close again.
Applying through e-Residence: step by step
All residence permit applications are submitted online through the e-Residence system (officially called e-Residence); applicants then either receive an appointment date at the migration office or are asked to submit documents another way (Property Turkey, 2026). The process can take anywhere from a few days to several weeks depending on the workload of the relevant directorate in Antalya, to which Alanya belongs.
The basic steps are: registering in the e-Residence system, filling out the form specifying your purpose of stay and address, uploading scanned copies of documents, paying the state fee, and waiting for your appointment date. On appointment day, original documents are submitted, biometric data are collected, and the prepared residence card is usually mailed to the specified address.
- A valid passport with sufficient validity period and, if necessary, a certified translation or notarized copy
- Deed or sales contract proving the basis for your application
- Valid health insurance policy from a Turkish insurance company
- Photographs in the specified format and proof of fee payment
- A document showing your residential address and, if required by residence type, proof of income
If you encounter unusual questions during the process — such as how to register a spouse or children without property rights in the Tapu registry — you can check the frequently asked questions section on our site or reach out to our consultant directly through the Q&A page.
Residence permit types when buying real estate: which one suits you
The primary pathway for property owners is a residence permit based on property ownership and classified as short-term residence. The required property value threshold for this category is typically 200,000 USD or its Turkish Lira equivalent at the time of purchase; the property must be residential in nature and genuinely used for residence purposes by the applicant (Property Turkey, 2026). In other words, commercial properties such as offices, shops, or warehouses do not officially fall into this category even if their market value exceeds this threshold; investors interested in commercial real estate in Alanya should explore alternative pathways or consider applying through business activities.
Family residence permits are issued to the applicant's spouse and children for a maximum of three years, though they cannot exceed the primary permit holder's (sponsor's) duration. Long-term (permanent) residence is available to those who have lived continuously in Turkey for at least eight years on a residence permit, meet income and insurance requirements, and have not received social assistance in the past three years — but this is a stage that applies to those who view Turkey not merely as an investment but as a permanent home.
What to watch out for during the application
Residence rules and the property value threshold required for citizenship through investment are completely different matters, and it helps not to mix them up: the threshold for acquiring Turkish citizenship through real estate was raised to 400,000 USD in June 2022 and has not changed since (Hürriyet Daily News, 21 September 2026). In September 2026, Turkish authorities identified more than a thousand foreigners who had obtained citizenship through fraudulent transactions based on inflated property appraisal reports; subsequently, passport cancellation processes and inspections of contractor firms began (Hürriyet Daily News, 2026). While the risk is lower for an ordinary buyer seeking only residence and not applying for citizenship, this example demonstrates how important it is to verify the actual market value of the property and the reputation of the contractor before signing any contract.
Residence regulations, property value thresholds, and open area lists change from time to time; for this reason, it is worthwhile to reconfirm any figures or neighborhood status at the time of transaction through the immigration authority, e-Devlet, or the lawyer overseeing the process. The sensible approach is to build time into your transaction budget for documentation procedures and not to rely on verbal promises such as "guaranteed residence" without verifying current conditions.
Conclusion
Acquiring a residence permit through real estate purchase remains a reliable and predictable pathway for those who wish to stay in Turkey legally for longer than a tourist visa — but before applying through e-ikamet, it is essential to carefully verify the neighborhood status, the property's value threshold, and the completeness of your document package. If you are considering buying an apartment or villa in Alanya with the intention of applying for residence in the future, you can start by browsing our current listings in the real estate catalog or register for a property tour by filling out the form on our site — for details about neighborhoods and procedures, you can learn from our magazine or directly from our consultant.