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Obtaining residence permit and citizenship in Turkey when buying real estate

Foreigners from Ukraine and the CIS can stay in Turkey for up to 90 days within six months without obtaining a visa. The conditions for Russians are similar, but one can stay in the country continuously for 60 days. Subsequently, it will be necessary to apply for a residence permit or become a citizen.

Types of residence permits in Turkey:

  • Temporary residence permit is up to two years, with the possibility of extension;
  • Long-term (permanent) residence permit.

You can get a permanent residence permit after living in Turkey for 8 years. During the 5 years preceding the application, the applicant must not have left the country for more than one year. It is not allowed to be absent for more than 180 days during the last year. The advantages of a long-term residence permit are virtually the same rights and obligations as a Turkish citizen. Exceptions are: service in the army, participation in elections, work in government structures.

Получение ВНЖ в Турции

There are two options for obtaining a residence permit based on real estate:

  • to rent an apartment under a notarized contract;
  • purchase a property (of any value) and register the ownership (TAPU).

After the deal, the foreigner receives a temporary, so-called tourist residence permit. The request can be made for the term of the rental agreement or for 2 years in the case of a purchase. The permit is granted to everyone for a different period (the scheme is not transparent). As of August 2022 it is issued for Ukrainians for 1-2 years, for Kazakhs, for Belarusians – for half a year. When renting and buying a home, it is worth paying attention to make sure that the area is open to legalizing foreigners.

The new rules of the migration law (in force since October 2023) suggest that for further citizenship through naturalization, the purchased property must cost at least 200,000 U.S. dollars. This value is cadastral, it is listed in TAPU and is determined by a certified appraiser. In Istanbul cadastral and market values are the same, in Alanya they can differ by 30-70%.

  1. Health insurance (sigorta) is required. The cost depends on age and service coverage and ranges from 800-4500 lira (TL).
  2. Take a 3×4 photo (for Ikamet) in printed and digital format. It costs 50-75 liras.
  3. A copy of the international passport (main page, a page with the entry stamp).
  4. A copy of the TAPU (title deed) for the purchased or rented apartment. In some cases, a notarized rental agreement is required.
  5. Get a “numarataj” certificate. It is issued at the City Hall for 150 liras. It contains details of your place of residence.
  6. Obtain a Turkish tax number (either by visiting the tax office or electronically). The service is free of charge. Parents’ names in Latin script will be required, as in international passports.
  7. Fill in and print out the Ikamet application form (it is submitted electronically via the Migration Service website).
  8. For minor children, a translation of the birth certificate and the consent of one of the spouses will be required. The translation is performed by a sworn translator, then the documents must be notarized and apostilled. The cost of this procedure will be 500-1000 TL.
  9. Provide a receipt for payment of taxes and fees. The cost will be 700-3500 TL depending on the applicant’s country of origin.
  10. Purchase a Turkish mobile number. In Turkcell it will cost 350 TL, in Turk Telekom 300 TL. Once you get Ikamet, you can switch to cheaper mobile tariffs for locals.
  11. After submitting the application and collecting all the necessary documents, a rendezvous date will be scheduled at the Migration Service. There you should bring all documents in a special pink “Dosya” folder (sold at any copy center). Apparently it’s some kind of local tradition.
  12. After passing the rendezvous, the application goes out for review.

The terms of obtaining a residence permit and “plastic” (Kimlik) are 1-3 months. Once the application is submitted, the foreigner can live in Turkey until the application is reviewed. The status of the application can be checked on the website of the Migration Service.

Conditions for families

Obtaining a residence permit in Turkey through the purchase of real estate is possible for the buyer's husband/wife and their minor children. Adult children must be written into the TAPU as co-owners of the property.

What does a residence permit give?

Ikamet holders can enjoy most of the social services available to citizens: education for children in public schools and colleges, free care in public and cheaper in private clinics, attendance at public classes and courses. Obtaining a residence permit does not grant a work permit, a separate work visa must be obtained.

Obtaining Turkish citizenship through naturalization

  • Purchase of an apartment or house (cadastral value from 200 000 USD);
  • residing in the country for 5 years, not leaving the territory of Turkey for more than 360 days in total during this period;
  • pass the Turkish and history exams

The main difference between “tourist” and “non-tourist” (obtained with the purchase from 200 000 USD) residence permit in Turkey: the period of stay on “tourist” residence permit is not counted in the period of 5 years required to obtain citizenship.

How to obtain citizenship through real estate investments

A foreigner can obtain a Turkish passport by investing 400 000 USD (cadastral value) in real estate. It can be one property or several, but they must be purchased at the same time (within the same month). You can buy apartments, houses (villas), commercial real estate or part of a hotel.

When applying for citizenship in Turkey by buying real estate, it is recommended to use the services of a lawyer. You can issue a power of attorney and the entire process will take place remotely. However, receiving the passport must be done in person. The services of a lawyer will cost approximately 5000 USD. As a rule, this amount also includes the refund of VAT (KDV) (from 1 to 8% of the cadastral value of the property).

Together with the investor, his/her spouse and minor children can obtain citizenship.

When buying real estate for citizenship, a note is made in the TAPU (title deed) about the prohibition of selling such real estate for 3 years. However, you have the right to rent it out and earn income.

The property for citizenship must be purchased from a Turkish citizen (resident) or from a Turkish real estate developer. If the property has already been used for obtaining citizenship, it is not suitable for this procedure a second time.

получение гражданства в Турции

Districts of Turkey closed for residence permit

The municipal government may close districts for the issuance of residence permits. The norm for the number of foreigners residing in one district is 20%. Neighborhoods are being closed and reopened. It’s a constant process. Now in Alanya, the districts of Avsallar, Kargicak, Mahmutlar, and Kestel are closed. The rest of the neighborhoods remain open. In Antalya, most of the Konyaalti district is closed. In Istanbul, 36 neighborhoods are closed, and in total there are more than 950 in the city. When choosing an object, it is worth paying attention to whether the location of a particular house is open.

If the goal is not to obtain citizenship through naturalization, you can buy a property in any district and obtain a residence permit by renting an apartment in another district.

Ways of acquiring citizenship that are not related to real estate

  1. Open a deposit in Turkey for the equivalent of 500,000 USD in Turkish liras. The deposit must be open for a minimum of 3 years.
  2. Buy Turkish government bonds for at least 500 000 USD.
  3. Invest in the private sector of the Turkish economy in the amount of 500 000 USD.
  4. Establish a business in Turkey and employ 50+ Turkish citizens

As we can see, accelerated citizenship through the purchase of real estate is the cheapest and easiest way possible. If you have any questions – leave a request and we will advise you in more detail, as well as select objects with the maximum cadastral value, which will allow you to get a residence permit and Turkish citizenship without overpayments.

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