How to buy real estate in Turkey in 2024 and get a residence permit
Yulia Vysotskaya, real estate expert in Alanya and head of sales at a real estate agency Uptrendhomes, tells what to pay attention to when buying real estate in 2024 and obtaining a residence permit in Turkey.
Buying real estate and moving to Turkey is a topic that attracts a lot of attention, and you can find a lot of information on the Internet about obtaining a residence permit in this country. However, it is worth noting that, often, this information has either lost its relevance or is not true and reliable. To avoid misunderstandings and be sure of the correctness of the information, it is recommended to directly contact experts - specialists in the selection of real estate in Turkey.
When choosing real estate, it is important to tell the manager your goal in obtaining a residence permit. The fact is that not every property is suitable for this purpose, so it is important to discuss your plans with your personal manager in advance.
In order to obtain a residence permit in Turkey, three rules must be met.
- The property must be located in an open area.
- It is necessary to purchase real estate worth at least $200,000 at cadastral value.
- Registration of real estate for one person. Other members of the owner's family (husband or wife, children and parents of the owner) can also obtain a residence permit.
If we talk about closed and open areas in Alanya, then on the date of publication of this article, the current information will look like this:
Closed areas. Mahmutlar, Kargicak, Avsallar and Kestel. Owners who are currently buying property in these areas will not be able to obtain a residence permit.
Areas open for obtaining a residence permit. Gazipasa, Demirtas, Oba, Alanya center, Konakli, Payallar, Cikcilli, Turkler, Okurcalar.
Types of residence permits
A Turkish residence permit, or ikamet, gives the right to stay in the country for a long time on legal grounds. Depending on the purpose of obtaining a residence permit, it is divided into two categories.
- Short-term - for tourists, owners of real estate worth from $200,000, participants in student exchange programs, businessmen, reunited families, etc. This type of residence permit provides the opportunity for long-term residence in Turkey - from 3 months to 3 years with the possibility of multiple extensions. The status of a temporary resident provides the right to purchase a car and obtain a driver's license, free education for children in municipal kindergartens and schools, medical care under an insurance policy.
- Long-term - issued to foreigners who have permanently resided in Turkey for 8 years with other types of residence permits. Their stay in the country must be continuous for 5 years, during which time they are allowed to leave the country for no more than 180 days per year, and 365 days in 5 years.
How much does it cost to obtain a residence permit?
The average cost of obtaining a Turkish residence permit for one year is from 200 to 300 US dollars. This amount includes the payment of the state fee and the purchase of a health insurance policy for a year (the older the person, the more expensive the insurance policy will be). The cost of translating documents and notarizing them, photographs, and purchasing a SIM card can be added to the cost of obtaining a residence permit.
List of documents for obtaining a short-term residence permit
Application for obtaining a residence permit status (completed online and then printed from the website of the General Directorate for Immigration Affairs and signed by the applicant and/or his/her legal representative);
Four 3x4 biometric photographs on a white background;
Original passport and its copy;
A copy of the certificate of ownership of the property - TAPU. TAPU is issued by the Main Directorate of Land Registry and Cadastre;
When applying for children - a marriage certificate and birth certificates of children, translated into Turkish and certified with an apostille. If the parents of the children for whom an application for a residence permit is submitted are divorced, then a divorce certificate translated into Turkish and certified with an apostille is submitted;
If the applicant is under 18 years of age, a written consent from both parents or their legal representative, translated into Turkish and notarized, must be provided.
Medical insurance with a validity period similar to the validity period of the residence permit;
Providing a complete and accurate address of residence in Turkey (the plastic residence permit card - ikamet - will be delivered by mail to this address).
A certificate of absence of diseases that pose a threat to the health of the nation.
Stages of the process of obtaining a residence permit
- Register in your name SIM card Turkish mobile operator (a contact phone number will be required to submit an application).
- Pay the fee for obtaining a residence permit from the tax service.
- Apply for a taxpayer number Turkey (issued free of charge) at the tax office (Vergi Dairesi). For this you will need a copy of the first page of your passport.
The application review period is 90 days. It is counted from the date of submission of all necessary documents to the migration service.
Why they may refuse to issue. Several reasons
- The validity period of the passport is less than 4 months from the date of entry into the country.
- A foreigner is a carrier of diseases that pose a threat to the health of the nation.
- Violation of visa/immigration regulations of Turkey;
- Failure to pay fines for overstaying in the country with a residence permit.
Long-term residence permit
A long-term residence permit is, in fact, a permanent residence permit and provides foreigners with the rights and obligations of Turkish citizens. In the future, permanent and uninterrupted residence in Turkey under this type of residence permit is the basis for obtaining citizenship.
List of documents for obtaining a long-term residence permit
Application for permanent residence (completed online and then printed from the website of the Directorate General of Immigration and signed by the applicant and/or his/her legal representative);
Original and copy of passport, valid for at least 6 months;
Copies of all passport pages containing marks and information about entry and exit for the last 8 years;
Four biometric photographs measuring 3x4 cm taken within the last 6 months;
Copies of previously obtained residence permits (originals must be presented if available);
A certificate of absence of social assistance over the past three years, certified by an electronic or regular signature and seal of the General Directorate for Immigration Issues (issued by the Social Mutual Assistance and Support Funds at governorates and district administrations);
A certified document confirming the availability of permanent and sufficient income during the period of residence, with an electronic or regular signature;
Certificate of no criminal record (issued by the authorized bodies of the home country and the justice authorities of Turkey);
A document certifying registration in the Address Registration System, issued by regional or district civil registry offices, certified by an electronic or regular signature and seal;
Medical insurance policy for the entire period of stay in Turkey based on a residence permit.
Permanent Residence Permit Rights
Foreigners who have permanent residence status in Turkey receive the rights of citizens of the Republic, with the exception of the obligation to serve in the military, the right to vote and participate in voting, the right to work in government structures, and the right to import vehicles.
Changes in the legislation on residence permits
For those purchasing real estate for the purpose of a residence permit, the following rule applies: the changes apply to purchases made after the changes come into force. For example, the law requiring the value of real estate to be $200,000 came into force on October 16, 2023. Anyone who purchased real estate before this date under the previous rules - at an estimated value of $75,000 for a residential property - will receive a residence permit under the old rules. When the requirements for the value of real estate change again, it will only be possible to obtain a residence permit under the new conditions.
If your goal is to obtain a guaranteed residence permit, before selecting an object and registering it, be sure to check with your personal manager about all changes in legislation.
The Main Directorate of the Migration Service reports that recently there have been more frequent cases of presentation of forged documents issued by unscrupulous intermediaries, and recommends applying for a residence permit in person. Considering all the bureaucratic subtleties and constant changes in legislation, personal collection and provision of the necessary package of documents and certificates can be quite complicated. It is more convenient and easier to seek help from a trusted agency with a good reputation.
Uptrendhomesprovides a unique free lifetime service, which includes full support in obtaining a residence permit: updating information about documents, sending documents to the migration service, notarization of documents and much more.
Cooperation with Uptrendhomesguarantees the correct registration of real estate and successful receipt of a residence permit. Order a free viewing of real estate properties by calling +90 (549) 528 70 51.