What Real Estate Residence in Turkey?

Real estate residence in Turkey is a type of residence permit granted to foreigners who own residential properties in the country. This permit allows the holder to legally reside in Turkey for a specified period, provided they have ownership of a property used for personal housing.

Conditions for Obtaining Real Estate Residence in Turkey 2025:

1. Property Ownership: The property must be registered in the applicant’s name.
2. Property Value: The property must have a minimum value of $200.000 USD.
3. Residential Use: The property must be designated for personal residential use.
4. Ready for Occupancy: The property must be ready for habitation.

Duration of Real Estate Residence in Turkey 2025:

• Residence Duration: Typically, real estate residence permits are granted for a period ranging from one to two years.
• Renewal: The residence permit can be renewed periodically, provided the applicant continues to own the property.

Eligible Nationalities for Real Estate Residence in Turkey 2025:

Most foreigners can obtain real estate residence in Turkey by purchasing property, with exceptions for citizens of certain countries like Syria, North Korea, Cuba, Cyprus, and Armenia.

Required Documents for Obtaining Real Estate Residence in Turkey 2025:

• Residence application form.
• Passport copy and most recent entry stamp.
• Four colored passport photos with a white background, not older than six months.
• Valid health insurance covering the entire residence period (not required for applicants over 65 years old).
• Tax payment receipt.
• Utility bill (electricity, water, or gas).
• Renewal applications require copies of the previous residence permit (front and back).
• Copy of the property deed (TAPU).
• Earthquake insurance document (DASK).
• Residence area municipality document (NUMARATAJ).
• Property value assessment (RAYIÇ BEDELI).
• Residence establishment document (YERLEŞIM YERI BELGE).
• Notification system document (UETS).
• Residence registration history document (TARIHÇELI YERLEŞIM YERI BELGESI).

The Importance of Real Estate Investment in Istanbul 2025:

• Investment Returns: Historically, Istanbul has been known for strong investment returns due to the consistent demand for real estate.
• Geographic Location: As a bridge between Asia and Europe, Istanbul’s geographic location makes it attractive for business and tourism.
• Future Developments: Ongoing infrastructure projects like the Istanbul Canal and the new airport enhance property values.

Areas for Real Estate Residence in Istanbul 2025

The suitable areas for real estate residence in Istanbul, also known as "zones open to foreigners in Istanbul," are regions where foreigners are allowed to obtain residence and own property according to Turkish legislation concerning foreign property ownership. Due to a significant increase in the number of foreigners residing in some neighborhoods of Istanbul, the Turkish government has decided to impose restrictions on certain areas for foreigners. This decision was made in response to exceeding the legal limit of foreign property ownership, set at 20% of the total population in an area. As a result, there are now "open areas" in Istanbul that are considered major investment destinations, where foreigners can still obtain residence and own property.

List of Areas Open for Real Estate Ownership by Foreigners in Istanbul 2025

European Side:

• Bakirkoy District: Bakirkoy is a coastal area located along the shores of the Sea of Marmara in Istanbul, known for its calm and serene atmosphere. It boasts upscale shopping centers and recreational facilities, making it a favorite destination for families and investors. The district offers a variety of sea-view restaurants and cafes, along with elegant parks and gardens. Bakirkoy is an ideal choice for those seeking a vibrant urban environment that blends modern living with natural beauty.

• Beylikduzu District: Beylikduzu is a modern and developed district on the European side of Istanbul, renowned for its natural beauty and modern amenities. It features expansive beaches and a Marmara Sea coastline, offering visitors a relaxing experience. The area includes many luxurious residential complexes and shopping centers, as well as public parks that enhance its appeal. Beylikduzu is an ideal destination for families and investors looking for a contemporary and tranquil lifestyle in Istanbul.

• Kagithane District: Located on the European side of Istanbul, Kagithane is a bustling and densely populated area. It is known for its cultural diversity and numerous commercial activities, featuring many shopping centers, cafes, and restaurants. The district benefits from advanced public transportation, facilitating easy access to various parts of the city. Additionally, Kagithane is a favorite among investors due to its modern real estate projects and advanced infrastructure.

• Eyup Sultan District: Eyup Sultan is one of Istanbul’s renowned historical areas, situated at the foot of Pierre Loti Hill. It is noted for its spiritual ambiance, housing many religious and historical landmarks, including the famous Eyup Sultan Mosque. The district offers stunning views of the Golden Horn, accompanied by parks and cafes that enrich the visitor experience. It is a perfect destination for those wishing to explore Ottoman cultural heritage and enjoy the surrounding natural beauty.

• Buyukcekmece District: Buyukcekmece is a growing area on the European side of Istanbul, known for its beautiful beaches along the Sea of Marmara. It is an ideal destination for families, featuring numerous public parks and recreational facilities alongside lively local markets. The district is experiencing increasing real estate investments, making it an attractive place for living and holidays. Buyukcekmece is characterized by its calm and comfortable atmosphere, allowing visitors to enjoy a balanced and upscale lifestyle.

• Arnavutkoy District: Situated on the European side of Istanbul, Arnavutkoy is distinguished by its natural beauty and tranquility. It is famous for its proximity to the Sea of Marmara, providing opportunities for water activities and promenade walks. Arnavutkoy has a variety of restaurants and cafes offering delicious Turkish cuisine, as well as local markets. The area combines traditional and modern elements, making it a fantastic destination for those looking to explore Istanbul's beauty away from the city's hustle and bustle.

• Silivri District: Silivri is located on the European edge of Istanbul, known for its picturesque beaches and beautiful views of the Sea of Marmara. The district provides a peaceful natural setting, making it an ideal place to escape the urban noise. Silivri features many recreational facilities, restaurants, and local markets reflecting the traditional Turkish character. It attracts many visitors and residents seeking a more relaxed and close-to-nature lifestyle.

Asian Side:

• Pendik District: Located on the Asian side of Istanbul, Pendik offers stunning views of the Sea of Marmara. Known for its peaceful atmosphere and proximity to nature, it features numerous public parks and beautiful beaches. The area is experiencing significant urban development, making it a favored destination for families and investors. Pendik also offers a variety of commercial and recreational facilities, enhancing its status as an attractive residential destination in Istanbul.

• Uskudar District: Situated on Istanbul's Asian shores, Uskudar is one of the city’s oldest and most charming areas. It boasts a historic atmosphere and rich cultural heritage, featuring many historical landmarks such as the Maiden’s Tower. Uskudar provides beautiful views of the Bosphorus Strait, with a lovely promenade ideal for walking and relaxation. The area blends traditional and modern elements, making it an ideal destination for residents and visitors alike.

• Maltepe District: Situated on the Asian side of Istanbul, Maltepe is known for its natural beauty and picturesque coastal views. The district features diverse residential options, including modern housing complexes and recreational facilities. Maltepe offers various parks and green spaces that provide visitors with restful areas to relax. It is an attractive destination for families and investors seeking a quiet life close to nature, with easy access to city centers.

• Beykoz District: Located on the Asian side of Istanbul, Beykoz is one of the most tranquil areas with breathtaking natural landscapes. Known for its natural beauty and dense forests and expansive gardens, it serves as a haven for nature lovers. Beykoz offers a variety of restaurants and cafes overlooking the Bosphorus Strait, providing a delightful dining experience. The area is an ideal choice for families and individuals wanting to enjoy a peaceful life close to nature, with convenient access to Istanbul's vibrant areas.

• Kadikoy District: Situated on the Asian banks of the Bosphorus, Kadikoy is a vibrant and lively hub in Istanbul. It is known for its traditional markets and numerous restaurants offering delicious Turkish and international cuisines. Kadikoy is culturally vibrant, hosting art and music events, and is home to many cafes and shops. The district is a popular destination for travelers and locals, making it an ideal place to explore and enjoy daily life in Istanbul.

Why Were Some Areas Closed to Foreign Property Ownership and Residence Permits in Turkey?

Decisions have been made to close some areas in Turkey to foreigners in relation to obtaining and renewing residence permits due to several key reasons:

1. Exceeding the Limit of Foreign Residents: The increase in the number of foreign residents in some Turkish cities, especially Istanbul, has led to demographic imbalances, where the foreign population exceeds the local Turkish population. This imbalance has naturally affected the social and cultural fabric of these areas.

2. Exceeding the Legal Property Ownership Limit: Turkish law stipulates that the foreign property ownership ratio in any given area should not exceed 20% of the total population. However, it has been observed that in some areas, foreign ownership has surpassed this limit, prompting authorities to take decisive measures to restore balance in these areas.

3. Ensuring Demographic Distribution and Social Balance: The primary aim of the Turkish government's actions is to recalibrate population distribution and ensure social balance in Istanbul. This is achieved by directing foreigners towards other areas with lower population densities to ensure that the city's majority remains Turkish, in accordance with Turkey's property ownership laws for foreigners.