The procedures by which foreign nationals obtain a residence permit in Türkiye by purchasing real estate have been placed on a new legal footing following fundamental legislative changes in recent years. Particularly in Alanya and across Antalya, the Mediterranean’s international centre of attraction, short-term residence permit applications by foreign investors on the basis of home ownership attract intense interest. However, the closed-neighbourhood restrictions based on foreign population density applied by the Presidency of Migration Management since 2022, and the minimum property value threshold of USD 200,000 that entered into force on 16 October 2023, have significantly transformed both the application requirements and the criteria for purchasing property.
The most important development specific to Alanya at the beginning of June 2026 is that the neighbourhoods of Mahmutlar, Kestel, Avsallar and Kargıcak, which had long been closed to new residence applications, were reopened to first-time applications in the e-İkamet (e-Residence) system as of 4 June 2026. This change has triggered new activity among property owners, foreign investors and the real estate sector in the region. In this comprehensive guide, we examine in full detail, from the perspective of real estate law and the law on foreigners, the requirements for obtaining a residence permit by buying a home in Alanya under the Law on Foreigners and International Protection No. 6458 (YUKK), the rules governing the USD 200,000 threshold, the Foreign Exchange Purchase Certificate (DAB) requirement, the requirements for a CMB (SPK) licensed valuation report, the application steps, the grounds for refusal and the available legal remedies.
Table of Contents
Is It Possible to Obtain a Residence Permit by Buying a Home in Alanya? (2026 Update)
Short answer: Yes, foreign nationals can obtain a residence permit by buying a home in Alanya; however, it is a legal requirement that both the sale price shown on the title deed (tapu) and the value determined by a CMB (SPK) licensed valuation are at least the equivalent of USD 200,000, that the price is sold to the Central Bank of the Republic of Türkiye (TCMB) and a Foreign Exchange Purchase Certificate (DAB) is obtained, that the property qualifies as a residence, and that it is located in a neighbourhood open to residence by foreigners.
With its climate, living standards and well-developed healthcare and social infrastructure, Alanya is one of the districts in Türkiye where foreigners acquire the most property. However, the public perception that has formed in recent years that “residence permits for foreigners in Alanya have been completely shut down” is not legally accurate. The restrictions are not a general ban but regional administrative measures applied in certain neighbourhoods because the ratio of foreign residents to the settled population exceeded 20%. Indeed, as of 2026, residence permit applications based on qualifying properties continue uninterrupted in Alanya, both in open neighbourhoods and in the areas reopened in June 2026.
The decisive point here is to verify, before moving on to the purchase, both the legal status of the property in the land register and the status of the area in the migration management system. In practice, purchases made on the basis of incorrect or incomplete information may cause the investor serious financial loss and lead to the outright refusal of the residence application.
Legal Basis: Law No. 6458 (YUKK) and the Short-Term Residence Permit
Short answer: The principal statutory basis for a residence permit obtained through the acquisition of real estate is subparagraph (b) of the first paragraph of Article 31 of the Law on Foreigners and International Protection No. 6458. This provision governs the granting of short-term residence permits to foreigners who own immovable property in Türkiye, while Article 31/6 of the Law empowers the administration to impose regional restrictions according to the density of the foreign population.
The entry of foreigners into Türkiye, their stay, visa exemptions and residence permits are governed by the Law on Foreigners and International Protection No. 6458 (YUKK) (the former Law No. 5683 has been repealed). Under the Law, the residence permits that may be granted to foreigners are divided into six main categories: short-term, family, student, long-term, humanitarian, and residence permits for victims of human trafficking.
A permit requested on the basis of a home purchase has the status of a “short-term residence permit” governed by YUKK Art. 31/1-b. The fundamental legal principles applied to permits granted under this article are as follows:
- YUKK Article 31/1-b (Ownership of Immovable Property): For foreigners who own property in Türkiye to benefit from this right, the property must be residential in nature and actually used for that purpose.
- YUKK Article 31/6 (Power to Impose Regional Restrictions): The Ministry of the Interior and the Presidency of Migration Management may, on grounds of public order, public security and the balance of the foreign population, impose quotas or temporarily suspend applications for residence permits at province, district or neighbourhood level.
- YUKK Article 32 (Conditions for Short-Term Residence): The foreigner must hold valid health insurance in Türkiye, have accommodation meeting general health and safety standards, submit a criminal record certificate and document sufficient and regular financial means for the duration of the stay.
- YUKK Article 33 (Grounds for Cancellation and Refusal): If any of the conditions is not met, if it is established that the residence permit is being used for a purpose other than that for which it was granted, or if there is a valid deportation or entry ban decision against the foreigner, the residence permit will not be granted or, if already granted, will be cancelled.
The USD 200,000 Value Threshold and the Mandatory CMB (SPK) Valuation Report
Short answer: For homes whose transfer at the land registry was completed on or after 16 October 2023, the official sale price of the property must be equivalent to at least USD 200,000 at the Central Bank of the Republic of Türkiye (TCMB) foreign exchange selling rate on the transaction date, and this amount must be confirmed by a valuation (appraisal) report prepared by a company licensed by the Capital Markets Board (SPK).
Monetary minimums are among the most misunderstood aspects of residence permits obtained through property purchase. The thresholds applied in the past, USD 75,000 in metropolitan municipalities and USD 50,000 in other provinces, were brought under a single standard by a decision of the Presidency of Migration Management dated 16 October 2023 and set at USD 200,000 throughout Türkiye.
The key legal details of how this rule is applied in practice are as follows:
- Title Deed Sale Price as the Basis: The official sale price stated on the title deed must definitely meet the amount of USD 200,000 when calculated using the indicative effective selling rate of the Central Bank of the Republic of Türkiye (TCMB) on the date of transfer.
- CMB (SPK) Licensed Valuation Report: The real estate valuation report to be attached to the file must have been prepared by an authorised real estate valuation company holding a licence from the Capital Markets Board (SPK). The “current market value” determined in the report also may not fall below the USD 200,000 threshold. The title deed price and the valuation report amount must be consistent with each other.
- Title Deeds Acquired Before 16 October 2023: For properties whose land registry registration was completed before this date, the legislation in force on the earlier date of acquisition applies as a rule. However, in the current migration management checks in 2026, even for older title deeds the current market value of the property and whether it is used for residential purposes are examined in detail.
- Risk of Shared Title Deeds: For properties held in co-ownership (ownership in shares) by more than one foreigner, the value corresponding to each foreign co-owner’s share must separately meet the USD 200,000 threshold; otherwise the co-owners cannot obtain independent residence permits on the basis of that ownership.
Foreign Exchange Purchase Certificate (DAB) and Bank Payment Flow Rules
Short answer: The Foreign Exchange Purchase Certificate (DAB), which proves that the foreign buyer brought the purchase price from abroad or paid it in foreign currency, must be issued before land registry registration by selling the foreign currency to the Central Bank through a bank operating in Türkiye. The DAB amount, the sale price on the title deed and the bank transfer records must match to the last cent.
Under the capital markets and foreign exchange legislation of the Central Bank of the Republic of Türkiye, in property acquisitions by foreign natural persons the foreign currency price must be converted by selling it to the Central Bank through banks, and a Foreign Exchange Purchase Certificate (DAB) must be issued on the basis of that transaction. Land registry directorates do not carry out title registration in the name of a foreigner unless a duly issued DAB is presented.
When a residence permit application is filed, the specialists of the Provincial Directorate of Migration Management scrutinise the money flows meticulously. One of the biggest pitfalls in practice is the buyer paying the seller in cash by hand, or failing to include the property details in the description of the bank transfer. For a secure process:
- All payments must be sent by official transfer from the foreign buyer’s own bank account to the seller’s bank account.
- The description field of the bank receipt must clearly state the province, district, neighbourhood, block (ada) and parcel details of the property, together with the independent unit number.
- The DAB must show in full the buyer’s name and surname, passport number and the Turkish lira equivalent of the foreign currency. The slightest break in this chain may raise suspicion of fraud in property sales or fake payments and lead to the refusal of the application.
Neighbourhoods Reopened in Alanya on 4 June 2026 and Regional Restrictions
Short answer: The neighbourhoods of Mahmutlar, Kestel, Avsallar and Kargıcak in Alanya, which had been closed to new residence applications by the Presidency of Migration Management due to foreign population density, were reopened in the system to first-time residence permit applications as of 4 June 2026.
Under the “closed neighbourhood” practice introduced in July 2022, 1,169 neighbourhoods across Türkiye were closed to residence by foreigners. In this context, Alanya’s four coastal neighbourhoods with the largest foreign investor population (Mahmutlar, Kestel, Avsallar and Kargıcak) were closed to new residence permit applications, and permits were granted only to foreigners extending their existing residence at the same address.
Following extensive contacts in Ankara by the Alanya Chamber of Commerce and Industry (ALTSO) and local administrative representatives, the demographic ratios and economic balances in the region were reassessed, and on 4 June 2026 new applications began to be accepted in these four neighbourhoods. As a result of this development:
- Mahmutlar, Kestel, Avsallar and Kargıcak: First-time short-term residence permit applications (YUKK Art. 31/1-b) can now be made on the basis of properties that meet the USD 200,000 value threshold and qualify as residential.
- Other Neighbourhoods of Alanya: In open neighbourhoods outside the restrictions, such as Oba, Tosmur, Cikcilli, Tepe and Bektaş, applications meeting the legal requirements continue to be accepted as before.
- The Situation in Central Antalya and Surrounding Districts: In central Antalya, neighbourhood-based restrictions remain in force in certain areas, such as the Liman, Hurma and Sarısu neighbourhoods of the Konyaaltı district, the Topçular neighbourhood of the Muratpaşa district and the area around the Döşemealtı Organised Industrial Zone. In these areas, a first-time residence permit cannot be obtained even if a home is purchased.
Legal Character of the Property: Which Properties Qualify for a Residence Permit?
Short answer: To obtain a residence permit, the property must be registered in the land register specifically as a “residence” (mesken) or “dwelling” (konut), have an independent unit record in the construction servitude (kat irtifakı) or condominium (kat mülkiyeti) register, and actually be used for residential purposes. Applications cannot be made on the basis of land plots, commercial shops, offices or warehouses.
The provision of YUKK Art. 31/1-b expressly requires the property to be used for housing/residence. In practice, homes purchased for investment but actually used as commercial businesses, or allocated to short-term tourist rentals, carry serious legal risk. The characteristics the property must have are:
- Title Deed Classification (Residence Requirement): The title deed and the TAKBİS (land registry information system) records must clearly state “residence” (mesken), “dwelling” (konut) or “apartment”. Properties classified as office, bureau, shop or business premises cannot serve as the basis for a residence permit even if they exceed the USD 200,000 threshold.
- Occupancy Permit (İskân) and Building Use Permit: The building must have been completed in accordance with its construction permit and must have obtained a building use permit (iskân) from the municipality. The construction servitude trap and occupancy permit problems frequently encountered in practice result in the inability to obtain a street-numbering (numarataj) certificate from the municipality and in the migration authority refusing the application on the ground that the “property is not actually fit for residence”.
- Prohibition on Renting and Actual Residence: A foreigner who obtains a residence permit through property ownership must personally use the property as his or her residence. If the property is rented out for tourism purposes under Law No. 7464 or sublet to third parties, cancellation of the residence permit may follow address checks carried out by the law enforcement authorities or the migration authority.
Alanya Residence Permit and Property Criteria Comparison Table
The comparison table below summarises the legal parameters and transitional periods applicable to residence permit applications by foreigners based on home ownership in the Alanya and Antalya region:
| Criterion / Parameter | Period Before 16 October 2023 | 16 October 2023 and After (2026 Update) | Legal Basis and Practical Note |
|---|---|---|---|
| Minimum Value Threshold | USD 75,000 in metropolitan municipalities / USD 50,000 in other provinces | Minimum USD 200,000 Throughout Türkiye | Decision of the Presidency of Migration Management; both the title deed sale price and the CMB (SPK) valuation are required. |
| Foreign Exchange Purchase Certificate (DAB) | Mandatory (foreign exchange legislation) | Mandatory and Must Match to the Last Cent | TCMB capital markets circulars; the bank transfer description and the title deed price must match exactly. |
| Neighbourhood Restriction (Alanya) | Mahmutlar, Kestel, Avsallar, Kargıcak were closed | 4 Neighbourhoods Reopened as of 4 June 2026 | YUKK Art. 31/6; neighbourhoods where the foreign ratio has been rebalanced were reopened in the system to first-time applications. |
| Central Antalya (Konyaaltı/Topçular) | Certain neighbourhoods closed | Neighbourhood-Based Restriction Continues | Liman, Hurma, Sarısu (Konyaaltı) and Topçular (Muratpaşa) remain closed to new residence. |
| Type of Property | Dwelling / Residence | Residence Only (For Residential Purposes) | YUKK Art. 31/1-b; commercial premises, land plots and offices are excluded. |
| Duration of First Permit | 1 or 2 years | Generally 1 or 2 Years (Renewable) | YUKK Art. 31/2; it can be renewed each year as long as the conditions continue to be met. |
| Path to Citizenship | Grants no direct right | Does Not Directly Confer Citizenship | A residence permit alone does not grant citizenship; exceptional citizenship requires a USD 400,000 threshold and a 3-year annotation on the title deed. |
The Alanya Residence Permit Application Process Step by Step
Short answer: The process of obtaining a residence permit by buying a home in Alanya consists of six main stages: 1) choosing a property in an open neighbourhood and researching its legal status, 2) obtaining the DAB certificate and registering the title deed, 3) having the CMB (SPK) valuation report prepared, 4) obtaining the street-numbering (numarataj) certificate and the title deed continuity certificate, 5) completing the online e-İkamet application and booking an appointment, 6) submitting the documents to the Alanya District Directorate of Migration Management and completing the biometric procedures.
Every stage of the process is strictly bound by administrative and legal rules. The steps should be carried out as follows:
1. Preliminary Review and Legal Due Diligence: It must be checked at the Alanya Land Registry Directorate whether the property to be purchased is subject to any encumbrances such as attachment (haciz), mortgage (ipotek), injunction (tedbir) or usufruct (intifa). It must also be confirmed from the migration authority’s database that the neighbourhood in which the property is located has open-neighbourhood status.
2. DAB and Bank Transfer Procedures: The foreign currency corresponding to the sale price of at least USD 200,000 is sold to the TCMB through the buyer’s bank, and a Foreign Exchange Purchase Certificate (DAB) is issued. The remaining balance is transferred to the seller by official bank transfer, with the independent unit details recorded in the description field.
3. Title Deed Registration and Valuation Report: The transfer is completed at the Land Registry Directorate. A CMB (SPK) licensed valuation expert inspects the property on site and prepares the valuation report. The report must confirm that the market value of the property does not fall below USD 200,000.
4. Street-Numbering Certificate and Title Deed Continuity Certificate: An official street-numbering (numarataj) certificate showing the National Address Database (UAVT) code is obtained from the Numbering Service of the Alanya Municipality Zoning Directorate. In addition, a “Title Deed Continuity Certificate” (from Web-Tapu or the directorate) confirming that ownership still belongs to the applicant after the transfer is obtained.
5. Health Insurance and Fee Payments: A private health insurance policy for foreigners covering the duration of the residence permit (1 or 2 years) is issued by an authorised insurance company established in Türkiye. The residence permit fee and the residence card fee are paid through the Revenue Administration system, and the receipts are added to the file.
6. e-İkamet Application and Appointment: The form is completed on the official portal of the Presidency of Migration Management (e-ikamet.goc.gov.tr) by selecting “Short-Term Residence Permit – Property Owners”. An appointment with the Alanya District Directorate of Migration Management is booked through the system. On the day of the appointment, the applicant must attend in person, give fingerprints and submit the physical application file.
Family Members (Spouse and Children) and Joint Ownership
Short answer: The legally married spouse and minor children under the age of 18 of a foreigner who purchases the property may benefit from the family residence permit provisions under YUKK Art. 34 or from the right to reside accompanying the property owner. Parents or children over the age of 18 cannot obtain residence through the property owner; they must satisfy the requirements independently.
One of the problems foreign investors most often encounter when buying a home in Alanya is the residence status of family members. The legal regime is determined by the following rules:
- Spouse and Minor Children: Even if the title deed is registered in the name of only one spouse, a residence permit application may be made for the spouse and common children under the age of 18 by submitting the official marriage certificate (with an apostille and a notarised Turkish translation) and the children’s birth certificates.
- Joint Ownership (Spouses on a Shared Title Deed): Where both spouses are registered on the title deed as co-owners, the current practice of the migration authority takes family unity into account. However, in joint purchases with third parties, each co-owner must hold a share worth at least USD 200,000.
- Children Over 18 and Parents: A foreigner’s adult children, mother or father cannot obtain companion or family residence through the homeowner. For these persons to stay in Türkiye, they must use other legal routes such as a student residence permit, a work permit or an independent property acquisition.
- Connection with Inheritance Law: Property acquired by foreigners in Türkiye is subject, in the event of death, to Turkish inheritance law (Turkish Civil Code (TMK) Art. 495 et seq.) and the rules of the Turkish Code on Private International and Procedural Law (MÖHUK). For detailed information on this subject, you may refer to our article on the inheritance rights of foreigners in Türkiye and property inheritance in Alanya.
The Most Common Grounds for Refusal of Residence Permit Applications and Legal Remedies
Short answer: The most common grounds for refusal of residence permit applications are a valuation below USD 200,000, inconsistencies in the DAB amount, the property being located in a closed neighbourhood, discrepancies in the municipal street-numbering records and the property not qualifying as residential. An action for annulment against the refusal decision may be filed with the Administrative Court within 60 days of notification.
Decisions of refusal, cancellation or non-extension issued by the Provincial Directorate of Migration Management are administrative acts subject to judicial review under Article 125 of the Constitution. If the application is refused, the ground for refusal (usually a subparagraph of YUKK Art. 32 or Art. 33) is stated in the “Notification and Receipt Document” (Tebliğ-Tebellüğ Belgesi) served on the foreigner.
The legal steps to be followed after a refusal decision are as follows:
- Period for Leaving Türkiye: A foreigner whose residence permit application has been refused is notified that he or she must leave Türkiye within 10 days if his or her legal right to stay (visa or visa exemption) has expired. If no action is filed within this period, the person becomes an illegal overstayer and faces the risk of an administrative fine and an entry ban.
- Action for Annulment Before the Administrative Court: Under the Administrative Procedure Law No. 2577 (İYUK), an action for annulment must be filed with the competent Administrative Court (the Antalya Administrative Courts for acts of the Alanya migration authority) within 60 days from the day following notification of the refusal decision.
- Stay of Execution (İYUK Art. 27): In the statement of claim, a “Stay of Execution” should be requested on the grounds that the administrative act is manifestly unlawful and that its implementation would cause damage that is difficult or impossible to remedy. If the court orders a stay of execution, the foreigner may continue to stay legally in Türkiye until the case is concluded.
- Correction of Material Errors: If the refusal decision results from missing documents or a calculation error in the valuation report, a reasoned objection petition may be submitted to the administration requesting that the file be re-examined.
Why Legal Advice Matters in Property and Residence Procedures in Alanya
Short answer: Property purchases and residence permit procedures for foreigners are a technical field at the intersection of civil law, the law of obligations, administrative law and the legislation on foreigners. Having the zoning status of the property, the occupancy permit, the annotations on the title deed, the DAB arrangements and the applications to the migration authority reviewed by a lawyer can help prevent irreparable financial losses and refusal decisions.
Past experience in the Alanya property market shows that foreign investors have frequently been harmed by unlicensed intermediaries, unauthorised consultants or misleading promises. The main risks a foreigner may face when acquiring property in Alanya are:
- Contractor Default and Delivery Delays: For homes bought in projects under construction, even where a construction servitude has been established, the title deed may not be transferable because the project is not completed on time, the occupancy permit cannot be obtained, or disputes arise between the landowner and the contractor.
- Appraisal and Valuation Manipulation: Properties whose real market value is below USD 200,000 being sold to foreigners at inflated prices, with the official valuation report then falling below the threshold and making a residence permit impossible.
- Contractual Security: Payments being made on the basis of simple written documents without a notarised official promise-to-sell agreement, and the seller taking the money without transferring the property.
- Bureaucratic and Language Barriers: Protecting one’s rights before official bodies (Land Registry, Municipality, Migration Authority, Tax Office) through a duly executed power of attorney, and monitoring fees and tax exemptions.
Frequently Asked Questions About the Alanya Residence Permit
Can a residence permit be obtained by buying a home worth less than USD 200,000 in Alanya?
For properties acquired after 16 October 2023, if the sale price and the market value in the CMB (SPK) licensed valuation report fall below the Turkish lira equivalent of USD 200,000, a short-term residence permit is not granted under YUKK Art. 31/1-b. However, for properties acquired before that date, the review is carried out taking the former threshold rules into account.
Can new residence applications currently be made in Mahmutlar, Kestel, Avsallar and Kargıcak?
Yes. As a result of an update to the e-İkamet system of the Presidency of Migration Management on 4 June 2026, first-time short-term residence permit applications are once again being accepted in the Mahmutlar, Kestel, Avsallar and Kargıcak neighbourhoods. Applications can be made provided that the home purchased meets the USD 200,000 threshold.
Does a residence permit obtained by buying a home directly confer the right to Turkish citizenship?
No. A short-term residence permit obtained by acquiring a home worth USD 200,000 does not directly confer the right to Turkish citizenship. To acquire exceptional Turkish citizenship through property, it is a legal requirement to purchase property worth at least USD 400,000, to have an annotation placed on the title deed that it will not be sold for 3 years, and to obtain a certificate of conformity.
Is the residence permit cancelled if the purchased home is rented out to someone else?
Yes. Under YUKK Art. 31/1-b, it is a statutory condition that the property is used by the foreigner personally for residential purposes. If an investigation by the migration authority establishes that the property has been let to third parties on a long-term basis or for tourism purposes, the residence permit is cancelled under YUKK Art. 33.
Can a foreigner whose residence permit application has been refused stay in Türkiye?
If the visa or visa exemption period of a foreigner whose residence permit has been refused has expired, he or she must as a rule leave Türkiye within 10 days. However, if an action for annulment is filed with the Administrative Court within 60 days of notification of the refusal decision and the court issues a “Stay of Execution” order, the foreigner may remain in the country lawfully until the case is concluded.
Is it mandatory to hire a lawyer when buying property and applying for residence in Alanya?
Under Turkish law, representation by a lawyer is not mandatory for property purchases or administrative applications; nevertheless, obtaining professional legal advice from a lawyer is of great importance for reviewing legal encumbrances in the land registry records, drafting contracts, ensuring that foreign exchange purchase certificates are issued without error and preventing irreparable financial losses.
Conclusion and Legal Assessment
In Türkiye, and particularly across Alanya and Antalya where foreign interest is most intense, the process of obtaining a residence permit through property acquisition has been made subject to very strict legal scrutiny by the USD 200,000 value threshold introduced on 16 October 2023 and by neighbourhood restrictions based on the balance of the foreign population. The reopening of Alanya’s leading neighbourhoods, Mahmutlar, Kestel, Avsallar and Kargıcak, to first-time applications in the e-İkamet system on 4 June 2026 has created a significant legal and economic opportunity for foreign investors.
Nevertheless, for the process to be completed successfully and for the application not to be refused, the land register entry of the target property must be clean, the independent unit must qualify as a residence, the CMB (SPK) licensed valuation must exceed the USD 200,000 threshold, the Foreign Exchange Purchase Certificate (DAB) and bank receipts must match fully, and all application documents must be prepared in accordance with the migration authority’s criteria. Foreigners planning to invest in property or applying for residence in and around Alanya are advised to act under the guidance of a qualified lawyer from the very beginning of the process in order to avoid any loss of rights.
Legal Notice: This text has been prepared for general information purposes only and does not constitute legal advice. sophoshukuk.com makes no referral, guarantee or promise of outcome. Each case must be assessed on its own particular circumstances; for your specific dispute, please obtain professional advice from a lawyer.