Any foreigner who wants to stay in Turkey longer than visa-free rules allow, usually 90 days in any 180, needs a residence permit (ikamet izni). In 2026 there is really one reliable route for private buyers: owning a home worth at least $200,000. Tourist residence permits still exist in law, but in practice they are now rarely granted. This page explains how the system works today, what it costs, which documents you need and what buyers in Alanya should know.
Key facts as of October 2026
|
Question |
Answer |
|---|---|
|
Minimum property value |
$200,000, based on the price on the title deed (tapu) |
|
Permit type and length |
short-term residence permit, usually up to 2 years, then renewed |
|
How to apply |
online via e-İkamet, then an in-person appointment |
|
Processing time |
usually about 30 days, legally up to 90 days |
|
Residence card fee |
964 TL (2026) |
|
Health insurance |
required for applicants aged 18 to 65 |
|
Long-term (permanent) permit |
after 8 years of continuous legal residence |
|
Citizenship by property |
from $400,000, with a 3-year no-sale commitment |
How the $200,000 rule works
Since 16 October 2023, a property-based residence permit is only granted if the purchase price shown on the title deed is at least $200,000, converted at the Central Bank of Turkey's rate on the day of the transfer. For these purchases a valuation report is no longer accepted; only the price on the deed counts.
In practice this means:
- Never under-declare the price on the deed. Sellers used to write a lower figure to save on tax. Today that costs the buyer the right to a residence permit.
- The property must be residential. Land, plots or commercial units do not qualify.
- The neighbourhood must be open to new permits. Even an expensive apartment will not qualify if its quarter is closed to new applications.
- Co-owners can apply too. Family members listed on the deed as joint owners can each apply for their own permit.
For homes bought between 26 April 2022 and 16 October 2023, the old thresholds apply: $75,000 in metropolitan cities, including Antalya, and $50,000 elsewhere, with a valuation report.
Closed neighbourhoods and the change in Alanya
In 2022 Turkey closed neighbourhoods where foreigners made up more than 20% of residents to new residence permit applications. From 1 July 2022, 1,169 neighbourhoods nationwide were on the list. In Alanya these included Mahmutlar, Kestel, Kargıcak and Avsallar.
In early June 2026 all four were reopened for applications through e-İkamet. Alanya's other popular districts, including Oba, Tosmur, Cikcilli, the centre, Tepe and Bektaş, were never closed. In nearby Antalya, the Konyaaltı quarters of Liman, Hurma and Sarısu remain closed.
The list can change, so before every purchase intended for a residence permit we check the status of the specific quarter on the date of sale. You can compare all districts on our Alanya districts page.
What about tourist residence permits?
The law still allows a residence permit for tourism, usually backed by a rental contract. In 2026, migration offices, especially in large resort cities, reject most such applications on the grounds that the purpose of stay is not convincing. After a refusal you must wait six months before applying again for the same purpose. If you plan to live in Turkey for more than 90 days, relying on a tourist permit is risky.
What a residence permit costs in 2026
The total has three parts:
- Residence card fee: 964 TL, the same for all nationalities.
- Permit fee (harç), which depends on nationality and duration. For US and UK citizens it is $25 for the first month and $5 for each additional month; for Russian citizens $7 for the first month and $1.50 for each additional month. Citizens of some countries are exempt from the fee but still pay for the card. The exact amount appears in the e-İkamet form.
- Health insurance, required for applicants aged 18 to 65; the price depends on age and insurer.
Documents
For a property-based permit you will usually need:
- the printed e-İkamet application form;
- your passport and copies of its pages;
- four biometric photos;
- the title deed (tapu);
- health insurance valid for the whole permit period;
- receipts for the permit fee and card fee;
- for children under 18, an apostilled and translated birth certificate and parental consent.
The migration office may ask for more, such as proof of income, so check the list before your appointment.
Step by step
- Buy a home in a quarter open to residence permits, with a deed price of at least $200,000.
- Apply on e-İkamet. The online form generates an appointment date.
- Attend the appointment at the provincial migration office (İl Göç İdaresi) where you live; for Alanya, the local office. Missing it without a valid reason means the application is treated as never made.
- Get the decision, usually in about 30 days and legally within 90. The card is delivered by PTT post.
- Register your address within 20 days of receiving the permit.
Renewals and common mistakes
Apply for renewal in good time: within the 60 days before your permit expires, and always before the expiry date. Renewals look at time spent abroad; more than 120 days outside Turkey in the past year can be grounds for refusal. You can object to a refusal within 60 days or take it to the administrative court.
The mistakes we see most often:
- a deed price below $200,000 even though the real value is higher;
- buying in a quarter closed to residence permits;
- health insurance that has lapsed or is shorter than the permit requested;
- applying for renewal too late.
Long-term permit and citizenship
After eight years of continuous legal residence you can apply for a long-term (indefinite) residence permit. For citizenship by investment you need to buy property worth at least $400,000, confirmed by a licensed valuation report, and keep it for three years. In Alanya, citizenship buyers mostly look at villas in Bektaş, Tepe and Kargıcak.
