Residence permit through property ownership: the USD 200,000 rule explained

Which permit this is

Property ownership is one of the grounds for a short-term residence permit under the Law on Foreigners and International Protection (No. 6458). It is not citizenship and it is not a permanent status. It is usually granted for one or two years at a time and can be renewed while you keep the property and continue to meet the conditions.

The value rule

For properties acquired on or after 16 October 2023, the Presidency of Migration Management requires the home to be worth at least the Turkish lira equivalent of USD 200,000 on the date of acquisition. The same threshold applies in every province. For properties acquired between 26 April 2022 and 16 October 2023, the older thresholds (USD 75,000 in metropolitan cities and USD 50,000 elsewhere) continue to apply.

The figure is assessed against the exchange rate on the date the title deed was issued, so a property that met the threshold on paper in lira but not in dollars at the time of purchase may not qualify.

Other conditions that often cause refusals

Applications are also refused for reasons that have nothing to do with price:

• The property must be a residence (konut) and used as one. Commercial units or land do not qualify.
• The neighbourhood must be open to residence registration for foreigners. Some districts and neighbourhoods are closed to new registrations, and this list changes.
• Valid health insurance covering the permit period is required.
• Your address must be registered in the address system at the property.
• Each family member needs their own application, although they can be linked to the owner's file.

Applying and renewing

The application is made online through the e-ikamet system and completed at an appointment with the provincial migration office. Renewal applications must be filed within the last 60 days before the permit expires, and in any case before it expires. Missing the deadline can mean starting again from the beginning, and overstaying can lead to fines and entry bans.

If the application is refused

A refusal is an administrative decision. It can be challenged before the administrative court within the time limit stated in the decision. Before filing a case, check whether the refusal can be resolved by correcting the file and reapplying, which is often faster.