How to obtain a residence card (IKAMET) in Turkey by investing in real estate?

Not every property in Turkey entitles you to an IKAMET (residence card).
In Alanya, and in Turkey in general, several conditions must be met to ensure your purchase is safe and qualifies for a residence card.
• As of October 16, 2023, the minimum property value listed in the TAPU (property deed) is USD 200,000, regardless of the city.

What properties are eligible for a residence card in Turkey?
1. Property Type
• It must be a residential property (KONUT) – an apartment, a house, or a villa.
• Plot, agricultural land, or building land – purchasing land does not entitle you to a residence card.
• The TAPU (property deed) must include the word MESKEN (apartment/house).

2. Building Status
• The building must have an ISKAN (occupancy permit); without it, registration may be problematic. If the building does not have an Iskan, the office may reject your residence application because it is not formally approved for occupation.
• The property cannot be encumbered with a sale ban or mortgage.

3. Location and Restrictions
• There are districts in Turkey that are closed to foreigners – in such places, you will not be able to obtain an Ikamet.
• In Alanya, some districts are temporarily closed due to excessive concentrations of foreigners (Kargicak, Mahmutlar, Kestel, Avsallar). New Ikamet applications cannot be submitted in these locations, even if you purchase a property there. Those who acquired the property deed before July 1, 2022, can still renew or use their residence card under the current rules.
• Here are the locations in Alanya where foreigners can submit new residence card applications based on property ownership: (e.g., Alanya City Center, Oba, Tosmur, Konakli, Payallar, Türkler).

Step-by-step procedure for obtaining a residence card:

1. Selecting a property – It's best to enlist the help of a trusted and experienced real estate agent who will advise and assist you in choosing the right property.

2. Turkish Tax Number (Vergi Numarası) – required for fees and application submission; it can be obtained online or at the Tax Office. If you are our client, we will assist you with this process!

3. Purchasing a property and obtaining a TAPU (title deed) – formalities, taxes, and mandatory anti-seismic insurance (DASK)

4. Submit an online application on the "e-İkamet" website.
o Visit the e-ikamet.goc.gov.tr ​​portal, select Kısa Dönem İkamet, and select "owning a property" as the purpose. After completing the form, the system will generate a list of fees and documents, as well as a date for the visit (randevu). All initial applications are submitted via e-İkamet.

5. Gather the required documents:
• Print and sign the application form from the e-İkamet portal.
• Passport (original for inspection + copy; notarized translation may be required locally).
• 4 biometric photos.
• Health insurance valid for the entire application period.
• Proof of financial support (declaration/bank statement).
• Proof of payment (permit fee and card fee – the system will calculate the amounts).
• TAPU (property deed)

6. Visit to the Migration Office in Alanya
• Bring originals and copies of documents, as well as a printout of the appointment confirmation, to your appointment.

7. After submission – tracking and collecting your card
• Track your decision and card (sent by PTT post) according to the instructions on the e-İkamet website. The decision is issued within a maximum of 90 days.

8. Important Requirements and Continuation of Residence
• Registration with MERNİS (Turkey's central population registration system) – After receiving your residence card, you must register your address with the Population Office (Nüfus) within 20 business days.
• Length of stay – As of 2025, in Alanya, residence cards for real estate are usually issued for one year, with the possibility of annual extension as long as the conditions are met.
• Important: It is best to apply for an extension 60 days before the card expires (as stated by the Migration Directorate – Göç İdaresi), or no later than the last day of its validity.
• Your spouse and children under 18 can be included in the application, although they use separate cards (parents receive "real estate" cards, and families receive "based on kinship").
• After 5 years of continuous residence, you can apply for Turkish citizenship through naturalization (excluding cases of absences exceeding 6 months per year).