A well-known law firm in Alanya has published information regarding residence permits.
Important updates fr om the Migration Service of the Republic of Türkiye:
“Foreigners who own property in Türkiye have obtained the right to apply for a tourist residence permit (ikamet) even if the cadastral value of the apartment is below USD 200,000.
Thus, owning a residential property — regardless of its value — can once again serve as sufficient grounds for legal long-term residence in Türkiye, provided that all other standard migration requirements are met (address registration, health insurance, duration of stay, etc.).”
Therefore, owners of any residential property located in open districts do not need to worry about their ability to reside long-term in Türkiye in their own property.
Recently, tightening and changes in migration policies have affected not only Türkiye. New restrictions have been introduced in the United States, Europe, Thailand, and other popular destinations. Nevertheless, despite changes to residence permit regulations, Türkiye remains one of the most accessible options. However, obtaining a residence permit simply through renting property, as before, is no longer realistic. In contrast, a residence permit based on property ownership remains the most optimal and reliable option.
In “Closed” Areas of Türkiye, It Is Currently Impossible to Obtain a Residence Permit for the First Time
Turkish migration legislation предусматривает territorial restrictions on obtaining a primary residence permit. Since July 1, 2022, a ban has been imposed on submitting new residence permit applications in 1,169 neighborhoods (mahalle) across 15 provinces of Türkiye, wh ere the number of foreign residents exceeded the limits set by the state.
In Alanya, the districts of Avsallar, Kargıcak, Kestel, and Mahmutlar are closed for residence permits. However, residence permits can still be obtained in other areas, such as the historical center, Oba, Tosmur, Payallar, Konaklı, and Türkler, as well as in Gazipaşa.
How to Obtain a Residence Permit in Türkiye in 2026
Turkish legislation allows foreign citizens to obtain a residence permit based on the purchase of real estate. This right is established in the Law “On Foreigners and International Protection.” A residence permit based on property ownership is issued for up to two years, with the possibility of renewal.
Residence in Türkiye based on a residence permit or a work visa opens the path to citizenship by naturalization after five years of continuous legal residence. After eight years of residence, it is also possible to apply for a permanent residence permit.
Children of foreign property owners holding a Turkish residence permit have the right to free education in public and municipal educational institutions, including kindergartens and schools.
Residence permit holders may also, in the future, apply for state health insurance (SGK), which provides access to free medical care for all family members.
The basis for obtaining a residence permit is documented ownership of real estate in Türkiye, recorded in the cadastral document TAPU. Migration legislation establishes clear requirements, failure to comply with which may result in refusal to issue a residence permit.
Since October 16, 2023, updated requirements regarding the minimum value of real estate for obtaining a residence permit by TAPU have been in effect in Türkiye. According to current regulations, the cadastral (assessed) value of the property must be at least USD 200,000. This requirement applies to all regions of the country without exception.
It is important to note that these changes do not have retroactive effect. Property owners who obtained TAPU before October 16, 2023 retain the right to obtain a residence permit under the previous conditions:
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from USD 75,000 for major cities;
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from USD 50,000 for other regions.
Since January 15, 2025, additional rules regarding the primary issuance of residence permits based on property ownership have come into force. These rules apply to applicants who have not previously held a Turkish residence permit, as well as to property owners who failed to renew their residence permit within the established timeframe.
The key changes concern confirmation of the property value and depend on the date of purchase:
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If the property was purchased before January 15, 2025, a report from a licensed appraiser confirming a value of at least USD 200,000 is required.
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If the property was purchased after January 15, 2025, the amount of USD 200,000 must be stated directly in the TAPU as the official cadastral value. In this case, no additional appraisal is required.
Residence Permit in Türkiye: What Changed as of January 1, 2026
Residence Permit Card Fee
As of January 1, 2026, the residence permit card fee is 964 Turkish liras.
If payment was made in 2025 but the application is submitted in 2026, the difference must be paid at the tax office.
Annual Residence Permit Tax
The annual tax is pegged to the US dollar and has not changed. The amount depends on the applicant’s citizenship:
Ukraine, Azerbaijan, Georgia, Kazakhstan, Kyrgyzstan, Lithuania, Latvia, Moldova, Uzbekistan — USD 80
Belarus — USD 36.5
Russia — USD 23.5
Primary Residence Permit Fee (tek giriş vize harcı)
The fee amount is 9,376.40 Turkish liras.
Important notes:
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The fee is paid only for the initial residence permit
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It is not required for renewals
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It is not shown in the residence permit application form
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Payment is made separately at the tax office
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Online payment is not available
Who Must Pay tek giriş vize harcı
The fee is paid by citizens of:
Ukraine, Belarus, Georgia, Kyrgyzstan, Moldova, Latvia, Lithuania, Estonia, Uzbekistan
The fee is not paid by citizens of:
Kazakhstan, Armenia, Russia, Azerbaijan
It is important to take this payment into account in advance when planning the residence permit application, as the amount is significant.
Residence Permit Extension for Children: New Opportunities
Children over 18 can now extend their family residence permit if they are unmarried and financially dependent on their parents.
Approval Criteria
Age (even reaching 25 years) is no longer an automatic reason for refusal. Migration authorities make a positive decision if three factors are confirmed:
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Joint residence with parents at the same address.
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Unmarried status (the child has not started their own family).
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Financial dependence on the parents.
How to Purchase Property for a Residence Permit in Türkiye
Stay Property offers a carefully selected catalog of real estate suitable for obtaining a residence permit by TAPU. All properties undergo preliminary verification and fully comply with current migration and cadastral requirements of Türkiye. Clients of Stay Property receive high-quality service, legal support, and transparent conditions without unnecessary risks or hidden complications. We also assist in selecting property for obtaining Turkish citizenship by investment.