Residence permit in Turkey by purchasing real estate in 2026

A residence permit in Turkey, or ikamet izni, or ikamet, allows a foreigner to legally stay in Turkey longer than the visa-free period of 90 days out of 180. For real estate buyers, a short-term residence permit based on property ownership, or KISA DÖNEM (B), is most often used.

Important: Purchasing an apartment in Turkey does not automatically grant a residence permit. Property may be used as the basis for an application, but the decision is made by the Turkish Immigration Directorate ( Göç İdaresisystem e-İkamet. According to Göç İdaresi, short-term residence permits are typically issued for a maximum of two years at a time.

What rights and opportunities does a Turkish residence permit grant to a foreigner?

A Turkish residence permit gives a foreigner the right to:

• stay legally in Turkey during the validity period of the ikamet;
• reside at the registered address;
• leave Turkey and return back during the period of validity of the residence permit;
• register a Turkish residential address;
• take advantage of many everyday opportunities: banking services, utility contracts, health insurance, schools and other services;
• buy and register a car and other vehicles in your name
• apply for visas for other countries through consulates in Turkey
• extend the residence permit while maintaining the basis and documents.

However, a residence permit does not grant the right to work in Turkey. For official employment, a work visa (Çalışma İzni) is required. 

What real estate is eligible for a residence permit based on real estate?

To apply for a short-term residence permit for real estate - KISA DÖNEM (B), the property must meet several conditions.

The property must be:

• residential;
• registered in the name of the applicant;
• habitable;
• used by a foreigner specifically for living, and not for rent and income generation;
• the cost of ONE residential property is not less than 200,000 US dollars in Turkish lira equivalent on the date of purchase
• be in an open area

Even if the applicant has several apartments, applications for a residence permit are submitted for one apartment at a time, with the value in the TAPU (cadastral value) being indicated as no less than $200,000 in lira at the exchange rate on the day the TAPU was issued.

This means that it is possible to buy an apartment in Turkey for less than $200,000, but such a purchase should not be considered as a basis for a residence permit based on real estate.

What are closed areas for residence permits?

In Turkey, there are neighborhoods and mahallas closed to new registrations of foreigners. This is not a ban on purchasing real estate, but rather a restriction on registering an address and applying for a new residence permit at that address. If a residence permit was obtained, but the neighborhood subsequently became closed, this does not affect the renewal of the permit. If real estate was purchased in an open neighborhood, a residence permit was not obtained, and the neighborhood became closed, the apartment no longer qualifies for a residence permit for the owner and their family. 

Göç İdaresi attributes the closure of the neighborhoods to the high concentration of foreigners. Effective July 1, 2022, the number of closed neighborhoods was increased to 1,169. In these neighborhoods, new foreign registrations, residence permits, and address changes are generally not accepted, except in specific cases, such as newborns and family reunification.

List of popular gated communities - mahalle in Mersin

Akdeniz - 27th district closed

Mezitli

• FATİH MAHALLESİ
• SEYMENLİ MAHALLESİ
• VİRANŞEHİR MAHALLESİ
• YENİ MAHALLESİ
• İSTİKLAL MAHALLESİ
• DENIZ MAHALLESI (Teje) 

Yenişehir

• DUMLUPINAR MAHALLESİ
• PALMİYE MAHALLESİ

Toroslar - 3 mahallas closed 

Erdemli

• KIZKALESİ MAHALLESİ

Silifke - closed 6 mahale 

Tarsus - 18th district closed

For a complete list of closed areas, visit https://income-mersin.com/mersin/info/closed-areas-of-mersin.html 

What is important for the buyer:

• a foreigner can buy an apartment in a closed area;
• but such an address is not suitable for the initial residence permit;
• Before purchasing, you need to check not only the area, but also the mahalla (this is not always indicated in the Tapu);
• It is especially important to check the address if the apartment is being purchased for living and registering the ikamet.

Documents required for obtaining a Turkish residence permit

Documents for the property owner:

1. Residence permit application form from the e-İkamet system.
2. Passport and copies of pages with personal data, photo, visa or entry stamp.
3. Notarized translation of a passport
4. Biometric photographs - usually 2 pcs.
5. Medical insurance for the duration of the requested residence permit - SIGORTA. Adults aged 18 to 65 (children under 18 are not required; those over 65 are not insured).
6. Receipts for payment of the fee and the cost of the residence permit card.
7. A document confirming your residential address (last month's electricity or water bill)
8. A copy of the TAPU – title deed.
9. Address numbering document from the municipality - NUMARATAJ
10. Document confirming the validity of the TAPU - Tapu Devam Belgesi
11. UETS is a national electronic notification address, required for renewals and transitions to another type of residence permit, except for children under 18. "Ulusal Elektronik Tebligat Sistemi (UETS) adresi"is a document from the central offices of the PTT showing the UETS address.

Documents for the owner's family:

Each family member submits a separate application and receives a separate residence permit card. The accompanying person system is no longer used: documents are processed separately for each foreigner. The family typically submits the application and arrives for the rendezvous at the same time.

Legal spouses and minor children are eligible for a residence permit.

An additional package of documents for each family member

1. e-İkamet form for each applicant
2. Passport of each family member
3. Notarized translation of each family member's passport
4. Biometric photographs (2 pcs.).
5. Medical insurance for each applicant, if required by age
6. Receipts for payment of fees and residence permit cards
7. Documents confirming family ties:
   • Marriage certificate with APOSTILLE + notarized translation of the document 
   • Birth certificate of minor children with APOSTILLE + notarized translation of the document 
8. For children - notarized consent of the second parent, if the second parent is not applying for a residence permit.
9. Documents on guardianship, divorce, or death of a parent with an APOSTILLE + notarized translation of the document, if the situation is non-standard.
10. Copies of the residence permit or application document of the parents, if they already have them.
11. Certificate of no criminal record with APOSTILLE + notarized translation of the document for adults.
12. Upon request: a bank statement showing the presence and movement of funds in a Turkish bank account.

For short-term residence permits based on real estate, the official list specifically states: if family members own shared or joint property, they must attach a document confirming their family relationship with the persons listed in the TAPU.

If the TAPU is registered to only one owner, the eligibility of a spouse and children to apply and the appropriate application type should be clarified before purchase. A family residence permit is regulated separately: it can be issued to the spouse and children of a foreigner who holds one of the residence permit types, but additional conditions apply to the sponsor regarding income, insurance, address, and length of residence.

How to apply for a Turkish residence permit

The registration process looks like this:

1. The property is checked: address, district, TAPU, cost, compliance with the purpose of the residence permit.
2. Documents are being prepared: passport translation, photo, insurance, TAPU, certificates, translations, apostilles, insurance.
3. An online application is completed on the e-İkamet website.
4. A date for the rendezvous is set.
5. The applicant and all those who applied for a residence permit, including children, personally come to the Migration Office.
6. The original documents are handed over to the inspector.
7. The inspector is reviewing the application. 
8. After checking the package of documents and preliminary approval, fees and the cost of the card are paid. 
9. If an incomplete set of documents is discovered, the applicant is given one month to submit them. The application will only be reviewed once the complete set is received.
10. When you first receive a residence permit, biometric data is left at Göç İdaresi ; when renewing a residence permit, you do not need to provide fingerprints again.
11. After review, the residence permit card is sent to the applicant’s address of residence according to TAPU via PTT (Turkish Post Office).

You can check the status of your application by calling 157 from a Turkish number in Ankara at Göç İdaresi. Only the applicant, who has completed the authentication process, can call and inquire about the status. Parents can call and inquire about their children's information. One call provides information for one person. Once the application is approved, the card is printed and a barcode is issued. This code can be used to track the card's progress within the PTT service.

Registration and application via e-İkamet are free of charge. 

How much does it cost to obtain a residence permit in Turkey?

The cost of a residence permit consists of several parts:

• cost of the residence permit card;
• state fee for residence permit;
• health insurance;
• photos;
• notarized translations;
• apostilles (paid in the country of issue of the document or at the consulate of that country in Turkey)
• certificates from the municipality and bank statements
• Possible escort services.

In 2026, the official cost of a residence permit card is 964 TL. There is no exemption from this fee for citizenship applicants: all applicants must pay for the card.

A state fee is paid separately. Its amount depends on the applicant's citizenship and the duration of the residence permit. The table below shows the country groups.

For the price and full list of countries, please visit the official website: https://www.goc.gov.tr/belge-bedeli-ve-harc-miktari 

For example, for Russian citizens, the residence permit fee is $7 for the first month and $1.50 for each subsequent month. Therefore, the approximate calculation would be:

For citizens of Belarus, a different rate applies: $9 for the first month and $2.50 for each subsequent month. For citizens of Georgia, Kazakhstan, Ukraine, Azerbaijan, and Armenia, the rate is $25 for the first month and $5 for each subsequent month.

Important: The amounts in the table are in US dollars, but the final amount payable upon application is calculated by the e-İkamet. The official Göç İdaresi website states that applicants can view the fee amount and card price after completing their online application in the e-İkamet system.

You can pay the fee and card cost through e-İkamet, tax offices, the Ministry of Finance, or Ziraat Bankası, VakıfBank, and Halkbank. Payment codes are also listed on the official website: 9207 — card cost, 9233 — residence permit fee, 9234 — single-entry visa fee.

Göç İdaresi also notes that the Czech Republic, Denmark, Ireland, Kosovo, Nepal, Sri Lanka, Syria, Turkmenistan, Northern Cyprus, and Palestine are exempt from the residence permit fee on a reciprocal basis. However, the cost of the residence permit card still applies.

If the country is not included in special groups, separate rates in Turkish lira apply: up to 1 month - 348.10 TL per day, but not less than 653.70 TL and not more than 3,359.90 TL for the first month; after the first month - 2,232.30 TL for each subsequent month.

How long does it take to obtain a residence permit?

By law, a residence permit application is processed within 90 days. This period begins on the date the applicant submits all documents to the competent authority. If the processing period is extended, the foreigner must be notified.

In practice, the time frame depends on the workload of the immigration service, the completeness of the documents, the applicant's citizenship, and the need for additional checks. In practice, it takes 1-3 weeks from the appointment to receiving the card. 

When and how is a temporary residence permit extended?

A residence permit extension must be completed within the last 60 days before the card expires, but must be completed before the current residence permit expires. This is the official rule of Göç İdaresi.

The package of documents and the procedure for extending a residence permit are the same as for the initial receipt.

If the basis for the residence permit changes, for example, the apartment is sold, the address is unsuitable, or the area is closed to new registrations, the extension may not be approved. Therefore, before purchasing real estate in Turkey, it's important to understand the purpose: simple ownership, vacation rental, residence permit, family relocation, or citizenship.

INCOME MERSIN helps you obtain a residence permit when purchasing real estate

If you're buying property in Mersin not only for vacation or investment but also to obtain a Turkish residence permit, it's important to choose the right property before the transaction. Not every apartment is eligible for a residence permit: consider the property's price, TAPU type, address, district, mahalla, purpose of the property, and current immigration requirements.

INCOME MERSIN helps its clients select real estate in Mersin based on their residence permit application. We pre-screen the property, documents, address, title deed, and the property's suitability for use in the residence permit application.

We support clients at all stages:

• we select a property that is suitable for the purpose of obtaining a residence permit;
• We check documents before purchasing an apartment;
• We check the address, area and restrictions for closed mahallas;
• We provide advice on taxes and expenses related to the purchase and registration of a residence permit;
• we help collect the necessary certificates and documents;
• we support the process of applying for a residence permit;
• We assist with renewing residence permits based on real estate purchased through INCOME MERSIN.

This service is only available to our clientswho purchase real estate through INCOME MERSIN.

In practice, 100% of our clients, for whom we pre-screened the property and residence permit documents, received a residence permit in Turkey. We don't offer random property purchases or promise residence permits for properties that don't meet the requirements. We first verify the feasibility of obtaining a residence permit and only then recommend the property for purchase.

It's important to understand that the final decision on issuing a residence permit is always made by the Turkish Immigration Directorate ( Göç İdaresi). However, choosing the right property, properly documented documents, and carefully preparing your application significantly increase your chances of successful processing.

If you want to buy an apartment in Mersin and obtain a residence permit in Turkey, contact INCOME MERSIN. We'll help you find the perfect property, review your documents before the transaction, and help you navigate the residence permit process as smoothly and safely as possible.