Short-Term Residence Permit Based on Real Estate Acquisition

1. Introduction: Why Obtain a Residence Permit by Purchasing Property?

The residence permit regime for foreigners in Turkey has changed significantly in recent years. In particular, short-term tourist residence permits and the designation of many districts as "closed to residence applications" have led foreigners to seek options with stronger legal grounds. In this context, obtaining a short-term residence permit by purchasing property has become a popular option for many foreigners.

The basic principle of this model is simple:

• A foreign national is purchasing a residential property in Turkey

• The property meets a certain minimum value requirement

• The title deed is registered in the name of the foreign applicant

• The foreigner must be able to document that they will genuinely use the property for residential purposes.

When these conditions are met, the foreigner is entitled to apply for a short-term residence permit . Of course, this does not mean that "everyone who buys real estate is automatically granted a residence permit"; but it creates a more systematic , predictable , and extendable status compared to many other types of residence permits

---

2. Legal Basis: According to Which Rules is it Evaluated?

Short-term residence permit through real estate acquisition;

• The basic law regulating the regime for foreigners and international protection,

• The regulations related to this law,

• Implementation instructions and circulars of the Directorate of Migration Management,

• Land Registry and Cadastre legislation

It is an administrative process carried out within this framework.

The key point is this: Turkish law allows foreigners to acquire real estate in Turkey under certain conditions; and in parallel, it grants short-term residency permits to foreigners who genuinely use this property for residential purposes. However, to ensure that this right is conditional , subject to administrative oversight , and protected against abuse , there are many filters in both legislation and practice.

• The nature and value requirements of the property ,

• Whether the applicant poses a risk to public order and security ,

• The address where they will reside must not be in one of the areas that are "closed to residence applications,"

• Factors such as past residency violations, visa overstays, or the absence of deportation orders are criteria that affect the entire case.

---

3. Conditions the Property Must Meet

3.1. Housing Type

For a foreigner seeking a residence permit based on a property, it is essential that the property purchased a residential property . In other words:

• It must be registered as a residential property in the land registry .

• It must also be a structure that is actually suitable for living in

Only immovable properties such as plots of land, fields, vineyards, and gardens are generally not considered suitable for short-term residence permits based on residential use. Immovable properties such as workplaces, warehouses, and offices may also lead to the rejection of the application. In some mixed-use projects (home offices, residences, etc.), the title deed, management plan, and actual use are evaluated together; in such projects, a legal review before applying is important.

3.2. Property Ownership Structure

The ownership of the property in question can be in several different forms:

1. Full ownership
   means the foreigner owns the entire property (no co-ownership). This is the smoothest scenario for a residence permit application.

2. Joint ownership (shared title deed):
   If more than one foreigner owns a jointly owned property, the authorities often make an assessment based on the share ratio and the total value. For example, if two foreigners own 50% each in a property worth 200,000 USD, theoretically each of them could apply for a residence permit based on that property. However;

   • Whether the stakeholders are actually sitting there or not,

   • Whether there are multiple applications for the same property,

   • The size of the dwelling and its actual usable capacity
     are also taken into consideration.

3. for family property
   is registered solely in the name of one spouse, the other spouse and children can obtain residency rights as family members through the property. The crucial point here is to prove the family relationship with official documents (marriage certificate, birth certificates, etc.) and to demonstrate that all family members will reside at the same address.

3.3. Minimum Value Requirement

The most critical change in the application ​​minimum property value . While lower amounts were involved until recently, in the new system, the property subject to the residence permit must meet the following criteria:

• The sale price declared in the title deed,

• The price stated in the valuation report prepared by an expert licensed by the Capital Markets Board (SPK) ,

at least a certain dollar equivalent level. In practice, applications for properties below this threshold are generally initially rejected , or the process is prolonged by requesting additional documents, often resulting in a negative outcome.

The critical point here is that the foreigner shouldn't fall into the trap of thinking, "since the purchase has been made, the rest will follow"; they should have the value, location, the status of the area where residency is restricted, and the possibilities of future extensions legally analyzed before making the purchase

---

4. Preparations to be Made Before Applying

A residence permit application based on the purchase of a property should essentially be considered in two main stages:

1. The process of purchasing real estate and obtaining the title deed,

2. Residence permit application process.

For good planning, it's necessary to consider both in parallel.

4.1. Pre-Purchase Legal Review (Due Diligence)

Foreign investors often like a project or apartment and neglect the legal due diligence process. However, if the goal is to obtain a residence permit, the following checks should be carried out:

• The property's classification in the title deed (residential or commercial?),

• Zoning status, building occupancy permit, habitation certificate,

• Condominium ownership/easement/land status,

• Whether there are any mortgages, liens, or encumbrances on it,

• The project's compliance with licensing and zoning regulations,

• Whether the neighborhood where the property is located is closed to foreign residence or whether it poses a risk of this in the future,

• If a citizenship application is being considered in the future, then the eligibility criteria for that program are also relevant.

Relying solely on the statements of real estate agents or project sales offices without conducting this research can lead to serious problems in the future, both in terms of residency and investment.

4.2. Title Deed Transactions and Valuation Report

When buying a house:

• The official sales contract must be drawn up at the land registry office

• The purchase price must be paid via bank transfer, and the transfer receipts must be kept

• An appraisal report must be obtained from an SPK-licensed valuation company .

• The property registration certificate must be filed for use in a residence permit application.

Since the appraisal report will be used for a residence permit application, it is important that the report is current, accurate, clearly shows the quality of the property , and meets the valuation criteria .

---

5. Short-Term Residence Application: Step-by-Step Process

5.1. Appointment Scheduling and Application Timing

In most cases, foreigners enter Turkey with a visa or visa exemption, purchase the property, and then the e-residence system . Here are some important points to note:

• Applying before the visa or visa exemption period expires,

• The application is based on the reason of "acquisition of immovable property",

• If the appointment date is postponed to a very distant date, the legal residency status will be maintained during the interim period.

The application form and its attachments must clearly and consistently state the reason for application as "residence through housing"; for example, instead of automatically requesting an extension based on a previous tourist residence, a new status should be established based on the acquisition of real estate.

5.2. Main Documents to be Submitted

While this may vary depending on the internal procedures of the provincial immigration office, the following documents are generally required:

• Photocopies of the passport and identification pages

• Biometric photo,

• Health insurance policy (covering the duration of your stay),

• A document containing the address to be shown in Turkey (not a rental agreement, but the title deed itself , as it is a residence based on property acquisition ),

• Title deed or title registration certificate,

• Appraisal (expert) report,

• Payment receipts for fees and card charges,

• Documents proving family ties (for spouse and children), if required

• Documents regarding previous residence permits (if any).

The language and consistency of the documents, as well as their chronological accuracy, are among the first things the administration looks at. For example, the name on the insurance policy must match the name on the application form, the spelling in the passport, the name on the title deed, and the date of birth. Even a small typographical error can lead to a request for additional documents or unnecessary delays.

5.3. Evaluation Process

After the application is received:

• The file is initially a formal perspective, and any missing documents are requested to be completed.

• Property information and the valuation report are checked

• If necessary, confirmation will be requested from the land registry office or municipalities

• The applicant's past entry and exit records, residence violations, any other addresses registered in their name, or any criminal investigations, etc., are examined

• The address is checked to see if it falls within an area closed to residential use.

Addressing shortcomings promptly and responding to all requests in a timely manner will expedite the process and create a positive impression on the administration.

---

6. Residence Rights for Family Members

A foreigner who obtains a residence permit based on their residence:

• His wife,

• Children under 18 years of age,

• Some relatives he/she is responsible for caring for

They can obtain a residence permit using the same property address. In practice, the application is often family residence or short-term residence status.

What's important here is:

• Proof of marriage with an official document (apostilled and notarized translation of foreign marriage certificates),

• Birth certificates for children, custody status, custody decisions in case of divorce,

• The goal is to present a convincing picture that all family members will actually live in Türkiye.

Factors such as the square footage of the property, the number of rooms, and the ownership shares are evaluated by the administration when multiple applications are submitted for the same property.

---

7. Residence Period, Extension and Preservation of Status

7.1. Initial Time Given

Short-term residence permits based on real estate acquisition can legally a maximum of two years . However, in practice:

• Some provinces allow 1 year for the initial application,

• Some take 2 years,

• Some authorities may grant shorter leave periods.

This is entirely at the discretion of the administration. A short initial timeframe doesn't necessarily mean the case is risky; it might simply be the general policy in that province.

7.2. Extension Application

During the extension process:

• The property must still be registered in the applicant's name

• The property's value is expected to meet the current legal threshold (if a new valuation criterion is in effect, that criterion will be taken into account)

• prior residency violations (e.g., the 6-month rule, staying outside of Turkey for an extended period).

• Address declarations and actual residence status must not be contradictory.

Extension applications are also made through the e-residence system; it is mandatory to apply before the expiration of the old residence permit. Otherwise, the person may have to re-enter with a visa.

7.3. Cancellation in Case of Failure to Maintain Status

The administration may revoke the short-term residence permit granted through the housing unit in the following cases:

• The sale or transfer of real estate,

• If it is determined that the property is not actually used by the applicant (for example, never being in Türkiye, always being registered at a different address),

• the minimum value requirement has not actually been met or that the transaction fraudulent ,

• The disclosure of information and documents deemed risky in terms of public order and security,

• Violation of the address notification obligation during the period of residence ,

• Using forged documents in extension applications.

If the decision is revoked, the foreigner is usually given a certain period of time to leave the country; in severe cases, deportation and entry bans may be considered. At this stage, it is possible to pursue legal action (administrative litigation).

---

8. Rights to Work by Residence, Company Formation and Other Rights

Short-term residence permit obtained through housing:

• It does not automatically grant the right to work.
  Foreigners wishing to work for pay in Turkey must also obtain a work permit.

In contrast, a foreigner with a short-term residence permit:

• They can set up a company in their own name, or become a partner

• You can apply for the necessary permits to engage in freelance activity

• You can conduct banking transactions and be a taxpayer in Türkiye

• Their children can receive education in Türkiye.

In short, short-term residency based on real estate the basic infrastructure for entering economic and social life . It is generally the "first step" for subsequent steps such as work permits, citizenship, and family reunification.

---

9. Relationship with the Citizenship Program

The short-term residence permit program based on housing and the citizenship-by-investment program should not be confused with each other.

• The minimum investment amount required for citizenship is...

• The minimum required property value for residency
  varies in level and is based on different legal principles.

However, with proper planning:

• Both suitable for habitation,

• also
  possible to build a real estate portfolio that can be used in future citizenship applications.

What's important here is clearly defining the objective from the outset and establishing a legal strategy based on that objective from the purchase stage onwards. Projects that appear to be purchased solely for citizenship purposes but fail to meet value criteria or have the wrong type of title deed can lead to serious problems in the future.

---

10. Rejection, Typical Problems in Application and Implementation

Common problems encountered in short-term residence applications based on real estate acquisition include:

1. Failure to meet the valuation requirement means
   that the value in the title deed and the value in the appraisal report fall below the threshold stipulated in the legislation. In this case, the file is often not processed at all or results in a direct negative decision.

2. The problem of neighborhoods closed to foreign residency
   : Some districts and neighborhoods are completely closed to foreign residency. Even if a person buys a very valuable property in such a neighborhood, their residency application may be rejected simply because the area is closed.

3. Allegations of fraudulent purchase:
   In situations such as the property being inflated for a much higher value than its actual worth, or numerous foreigners applying for the same small apartment, the administration may characterize the transaction as "formal but not actually intended for residential use."

4. Choosing the wrong type of residency:
   If a foreigner who previously resided with a tourist residence permit bases their application on tourist grounds again, even if they have purchased real estate, this will cause the application to become disorganized and contradictory.

5. An incomplete or inappropriate insurance policy
   will result in the application being deemed incomplete, whether it's for a policy with a short duration, insufficient coverage, or one that is incompatible with the foreigner's age.

6. Past residency violations:
   For individuals who have overstayed their visas, stayed illegally, or been subject to deportation orders in previous years, acquiring real estate alone may not be sufficient to clear the matter.

Administrative appeals and administrative judicial remedies are available against such rejection decisions; however, deadlines, formal requirements, and the burden of proof must be carefully planned in each specific case.

---

11. Practical Tips for Foreigners in Practice

Here are some brief recommendations for foreigners considering short-term residency through real estate acquisition:

1. Plan first, then buy.
   If the goal is a residence permit or citizenship, a legal strategy should be determined first with a lawyer or expert, and only then should housing be chosen.

2. Neighborhood and district research:
   The list of areas closed to residence is frequently updated. An area open today may be closed tomorrow. Therefore, purchases should not be made without checking the current status.

3. Valuation and title deed consistency:
   There should be a consistent relationship between the appraisal report and the title deed price; artificially inflated values ​​may create problems in the future.

4. Coordinating documents from a single source:
   Title deeds, insurance, valuation reports, passport translations, family documents… Each of these should be prepared within the same strategy, not separately.

5. Thinking long-term:
   Not only the initial residence permit but also the possibility of an extension in 3-5 years, the status of family members, and potential citizenship plans should be considered in advance.

---

12. Conclusion: Short-Term Residence Based on Real Estate Acquisition is a Strong but Not Unconditional Argument

Obtaining a short-term residence permit by purchasing property in Türkiye provides a very strong legal basis for foreigners, especially when properly planned, compared to the tourist residence model

• More reasoned,

• More predictable,

• This can include family members,

• Creating infrastructure for commercial and economic activities.

A status emerges.

However, this an automatic right . The nature and value of the property, its location, the applicant's background, the consistency of the documents, and the administration's current policies directly affect the outcome.

Therefore, foreigners planning to obtain a residence permit through real estate acquisition should conduct the entire process, from the acquisition stage and application preparation to extension strategies and potential citizenship applications, with legal advice , as this will significantly reduce the risks of future rejection, cancellation, and deportation.