How to obtain a residence permit in Turkey: programme conditions
In 2022, the Turkish government revised the programme for obtaining residence permits and citizenship in exchange for investment. The rules have become stricter, limiting opportunities for many foreigners. Now, a residence permit can only be obtained by purchasing property in certain areas of the country. Although the number of available locations has decreased, there are still some interesting options. For instance, the popular real estate markets in Antalya and Alanya remain open. These resorts have traditionally attracted buyers from abroad.
Residence permit programme conditions
Previously, foreigners could buy property in 781 areas of Turkey. However, a quota was in place, limiting the number of residence permit holders to 25% of the area’s population. After some time, the rules changed:
1. A total of 1,169 locations are now available to foreigners, but the quota is only 20%.
2. Those who have already obtained a residence permit can renew it. They will not have to change districts or undergo re-verification.
3. However, new buyers and tenants in these districts will no longer be eligible for a residence permit. This restriction comes against the backdrop of a tightening of migration policy.
Changes in 2025
In 2025, the Turkish authorities revised the programme’s terms again. It now extends to property owners who have not previously applied for a residence permit. The changes also affect those who did not renew their permit within three months of its expiry date.
Such citizens must now undergo a property appraisal procedure. This confirms that the property’s value is at least US$200,000. Only then will they be able to obtain a residence permit again. This rule applies to properties purchased before January 2025. If the property was purchased after this date, an additional appraisal is not required.
These measures aim to reduce the flow of immigrants from the Middle East and Central Asia. The authorities are also trying to cope with the growing number of Syrian refugees, which has risen to three million people. The Turkish government hopes that the new residence permit regulations will reduce the likelihood of large numbers of foreigners concentrating in particular locations.
The restrictions will also help to curb the rise in property prices. In recent years, the cost of housing has risen sharply due to high demand from foreign buyers.
The results of the new measures became noticeable after about six months. Housing prices began to decline in areas that became inaccessible to foreigners. This is because many projects were built specifically to meet their demands. When demand fell, developers began to lower prices. These trends are particularly noticeable in a number of areas in Alanya. There has been a decline in prestigious locations, for example, in the villa sector. Many buyers have refused to purchase expensive properties that do not entitle them to a residence permit.