Moving to Türkiye has become easier! Long-awaited changes have taken place that will affect relocation, commerce, tourism, and the real estate market. The most anticipated news of summer 2026 — residence permits in previously closed districts are available again.
What happened to residence permits in Türkiye
What did “closed districts” mean
Back in June 2022, the Migration Authority announced the closure of 781 districts across different provinces of the country due to the high share of foreign population. As of July 1, 2022, the list expanded to 1169 districts where applications for residence permits were restricted. In 2023, the restrictions intensified — an additional 9 districts in Istanbul were closed, further limiting foreigners’ ability to apply for or change their type of residence permit.
However, in early June 2026, the situation changed again. Most districts across Türkiye were reopened for residence permit applications. The only exceptions were two districts in Istanbul — Fatih and Esenyurt. The e-ikamet system no longer blocks applications from previously closed districts (except for the mentioned exceptions), which has significantly simplified the process for foreigners.
Previously, property owners could not obtain a residence permit in closed districts due to the location of the property in a “closed” area.
What is a residence permit (ikamet) in Türkiye
A residence permit (İkamet İzni) is an official document that allows a foreigner to legally reside in Türkiye longer than the duration of a visa or visa-free stay. A residence permit is not citizenship and does not grant the right to work. For employment, a separate work permit (Çalışma İzni) is required, which also allows residence in the country without obtaining a separate residence permit.
What types of residence permits were most commonly obtained by foreigners
Residence permit based on property ownership (TAPU)
It was issued on the basis of ownership of residential real estate. After 5 years of continuous renewal of such a residence permit, one can apply for citizenship.
Until April 26, 2022, to obtain a residence permit based on TAPU (ownership), it was essentially enough to own residential property in Türkiye; there was no minimum value requirement set by law.
From April 26, 2022, Türkiye introduced minimum property value requirements for a residence permit based on TAPU:
75,000 $ — for major cities and provinces with metropolitan status (Istanbul, Antalya, Alanya, Izmir, Ankara, etc.)
50,000 $ — for other provinces of the country.
From October 16, 2023, the rules were tightened again. Now, to obtain a new residence permit based on property ownership, the value of the property must be at least 200,000 US dollars.
Even if the property meets the value requirements, it had to be located in a district open for foreign registration.
Usually, together with the property owner, their spouse and minor children are also eligible to obtain a residence permit, subject to migration requirements.
A residence permit based on TAPU is the right to reside in Türkiye. Turkish citizenship by investment is a separate program that currently requires purchasing property worth at least 400,000 US dollars and meeting additional conditions.
Tourist residence permit
It was issued to foreigners who rented housing or planned long-term residence in Türkiye without employment. Property owners, regardless of its value, could also obtain a tourist residence permit. However, previously it was not possible to obtain it in closed districts, just like a residence permit based on TAPU.
Family residence permit
For spouses and children of Turkish citizens or foreigners who have a valid residence permit or work permit.
Student residence permit
For those studying in Turkish educational institutions.
Many mistakenly believe that in closed districts it was only impossible to obtain a tourist residence permit. In practice, the restrictions applied to obtaining new types of residence permits at a given address, including residence permits based on property ownership. Even owning property did not guarantee the ability to obtain an ikamet if the property was located in a closed district.
That is why districts of Alanya such as Mahmutlar, Kestel, Avsallar, and Kargicak raised so many questions among foreign buyers. Real estate there could be freely bought and sold, but obtaining a new residence permit at an address in a closed district was impossible.
Now the system is changing again, and many previously closed districts are gradually returning to the list of areas available for residence permit applications. However, the final rules and procedures for implementing these changes still require official clarification.
How the opening of districts will affect the real estate market in Alanya
The reopening of previously closed districts for residence permits is always a strong trigger for market growth.
What happens immediately after such changes:
Increase in demand for real estate
Buyers who were waiting for the opportunity to obtain a residence permit return to the market. First of all — to the most popular previously closed districts: Mahmutlar, Avsallar, Kestel, Kargicak.
Increase in property prices
Demand grows faster than supply — especially for liquid properties. This almost always leads to price increases. As the number of foreigners increases, demand for rentals also rises — accordingly, rental rates go up as well.
Why now is the most interesting moment
There are still properties on the market at “old” prices:
— from owners who have already left Türkiye
— from investors who were selling during the restriction period
— urgent sales below market price
But as soon as information about the reopening of districts becomes firmly established and widespread — such offers will quickly disappear.
Time to think is limited
The real estate market in Türkiye reacts very quickly. What looks like a “normal price” today may become an unaffordable level tomorrow.
If you are considering purchasing for a residence permit or investment — now is exactly the moment when you can still enter at a favorable price.
Contact us right now via the online chat on the website or through the listed contact phone numbers of our offices in your cities. A personal manager from Stay Property will advise you on all matters and help you choose the best real estate offer in Alanya.