Türkiye · Investing
Türkiye Property residence permit
Investment needed: $200k+
Short-term residence permit — owner of residential property (Law 6458 Art. 31)
Checked against official sources on Change log
Key facts
Property residence permit is an investing route for Türkiye. Applicants need an investment of $200k+. You can stay 2 yrs, renewable. You can't take local work. Checked 2026-10-12 against the official source.
- Money needed
- $200k+
- Government fees
- TRY 964 ≈ $20
- Processing
- Up to 90 days
- First stay
- 2 yrs
Cost, time and long term
To apply: government fee TRY 964 ≈ $20; investment $200k+; decision: up to 90 days. No lawyer or agent fee is included.
Government feesTRY 964 ≈ $20
- TRY 964 (≈ $20)Residence permit document fee for 2026, charged to all nationalities; a separate residence duty depends on nationality and permit length.
Invested and held$200k+
- $200,000Minimum value of the dwelling on the date of acquisition, expressed as the equivalent in Turkish lira; for inherited or gifted property a current valuation report is required.
RenewalRenewable
Short-term permits are issued for at most 2 years each time and can be renewed.
Permanent residenceAfter 8 years of residence
Long-term (indefinite) residence needs 8 years of uninterrupted residence in Türkiye on residence permits, no social assistance in the last 3 years, sufficient regular income and valid health insurance.
ProcessingUp to 90 days
Residence permit applications must be decided within 90 days (Law 6458 Art. 21).
Why this route may not fit
Check this before you apply.
- Work isn't allowed on this route
What you'll need
Who can apply3
- The applicant owns a dwelling in Türkiye, shown by a title deed.
- The dwelling is used by the foreigner as a residence and cannot be rented out or used for income.
- Family members who co-own the dwelling may apply, with documents showing the family link.
What you must show2
- The dwelling was worth at least USD 200,000 (in Turkish lira) on the date of acquisition.
- The document fee for 2026 is TRY 964, (≈ $20) plus a residence duty that depends on nationality and permit length.
Documents2
- A valuation report is required for property acquired by inheritance or gift.
- Application form, passport copy, two biometric photos and proof of payment of the fees.
Steps1
- Apply through the e-ikamet system.
When you become tax resident
How Türkiye decides tax residence and treats foreign-source income, from its tax records.
- Stay on this route
Up to 2 years at first, renewable
- Tax residence
Income tax residence is separate from immigration status.
- Foreign-source income
New-resident relief (20 years)
Individuals who become Turkish tax residents and had no domicile or tax liability in Türkiye in the preceding three calendar years are exempt from income tax on income and gains earned outside Türkiye for twenty years.
- Special regime
Foreign-source income exemption · 0% tax
All tax rules for Türkiye Tax records checked
Full official text
Short-term residence permit for a foreigner who owns a dwelling in Türkiye that was worth at least USD 200,000 (in Turkish lira) when acquired and is used as a residence; co-owning family members can apply on the same basis. 1 2 3 4 5
What you must show and pay
- An investment of at least $200,000 · Minimum value of the dwelling on the date of acquisition, expressed as the equivalent in Turkish lira; for inherited or gifted property a current valuation report is required. 4
- A fee of TRY 964 (≈ $20) · Residence permit document fee for 2026, charged to all nationalities; a separate residence duty depends on nationality and permit length. 5
Requirements
- The applicant owns a dwelling in Türkiye, shown by a title deed. 4 1
- The dwelling is used by the foreigner as a residence and cannot be rented out or used for income. 4
- Family members who co-own the dwelling may apply, with documents showing the family link. 4 1
- The dwelling was worth at least USD 200,000 (in Turkish lira) on the date of acquisition. 4
- The document fee for 2026 is TRY 964, (≈ $20) plus a residence duty that depends on nationality and permit length. 5
- A valuation report is required for property acquired by inheritance or gift. 4
- Application form, passport copy, two biometric photos and proof of payment of the fees. 4
- Apply through the e-ikamet system. 4
Stay
- Short-term residence permits are issued for at most 2 years each time.
- First stay: up to 24 months, decided case by case.
- Renewable, subject to the conditions in force at renewal.
Work
No work right: a residence permit does not entitle the holder to work; a work permit is needed.
Family
Family members who own shares of the dwelling may apply.
Official sources
- Residence permit types: short-term, family, student, long-term · Presidency of Migration Management, Ministry of Interior · checked 2026-10-11
- Residence permits FAQ (Turkish): financial means, property-based permits · Presidency of Migration Management, Ministry of Interior · checked 2026-10-10
- Law No. 6458 on Foreigners and International Protection · Grand National Assembly / mevzuat.gov.tr · checked 2026-10-11
- Documents required for short-term residence permit applications (e-ikamet) · Presidency of Migration Management · checked 2026-10-11
- Presidency of Migration Management: residence permit document fee and duty amounts · Presidency of Migration Management · checked 2026-10-11
Property residence permit and its alternatives
| Route | Money needed | Stay | Work |
|---|---|---|---|
| Property residence permit | Needs an investment of $200k+ | 2 yr, renewable | No |
| Citizenship · $500k deposit | Needs savings of $500k+ | 5 yr | Yes |
| Citizenship · $500k bonds | Needs an investment of $500k+ | 5 yr | Yes |
| Citizenship · $500k pension | Needs an investment of $500k+ | 5 yr | Yes |
| Citizenship · $400k property | Needs assets of $400k+ | 5 yr | Yes |
Questions people ask
How much money do I need for the Property residence permit?
An investment of at least $200,000. Minimum value of the dwelling on the date of acquisition, expressed as the equivalent in Turkish lira; for inherited or gifted property a current valuation report is required. A fee of TRY 964 (≈ $20). Residence permit document fee for 2026, charged to all nationalities; a separate residence duty depends on nationality and permit length.
How long can I stay on the Property residence permit?
Short-term residence permits are issued for at most 2 years each time.
How long does the Property residence permit take to process?
Residence permit applications must be decided within 90 days (Law 6458 Art.
Can I work on the Property residence permit?
No. No work right: a residence permit does not entitle the holder to work; a work permit is needed.
Can I bring my family on the Property residence permit?
Family members who own shares of the dwelling may apply.
Does the Property residence permit lead to permanent residence in Türkiye?
Time on the Property residence permit counts toward permanent residence in Türkiye, which the rules allow after 8 years of residence.
Is there a tax break for Property residence permit holders in Türkiye?
Foreign-source income exemption for new tax residents (Income Tax Law repeated Art. 20/D): Individuals who become Turkish tax residents and had no domicile or tax liability in Türkiye in the preceding three calendar years are exempt from income tax on income and gains earned outside Türkiye for twenty years. It's separate from the visa and has its own conditions.
Tax
Special regime
Foreign-source income exemption for new tax residents (Income Tax Law repeated Art. 20/D)
0% tax
Details
- On: Foreign-source income and gains (kazanç ve iratlar) earned outside Türkiye
- Who: Natural person treated as resident in Türkiye on or after 1 January 2026
Individuals who become Turkish tax residents and had no domicile or tax liability in Türkiye in the preceding three calendar years are exempt from income tax on income and gains earned outside Türkiye for twenty years.
Taxed on
Foreign-source income and gains (kazanç ve iratlar) earned outside Türkiye.
Who it applies to
- Natural person treated as resident in Türkiye on or after 1 January 2026 (domicile in Türkiye or staying continuously more than six months in a calendar year, Art. 3-4).
- No domicile and no tax liability in Türkiye during the three calendar years before becoming resident.
- Earlier Türkiye-source rental, securities income or capital gains liability does not prevent the exemption; a salary or business taxed in Türkiye in those three years does.
- An exemption certificate must be obtained from the tax office: the application is due by the end of the calendar year in which the person becomes resident, or by the end of February of the next year for those who become resident in November or December. A late application is refused.
Exclusions
- Income earned in Türkiye is not covered.
- Costs and expenses of exempt income are not deductible; foreign taxes paid on exempt income cannot be credited against Turkish income tax.
- No annual return is filed for the exempt income; the exemption is lost with retroactive tax if the conditions were not met.
Tax residence
Applies from 1 January 2026 to persons who become resident; added by Law 7582 of 21 May 2026, published 4 June 2026. The Ministry of Treasury and Finance sets procedures.
Visas
Tax residence arises from presence or domicile, not from a particular residence permit.
Other taxes
Social security, VAT and local taxes are separate.
Checked against official sources on Change log
More in Türkiye
Investment visas elsewhere
≈ USD figures are approximate: daily reference rates from ExchangeRate-API, dated 12 Oct 2026, refreshed when the site is updated.
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How this was checked
Checked on 2026-10-12 against 5 official sources. Status: verified against the official sources.
Every figure on this page comes from the official source it links to. The record was researched against these sources, then reviewed separately, with special attention to effective dates and amendments. Where a source does not state something, the page leaves it out.
- Residence permit types: short-term, family, student, long-term · Presidency of Migration Management, Ministry of Interior · checked 2026-10-11
- Residence permits FAQ (Turkish): financial means, property-based permits · Presidency of Migration Management, Ministry of Interior · checked 2026-10-10
- Law No. 6458 on Foreigners and International Protection · Grand National Assembly / mevzuat.gov.tr · checked 2026-10-11
- Documents required for short-term residence permit applications (e-ikamet) · Presidency of Migration Management · checked 2026-10-11
- Presidency of Migration Management: residence permit document fee and duty amounts · Presidency of Migration Management · checked 2026-10-11
Tracked since 2026-10-10. Rule changes and corrections are listed on the changes page, and the methodology page explains how facts are checked. Found something out of date? Email contact@stayglobe.app with a link to the official source.