Turkey 2024: Residence permits, real estate and taxes

Turkey is one of the most popular destinations among the clients of our agency. We are often asked - what status allowing permanent residence can be obtained in Turkey and what is the difference between them? Our lawyers have analyzed the issue of residence permit and citizenship in detail and prepared a detailed material.

Residence permit and citizenship are the two most important procedures for those wishing to move to Turkey for permanent residence. Citizenship can be obtained only after registration of residence permit (even under the investment program). The main difference between citizenship and residence permit is the duration of validity. Citizenship is indefinite and allows the resident to enjoy the same rights as ordinary citizens. The residence permit is limited in duration, gives less rights, but it is easier to obtain.

Let's understand what advantages gives the card of residence permit and passport of the citizen, and how to get a new status?

Turkish residence permit

Every year the Turkish authorities issue about 1 million residence permit cards (Ikamet), which allow you to legally work and live in Turkey. There are a variety of residence permits ranging from 1 year to long-term permits that do not need to be renewed. You can apply for a residence permit online.

Advantages of a residence permit:

• Establish partnerships with European and Asian companies. the geographical location of the country facilitates the establishment of new connections. Local authorities are trying to attract external capital into the economy, so they have significantly simplified the procedure for business registration.
• Loyal cost of living, compared to European countries.
• The opportunity to purchase housing in a mortgage at a low rate - from 1.3%.
• High-quality medicine. Turkey is famous as one of the main destinations for medical tourism. Here you can get quality services, 4-5 times cheaper than in Europe.

In Turkey you can get a short-term and long-term residence permit. Short-term are those that are valid for less than 1 year. Most often short-term residence permit is issued to foreign residents who:

1. flew to Turkey for a visit or vacation;
2. came for treatment in a sanatorium or hospital conduct;
3. scientific research; 
4. come for a conference or business meeting.

The following types of residence permits are also short-term (1-3 years):

1. Student - issued for the period of study in a Turkish school or university. It can also be issued to foreigners who came for Turkish language courses. Residence permit is issued for a year with the right to extend.
2. For family members of professionals who came to work in Turkey. The residence permit card is issued for up to 3 years, then the status can be extended.

Long-term residence permit can be issued to citizens who live in Turkey permanently for 8 years. Long-term residence permit and Ikamet card have no validity period, it is not necessary to extend it. The holder can be deprived of the status if he spends more than a year outside Turkey. Exception - treatment or study abroad, confirmed by documentation.

Residence permit when buying or renting real estate - real estate transactions entitle the holder to a residence permit for a year. Buying real estate, you can get a residence permit for a period of 2 years, which is allowed to subsequently prolong. To retain the status must spend at least 6 months a year in the country. In addition to the homeowner, spouses, parents and children under 18 years of age can apply for a residence permit.

A residence permit may be denied in the following cases:

1. the applicant has received an allowance for the last 3 years;
2. it is not possible to confirm the level of income sufficient for living in the country;
3. there is no issued health insurance policy;
4. there are problems with the law;
5. the applicant poses a threat to society.

If you plan to live in Turkey for a long term, you should consider applying for an indefinite residence permit. It is cheaper and easier than citizenship, but also gives you fewer rights than a Turkish passport holder.

Turkish citizenship

Unlike many countries that have stopped issuing “golden visas” and passports to citizens of the Russian Federation, the Republic of Turkey has remained neutral. Participation in the investment program of Turkey is one of the fastest and most reliable ways to obtain a second passport. It is important that citizenship is hereditary.

Advantages of Turkish citizenship:

• Ability to visit more than 110 countries visa-free - direct air communication with almost the whole world.
• Dual citizenship. When obtaining a Turkish passport there is no need to give up the native passport of the resident.
• Possibility to issue a Schengen visa C-2.
• Loyal taxation and a chance to do business abroad.
• Simplified scheme of moving to the U.S. on a business visa E2.
• Access to the world financial system and opening accounts in banks in Europe, Asia and America.
• Comfortable climate, beautiful nature and proximity to the sea.
• Access to quality education and medicine.

Opportunity to obtain a passport of a European country or participate in an investment program in the future

• Caribbean countries, which are not available to citizens of the Russian Federation.
• Opportunity to receive pension and social payments.

How to get a passport of Turkey? Currently there are 6 legal ways:

1. naturalization - can be applied for after 5 years of residence in the country;
2. by descent - a child of foreign citizens born in Turkey cannot automatically become a citizen of the country, but children born to a Turkish citizen can get a passport, no matter in which country;
3. marriage - when registering a relationship, you can get a residence permit for a year and after 3 years apply for citizenship;
4. repatriation - upon confirmation of Turkish roots; investment;
5. for special services to the state.

The fastest, most liquid and comfortable way to get a passport is the investment program. There is no need to learn the language, show income and live permanently in Turkey.

Several options for obtaining Turkish citizenship work today:

• Purchase of residential or commercial real estate of $400,000 or more. The real estate must be in possession for 5 years, then it can be sold, preserving the status.
• Investing $500,000 or more in the authorized capital of a Turkish company.
• Placing a deposit in a Turkish bank in the amount of 500 000$ from 3 years or buying government bonds.
• Creation of workplaces. Registration of a company in Turkey for a period of 3 years with the creation of at least 20 jobs.

An adult person without a criminal record, not a citizen of Cuba, Syria, Armenia, North Korea or Nigeria can enter the program.

What to choose - residence permit or passport?

If we compare the status of residence permit and citizenship, the passport gives incomparably more freedom to the owner and dictates fewer conditions, but it is a little more difficult and expensive to obtain citizenship than residence permit. Which way is better? It all depends on the wishes of the client, his goals and opportunities.

Currently, the situation with the issuance of residence permits has become ambiguous. For 2022, the flow of immigrants has increased significantly, about 1.3 million foreign citizens now live in Istanbul and about 5.5 million in general in the country. The influx of immigrants has affected the speed of issuance of residence permits - the local authorities can not cope with the flow of those who want, because of which obtaining the desired status may be postponed indefinitely.

To regulate the flow of immigrants, the Interior Ministry has introduced a ban on the issuance of residence permits to foreigners in 10 districts of Istanbul. In addition, stricter requirements for those who want to extend the tourist residence permit. If previously it was enough to show a lease agreement and health insurance, now it is necessary to show financial stability - an income of at least $ 2000 for a family of 3 people. To guarantee a guaranteed change of status, move to Turkey and enjoy all the benefits of citizenship, we recommend looking at the program “Citizenship for Investment”. The most affordable option for participation is the purchase of real estate in the amount of $400,000 or more.

Not sure what status will be relevant in your case? Sign up for a consultation and the lawyers of the licensed agency GARANT.IN will help you. We will help you solve a lot of related migration issues and tasks: collection and execution of documents, filling out and submitting forms, selection and purchase/rent of real estate, obtaining a driver's license, registration of a company and others. With us you save time and finances, promptly get quality results.

Features of obtaining a residence permit of Turkey in 2024

” The year 2023 brought many innovations in the legislation of various countries, concerning the issuance of investment citizenship, student residence permit, permanent residence permit. The Republic of Turkey was no exception and developed a number of additions to the existing rules for issuing a residence permit and obtaining a Turkish passport for a contribution to the country's economy - a Turkish passport for real estate. Let's break down the main provisions and then go through each point in detail.

The main adjustments to the Immigration Law No. 6458 are valid from January 1, 2023:

1. If you are in the country on the basis of a tourist residence permit, it is no longer possible to extend it under the same conditions (indicating “Vacation”). The rule does not apply to citizens of the EU, PRC, Slovenia and the Russian Federation.
2. To participate in the program “Golden Visa” and obtain citizenship of the country, it is necessary to invest in real estate in Turkey at least 400 000 USD. Important! In the contract of sale must be specified in the cadastral value of the object, and it often differs from the real value of 100-150 000 USD.

• It is necessary to invest from 50 000 USD for real estate in sparsely populated areas and from 75 000 USD densely populated areas of the country to qualify for a residence permit for the purchase of real estate.
• Since the middle of 2022 in some areas (allocated in a separate list) of the Republic of Turkey is impossible to issue a residence permit after the purchase of housing. These areas are recognized as overpopulated and inaccessible to foreigners (the number of foreign citizens exceeds 20% of the total number of residents).

The above provisions apply to all types of residence permits.

Registration of Turkish residence permit in 2024

Often tourists come to Turkey for 2-3 months. Foreigners come here in the fall and winter, to wait out the harsh cold on the sunny and warm coast. In 2023, the legislation of the country allowed to stay in the country for 30-90 days - for citizens of different countries the terms vary. Registration of a residence permit for Turkey greatly simplifies this task and allows you to stay much longer in the country than 90 days.

In the current year, the following types of residence permits are available to residents of other countries:

• humanitarian - valid for 1 year;
• business residence permit - for investment in the economic sector of the country or when opening a business in Turkey (re-registration from another country is possible);
• tourist residence permit;
• family - for up to 2 years;
• student - issued to students for the entire period of study in a Turkish university;
• It is worth mentioning separately the long-term type of residence permit for victims of human trafficking. It can be issued permanently without further prolongation, if all the requirements for this type of permit are met.

” Turkish authorities go towards the guests of the country and allow to issue a long-term Ikmet on the basis of other reasons:

1. coming for medical treatment;
2. an opportunity to do scientific research;
3. business visit;
4. a judicial request.

Kimlik, ID card and lkamet in Turkey - how to sort it out?

” After obtaining a residence permit or citizenship in the Republic of Turkey, an individual receives an identity document - these are different documents and it is important to know these subtleties:

• Kimlik is an ID card, or passport of a Turkish citizen. In Turkey, a local resident receives such a document from birth. The photo is pasted into the kimlik when the citizen reaches the age of 15, and after every 10 years the photo must be renewed. Foreigners are issued a kimlik as a second passport if they have fulfilled all the conditions under the investment citizenship program.
• Ikamet is another document that certifies the identity of the holder. It is issued to foreigners who have issued a residence permit for Turkey. The period of validity of the residence permit directly depends on the type of residence permit chosen and can be the first step to applying for a kimlik (to apply for citizenship by naturalization). For example, you have been living in Turkey for more than 5 years or have entered into a marriage union with a Turkish citizen.

Foreigners who have received a work permit in Turkey do not receive Ikamet, but after continuous residence for 5 years in the country, they can apply for a passport.

If you still have any questions regarding obtaining residence permit, permanent residence or Turkish citizenship, we will answer you in detail during a personal consultation. GARANT IN is a leading company in the field of investment immigration for more than 10 years specializing in such issues. Turkey is one of our flagship destinations, so we can provide comprehensive assistance in processing any type of permit, as well as help you choose a property, submit remote applications, collect and apostilize the necessary forms, sign a lease agreement for an apartment and car and much more. With our specialists you do not worry about the result, save valuable time and resource.

Real estate taxes in Turkey - how does it work?

Real estate in Turkey is a liquid asset that enjoys enduring popularity. Buying an object is not only an opportunity to earn money on resale or renting it out, but also an obligation. Modern legislation in Turkey provides for the payment of one-time and permanent property taxes. One-time - obligations that arise during the execution of transactions: purchase, sale, gift, inheritance. Current - obligations associated with the ownership of the object: municipal tax, owners of luxury housing pay luxury tax.  

What are the property taxes in Turkey?

The Republic of Turkey is famous for its rather low real estate taxes, which are levied equally on citizens and residents who have bought properties in Turkey. Tax on the purchase of real estate Buying any object, the owner is obliged to transfer a one-time tax in the amount of 4% of the cadastral value (it is prescribed in the TAPU).

Tax on the ownership of real estate

Regular fees that the owner is obliged to transfer on a permanent basis. The amount depends on the cadastral value, the location of the object and the type of object:

1. Residential object - 0.1-2%. In small settlements this is the minimum value, in large cities 2%.
2. Commerce - calculated as for residential objects: 0.2-0.4% depending on location.
3. Plots - the tax is formed depending on the type of object:
4. agricultural land - 0.1-0.2% depending on location;
5. land with a building permit - 0.3-0.6% depending on the size of the locality;
6. agricultural land in villages - 0.1%.
7. Elite object - this includes villas/houses whose value exceeds TR 5.25 million. Depending on the value of the object, a progressive rate is applied: 0.3%-0.6%-1%. If the price exceeds 10.5 million TR, the owner pays a fixed amount of 22,500 TR+1% tax annually.

Taxation on the sale of objects

When selling an object, it is necessary to transfer tax if the cadastral value is higher than at the time of purchase. From the difference of the amounts paid 15-35%. If the property has been in possession for more than 5 years, the tax is not charged. Taxes are paid through the local municipality. This can be done in person or online by registering on the municipality's website. You must have your passport and TAPU to pay the liability. If the payment is late, a fine and penalty is imposed on the owner. To have up-to-date information about property taxes in Turkey and to avoid delays, entrust all payments to the specialists of the migration agency GARANT IN.