Türkiye (Turkey)
Turkey Short-Term Residence Permit by Real Estate
Also known as: Turkey Property Residence, Turkey Real-Estate Residency
- Min investment
- $200K
- Program tier
- Renewable Temp
- Program type
- Investor Visa
- Initial validity
- 2 yr
- Renewable
- Yes
- Path to PR
- 8 yr
- Path to citizenship
- 5 yr
- Schengen access
- No
Investment options
Real Estate
$200KPurchase of residential property in Turkey with title-deed (Tapu) value at minimum USD 200,000. Threshold applies to all cities (no metropolitan distinction since Oct 2023 reform). Tapu sale price controls — valuation reports no longer accepted for post-Oct 2023 purchases. 3-year holding minimum to renew.
Physical presence
Path to citizenship
- Available: Yes
- Minimum years: 5
- Physical-presence years: 5
- Language test: Yes
Through STANDARD naturalization: 5 years uninterrupted residence + Turkish language + integration + intent to settle. NOT to be confused with Citizenship by Investment (USD 400K real estate) which is a separate, faster program. Dual citizenship allowed.
Tax implications
- Becomes tax resident automatically: No
- Worldwide income taxed: No
- Territorial tax system: No
- Day-count for tax residency: 183 days
- Wealth tax: No
Tax resident at 183+ days OR domicile in Türkiye. Tax-resident worldwide income taxed (15-40% progressive). Foreigners working temporarily for foreign employers receiving payment from abroad may be exempt. VAT 1-20%. No wealth tax. Property tax 0.1-0.6% annually. TRY volatility historically significant — property values often denominated in foreign currency in practice.
Family inclusion
- Spouse: Yes
- Children under 18: Yes
- Dependent adult children: No
- Parents: No
Spouse and dependent minor children granted Family Residence linked to property-owner principal's permit. Adult children/parents may apply for family-reunification separately. School enrollment and health insurance procedures streamlined for family residence.
Additional fees
- Application fee: $250
- Government fees: $350
- Legal/agent (est.): $3K
Residence permit card fee USD 165 + USD 80-100 application fee. Title-deed fee 4% of property value (typically split buyer/seller; often shifted to buyer). VAT possible 1-20% on new builds. Foreigner ID and tax number free. Legal/agent fees USD 1,500-3,500.
Eligibility requirements
- Age 18+
- Clean criminal record (apostilled)
- Health insurance valid in Türkiye
- Turkish tax number
- Title deed (Tapu) with sale price ≥ USD 200,000 in your name
Disqualifiers
- Title-deed sale price below USD 200,000 threshold
- Pre-Oct 2023 valuation-report-only proof (no longer accepted)
- Excessive absence (>120 days/year)
- Failure to renew before expiry
Recent changes
- 2022-04
Foreigners restricted from obtaining residence permits via property in 1,169 'closed' neighborhoods (saturation cap).
- 2023-10-16
Minimum property value for residence permit raised from USD 75,000 to USD 200,000 uniformly across all cities. Tapu sale price (not valuation) became controlling for post-2023 purchases.
- 2024-2025
Residence permit applications strictly require Tapu, not sales contracts. Closed-neighborhood list expanded.
- 2026
Family Residence linked to property-owner permit streamlined; enforcement tighter on physical presence.
Notes
Turkey has TWO foreign-investment property pathways: (1) Residence Permit at USD 200,000 (this program, no citizenship); (2) Citizenship by Investment at USD 400,000 (faster path to passport, see TR CBI file). They are commonly confused. This residency route is for those wanting a Turkish base without citizenship — useful for Iranian, Iraqi, Central Asian buyers seeking lifestyle/Schengen-adjacent base. Tax: worldwide income exposure if becoming tax resident. TRY volatility is the persistent risk. Closed-neighborhood list (2022+) limits buyable areas significantly.
EasyPassport is a document-organization tool focused on citizenship by descent. This page is reference research, not legal or financial advice. Always verify with the official program authority.