Turkey Residence Permit by Property in 2026: Key Rules and Requirements
In 2026, Turkey continues to enforce stricter regulations for obtaining a short-term residence permit based on property ownership (TAPU). The measures aim to strengthen migration control and apply to both property value thresholds and location requirements.
Key Requirements for a Residence Permit via TAPU
Under current legislation, foreign nationals applying for a residence permit through property ownership must meet the following conditions:
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the minimum appraised value of the property must be:
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USD 75,000 in major cities (including Antalya, Alanya, Mersin);
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USD 50,000 in small and medium-sized towns;
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only an independent property valuation report is taken into account, not the market or cadastral price;
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the purchased property may not be rented out — the applicant must reside at the registered address;
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the property must be located in an area open to foreign residents.
Grounds for Residence Permit Refusal
A residence permit may be refused or not renewed if:
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the property is located in a restricted area and the TAPU was issued after 1 July 2022;
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the property is under construction or not commissioned for residential use;
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the appraised value does not meet the required threshold;
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ownership rights have been lost or improperly registered;
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false information is provided or financial means are not confirmed.
Turkish Citizenship by Investment
The conditions of Turkey’s citizenship-by-investment program remain unchanged in 2026. Foreign nationals may apply for Turkish citizenship if they invest at least USD 400,000 in real estate, provided the property is not sold for three years.
Validity Period of the Residence Permit
A short-term residence permit based on property ownership is generally issued for up to one year, with the possibility of renewal. The maximum total duration is up to two years, subject to continued ownership and compliance with migration regulations.