Introduction
Turkey, in 2025 took few regulatory changes which has affected foreigners desiring to get Turkish residency by property purchases. The government has made these updates to increase security, reduce fraud, and ensure transparency for both applicants and government agencies. If you are a foreign investor who is considering this path, I will explain here what has been different about 2025.
If you are a foreign investor who is considering this path, I will explain here what has been different about 2025.
Table of Contents
Updated Minimum Property Value for Turkish Residence Permit in 2025
The minimum amount that a foreign national will spend on real estate in Turkey to obtain a residence permit after 2025 was determined at $200,000 This rule has been in place since 16 October 2023, whose clear and ambiguous language was required to bear the title deed value of the property verified by SPK-licensed valuers. You will need to pay all of the payments to a Turkish bank.
In big cities and other cross-border towns the limit was USD 75,000 and for smaller towns this expired at USD 50,000 but are now applied at the national level of USD 200,000.
You can visit our page to read our article on Turkish Residence Permit (TRP): https://www.celebilegal.com/turkish-residence-permit/
This method has its own documentation in addition to compliance procedures. Hiring a Turkish lawyer will help you comply with the new legal requirements.
Key Legal Updates for 2025
| Element | Old (Until 2024) | New (2025) |
|---|---|---|
| Minimum investment amount | $75,000 (flat) | $200,000 (mandatory cadastral value, enforced) |
| Valuation requirements | Not always enforced | Mandatory SPK-approved valuation before application |
| Online application | Optional | Completely compulsory under the platform |
| Interview requirement | Provincially on a case-by-case basis | Expanded to additional provinces; the new standard |
| Insurance policy rules | Open-market policies accepted | Must come from a licensed Turkish company |
Frequently Asked Questions
No. Only residential properties are eligible. Commercial, agricultural, or jointly owned properties do not qualify under the current rules.
The requirement is based on the official valuation report approved by a SPK-licensed expert, not the sale price or market value.
No. The property must be 100% owned by the applicant. Shared ownership invalidates the eligibility for residency based on property purchase.
The average timeline in 2025 is:
2–4 weeks to get an appointment date
6–10 weeks for decision after the appointment, depending on the province.
Yes. Spouses and children under 18 can be included as dependents. However, in-person interviews are now mandatory for all included family members if requested by the authorities.
Application Process & Timeline (2025)
The residence permit process includes more rigorous checks and centralized procedures. Here is the process in 2025:
- Minimum Property Value Requirement:
Since recent updates in 2023 and still enforced in 2025, the cadastral value of real estate has to amount to a minimum of $200,000 USD. Properties below this threshold are no longer eligible for residence permits. - Valuation Report:
You need to acquire an SPK-approved real estate appraisal. This is a compulsory report and confirms the announced value is factual. - Tapu (Title Deed):
The applicant must have the title deed (in his/her name) issued by the Tapu ve Kadastro Müdürlüğü (Land Registry Office). - Online Application:
First-time applications must now be submitted entirely online via the e-ikamet.goc.gov.tr portal. - Health Insurance:
Health insurance must be purchased from licensed Turkish providers. Foreign or open-market policies are no longer accepted. - Interview Requirement:
Face-to-face interviews are no longer limited to urban cities and even become mandatory in some of the provinces today.
Processing Time:
- Online scheduling of appointments: 2–4 weeks.
- Approval and card issuance: 6–10 weeks on average.
Official Fees in 2025
| Item | Cost (approx.) |
|---|---|
| Residence permit card fee | 565 TL |
| Residence permit fee (per annum, varies with nationality) | 4,000–12,000 TL |
| Valuation report | 5,000–8,000 TL |
| Title transfer tax | 4% of the property value |
What Types of Properties Qualify?
Residence permits can only be obtained in residential buildings that are designed for personal use. Not applicable for commercial, agriculture and joint ownership properties. Except in nilitary/restricted zones, foreigners are able to buy properties in just about any area.
Payment and Capital Transfer (Official Notes)
- The payment should also be of the bank transfer on a name of an applicant.
- This Payment is validated by submitting the Bank Receipt (Dekont) of this payment which is one of pivotal documents on submission.
- Absolutely NO cash payments or handover.
Additional Notes for 2025
- Capital Controls: Payments are required to come from the foreign buyer’s own bank account.
- Language Requirements: Certain provinces may already ask for a minimum Turkish language test in specific situations.
- Dependents: Spouses and children under 18 are still eligible under the primary applicant’s file, but now must attend interviews in person if requested.
Conclusion
The Turkish residence permit law has become more centralized and rule-based in 2025. In the case of foreigners who invest in real estate, this provides greater legal certainty—but also greater demands. An experienced Turkish law firm can guarantee that each part of the process—in particular valuation and paperwork—is done properly and in line with new legislation.
Source
- Presidency Investment Office – Turkey Citizenship by Investment Program
- Directorate General of Migration Management – Residence Permit Procedures
- NVI – Citizenship by Investment Application Process (2025 Guide)
- General Directorate of Land Registry and Cadastre – Buying Property in Turkey
- Official Gazette of the Republic of Türkiye – Legal Amendments
- Banks Association of Turkey – Capital Transfer Clarification for Citizenship Applications
- Author Av. Baris Erkan Celebi
- Barış Erkan Çelebi Founder of Turkish law firm
Contact Form
Baris Erkan Celebi is an English-speaking Turkish lawyer who exclusively represents foreign investors in Turkey. His law firm in Turkey specializes in providing international investors in Turkey with reliable legal counsel and personalized business solutions.
