Investment residency programme · 2026
An investment from $200,000 in liquid apartments and villas is the basis for residency for your whole family. Full support: from an independent district audit to receiving your kimlik cards in Antalya, Istanbul and the reopening locations of Alanya.
Get a property selection for residencyWe work systematically: we check the district, protect the value stated in the documents and run the deal fully by the book — so your investment earns residency, not a refusal.
The ANPA Estate team has worked in the Turkish property market since 2014 under the direct oversight of Anton and Natalya Panasenko. We know the agencies' internal regulations from the inside rather than relying on rumours from the press.
District statuses change constantly. Context of June 2026: cases of applications being reopened have appeared in popular Alanya locations (Mahmutlar, Kestel, Avsallar, Kargıcak). We do not build aggressive marketing on this — we verify the status of the specific address against the current migration service database on the day the deposit is paid.
The cadastral value in the Tapu and the independent SPK appraisal must strictly comply with the law. We select only properties where the developer or seller officially confirms the full amount in the documents.
Tax numbers, opening bank accounts, sworn translators, notaries, DASK insurance and accompaniment to your randevu at the Göç İdaresi — we guide you by the hand at every step, in your language.
We analyse your request: whether you plan to live in the property or your aim is passive income. We assemble a pool of 5-7 properties with a guaranteed Tapu price and an SPK appraisal from $200,000 in locations open for residency.
3-7 daysRemotely or in person we obtain your Turkish tax number (vergi numarası). We help prepare the document package to open an account with leading banks (Ziraat, DenizBank, Garanti BBVA) depending on your citizenship and case.
2-5 daysWe arrange a visit by a certified SPK appraiser to prepare the official report. We process the payment through the bank and obtain the foreign-currency purchase certificate (Döviz Alım Belgesi). We register ownership at the Tapu Müdürlüğü.
10-14 daysWe complete the application in the e-İkamet system. We collect the full document package for the family: apostilled certificates, health insurance and proof of address. We schedule the migration service appointment.
14-30 days of waitingYou attend the İl Göç İdaresi accompanied by our lawyer and a sworn translator. Documents are submitted as a single family package and biometric data is taken on the spot.
1 dayOnce the application is approved, the plastic kimlik cards are delivered by the state postal service PTT directly to your address. We stay in touch: we help with connecting utilities, managing rentals and the future renewal of your status.
30-60 daysInformation as of mid-2026. The internal practice of the Göç İdaresi and the Tapu offices changes — we confirm the current district status and conditions during a consultation before the deal.
For investors with a larger budget — a direct comparison of the programmes to choose the optimal strategy.
| Parameter | Residence permit via property | Citizenship by investment |
|---|---|---|
| Minimum threshold | from $200,000 | from $400,000 |
| Document status | Short-term residence (ikamet) | Full Turkish citizen passport |
| Processing time | 1-3 months | 6-12 months |
| Resale restrictions | Can be sold at any time (the permit status then closes) | Mandatory holding of the asset for at least 3 years |
| Right to work | A separate permit is required (work visa) | Automatic right to work and run a business |
Yes. The short-term residence permit programme based on owning residential property is fully open. The main conditions are that the property must be located in an open district and its confirmed value must be at least $200,000.
In June 2026 local migration authorities began accepting cases for the Mahmutlar, Kestel, Avsallar and Kargıcak districts. This significantly widened the choice of quality housing. However, since the internal practice of the Göç İdaresi is changeable, we verify the applicability of each specific address right before the transaction to completely rule out risk for the buyer.
It is the amount that must be officially recorded in the title deed (Tapu), confirmed by the bank's currency-purchase certificate (DAB) and the SPK expert appraisal report. If you bought a property for $220,000 but the appraisal states $195,000, the permit will be refused. ANPA specialists track this balance before the documents are signed.
No, this type of permit is investment-based and does not replace a work permit (çalışma izni). You can legally stay in the country, run a business and open companies, but employment requires a standard work visa arranged by the employer.
Property rights are fully protected by the Turkish constitution. A refusal of the administrative residence status does not affect your rights to the apartment — you remain the full owner, can sell or rent it out, or visit under the standard visa limit. Our job as an agency is to build the document package so as to minimise the risk of refusal (in our 2024-2025 practice this rate is below 1%).
You can apply for a residence permit only after the full price of the property has been paid and the title deed (Tapu) has been received. If you buy an under-construction property in instalments, you will be able to apply for residency as soon as the developer hands over the Tapu with a recorded value of at least $200,000. Until then you can stay in the country under the standard tourist limit.
No, current law prohibits this. The minimum threshold of $200,000 must be recorded in a single title deed (Tapu) for one residential property. The exception is buying one expensive property (for example from $400,000) in shared ownership between two family members, where each share is at least $200,000.
Yes, you have the full right to rent out your property. Long-term rental (from 1 year) is arranged through a notarised contract and brings stable income in hard currency. As for short-term rental (daily, via aggregators), by law it requires a special licence from the Ministry of Tourism and the consent of all residents of the building, so we recommend focusing on the long-term format.
Renewing an ikamet based on property ownership follows a simplified procedure compared with a tourist permit. The main condition is that the property must remain in your ownership and the district must not be fully blocked by internal orders on the renewal date. We recommend starting the process 60 days before the current card expires. For ANPA Estate clients, advisory support during renewal is free.
Get a selection of 5 current properties from $200,000 with a guaranteed appraisal + the checklist "Rules for preparing documents for the Göç İdaresi in 2026". An ANPA expert will contact you within 15 minutes.
