01Introduction
IGA Law Firm advises foreign nationals seeking a short-term residence permit in Türkiye on the basis of property ownership, tourism or another eligible purpose. Our Istanbul team reviews the legal basis, documents and application steps. We also advise on other residence categories where a short-term permit is not the right route.
02What Is a Short-Term Residence Permit?
Articles 31–33 of Law No. 6458 govern short-term residence permits. Property ownership and tourism are separate grounds under Article 31. For these grounds, a permit may generally be issued for up to two years at a time; the actual period is determined by the migration authority. A residence permit does not itself authorize employment. Renewal depends on continued eligibility and a new assessment.
03Residence Based on Residential Property Ownership
A foreign national who owns a home in Türkiye and uses it as a residence may apply under the property-ownership ground. The current e-Residence application form states that the home must have a value of at least the Turkish-lira equivalent of USD 200,000 at the time of acquisition. The home must be residential, owned by the applicant and used for living, rather than rented out or treated as a commercial property or vacant land. Ownership alone does not guarantee approval.
- Review the title deed, acquisition date and documented purchase value before applying
- Confirm that the property is residential and the applicant can document its use as a home
- Prepare address information and the other general application documents
Purchases made before the current threshold took effect require individual review of the acquisition date, documents and rules applied to that purchase. We do not assume that the current threshold applies retroactively.
04Duration, Renewal and Changes in Circumstances
A property-based short-term permit may be issued for up to two years at a time, but a shorter period may be granted. Renewal is not automatic. Selling the home, ceasing to use it as the stated residence, or no longer meeting the permit conditions can affect renewal or lead to cancellation. We review changes before an extension or a change of permit category.
05Tourism and Other Short-Term Grounds
Tourism is a distinct short-term residence ground. Applicants should be ready to explain their travel or stay plans and provide supporting information if requested. Other personal circumstances may fall under a different ground or a different permit category; they should not be described as tourism without a genuine tourism purpose.
- Valid passport or travel document and an eligible reason for stay
- Suitable accommodation and accurate address information
- Valid health insurance covering the requested period, unless an applicable exception exists
- Information on financial means and other supporting documents if requested
- No applicable entry ban or removal decision
06Application Procedure and Documents
Initial, extension and transfer applications are started through the official e-Residence (e-İkamet) system. Documents vary by the legal ground and the provincial migration authority’s request. A typical file may include:
- Completed e-Residence application form and appointment details
- Passport or travel document and biometric photographs
- Proof of accommodation, address and valid health insurance
- Title deed and proof of qualifying value for a property-based application
- Documents explaining the tourism or other eligible stay purpose
- Any additional proof requested by the authority, including financial means or compulsory earthquake insurance where applicable
We review the supporting file, coordinate the application and appointment, and help respond to requests for further evidence.
07Why Work With IGA Law Firm?
- Legal review of the appropriate residence ground and property eligibility
- Document preparation and coordination from the first application through renewal
- Advice in English and Turkish for foreign investors and individual applicants
- Individual assessment of earlier property purchases and changes in circumstances
08Discuss Your Residence Application
If you plan to live in Türkiye through residential property ownership or seek a short-term stay for tourism, contact our Istanbul office. We can assess the property and its acquisition documents, or review the purpose of your stay, then explain the application steps. We also advise on family and long-term residence routes where relevant.
