Türkiye İkamet · Property Route

One home. A renewable İkamet. A path to a passport.

A qualifying property earns a renewable Turkish residence permit for your family, and at $400,000 held three years, a route to citizenship. But location is everything. 1,169 neighbourhoods are closed. We check before you buy.

At a glance

From $200k

property for residence

1 yr

renewable İkamet

3 yr

to citizenship at $400k

Spouse and dependent children included on the same file.

Licensed Turkish brokerageSPK appraisal and TAPU handled end to endNeighbourhood status verified before you buyAdvisors in Russian, Farsi, English and Arabic

The closed-neighbourhood myth

Most of the map is closed to you. We find the square that is not.

Türkiye froze new foreign residence permits in any neighbourhood where the foreign-resident share runs too high. Buy in the wrong block and the permit is refused, after you have paid. Tap the map.

EUROPEASIA

0neighbourhoods closed to new foreign residence permits.

Closed. A permit application here is refused, and the deposit is already gone.

This one is open. We check the foreigner-registration status of the exact address before you sign.

Myth-buster

What we correct on day one

The pitch

“Any property gets you residency.”

Not if it sits in one of about 1,169 closed neighbourhoods, in a military zone, or below the current value floor on an official appraisal. Location decides everything.

The pitch

“Buy a property and you get a Turkish passport.”

No. İkamet is a renewable residence permit. Citizenship is a separate route: $400,000 in property, held three years, with documented bank transfers.

The pitch

“Your permit renews automatically, forever.”

It does not. Renewals are discretionary and depend on the neighbourhood staying open and your file staying clean. We plan renewals from day one.

This is the difference between a broker who wants a commission and one who wants you to actually get the permit.

What you actually get

A residence base, with a path to a passport.

A renewable residence base.

Hold your İkamet by keeping qualifying property. Your legal foothold in Türkiye, renewed from the same asset.

A path to a passport.

At $400,000 held three years, eligibility for Turkish citizenship, and the visa-free travel that comes with it.

Year 1Year 3 · eligible

Your whole family.

Spouse and dependent children are included on the same file. One purchase, one application, one outcome.

Two continents, one address.

Istanbul, the Aegean, the Antalya coast. A low cost of living and world-class private healthcare.

A real asset underneath.

Not a frozen deposit. Property that earns rent and can appreciate while it carries your residency.

A lower door than most.

Residency from a far lower threshold than the UAE or the EU, without giving up the asset to get it.

The actual rules, verified for 2026

Precision is the closing tool. Here it is.

Verified against official Turkish sources, 2026

Location decides everything.Controlling

About 1,169 neighbourhoods are closed to new foreign residence permits. Buy in one and the İkamet is refused, after you have paid. We verify the exact address first.

An SPK appraisal governs, not the brochure.

The value that counts comes from a licensed valuer’s official report. A low appraisal can quietly drop you under the floor.

The value floor shifts.

Residence-by-property floors and the $400k citizenship line change. We confirm the current figure for your province in writing before you commit.

Military and security zones are off-limits.Controlling

Foreigners cannot own in restricted zones, and a property there cannot support a permit. We screen for this before you see it.

The citizenship route is documented to the cent.

$400,000, held three years, paid through a Turkish bank with formal transfer records and an SPK appraisal. Shortcuts get files rejected.

TAPU in your name, after the basics.

A Turkish tax number and bank account come first, then the title deed (TAPU), then the permit or citizenship file. We sequence it correctly.

How we work

We check the neighbourhood before you wire a deposit.

The buyers who get refused almost always did it in the wrong order. They paid, then found the block was closed. We reverse that.

Qualification first.Step one

We confirm your situation fits before showing you anything. If it does not, we tell you. That is the form below.

The neighbourhood check.The differentiator

Before anything else, we verify the exact neighbourhood is still open to foreign residence and clear of military zones. This is where most buyers get caught.

Valuation, locked.

We secure the SPK appraisal so you know, rather than hope, that your property clears the current floor.

The full file, managed.

Tax number, bank account, TAPU, residence permit or citizenship application. We run the file. You sign where needed.

Proof

Buyers who checked the map first.

Rumi was the only broker who checked the neighbourhood was still open before we paid a deposit.

A family relocating to Antalya

Sea-view apartment · Konyaaltı

Had a unit picked in a closed district elsewhere. Rumi caught it and found an open one that still cleared the appraisal.

An investor in Istanbul

Citizenship route · $400k

Residence-eligible projects

Projects in neighbourhoods open to foreign residence.

Mercan Mansions · Deniz Istanbul, Beylikdüzü

Under construction

Istanbul, Istanbul

Mercan Mansions · Deniz Istanbul, Beylikdüzü

From€230,000

2026

Sedef Houses · Deniz Istanbul, Beylikdüzü

Ready

Istanbul, Istanbul

Sedef Houses · Deniz Istanbul, Beylikdüzü

From€465,000

Completed

Marina Residence · Deniz Istanbul, Beylikdüzü

Ready

Istanbul, Istanbul

Marina Residence · Deniz Istanbul, Beylikdüzü

From€342,000

Completed

Bahar Residence · Deniz Istanbul, Beylikdüzü

Under construction

Istanbul, Istanbul

Bahar Residence · Deniz Istanbul, Beylikdüzü

From€230,000

December 2025

Marina Villas · Deniz Istanbul, Beylikdüzü

Off-plan

Istanbul, Istanbul

Marina Villas · Deniz Istanbul, Beylikdüzü

From€1,694,000

TBA

Garden Villa Sanctuary · Bahçeşehir, Istanbul

Off-plan

Verified

Istanbul, Istanbul

Garden Villa Sanctuary · Bahçeşehir, Istanbul

From€220,000

Late 2025 - 2026

Cleopatra Seafront Boutique Residences · Cleopatra Beach, Alanya

Off-plan

Verified

Alanya, Alanya

Cleopatra Seafront Boutique Residences · Cleopatra Beach, Alanya

From€195,000

30 October 2027

Cleopatra Beach Boutique Residences · Cleopatra Beach, Alanya

Off-plan

Verified

Alanya, Alanya

Cleopatra Beach Boutique Residences · Cleopatra Beach, Alanya

From€160,000

30 July 2028

The real all-in cost

Not just the headline number.

The qualifying propertyFrom $200,000

Title deed (TAPU) fee, about 4%From $8,000

SPK valuation reportAbout $200 to $400

Residence permit, per personAbout $150 to $300

Mandatory health insurance, annualAbout $120 to $300

Notary, translation, tax numberAbout $300 to $600

No surprise line items on signing day. We give you the complete figure for your property and family before you commit.

A fit for some buyers

The right move for some. Not everyone.

It fits if you

Want a renewable residence base with a low entry point

Are open to the citizenship route at $400k held three years

Value an asset that earns rent while it holds your residency

Want the neighbourhood verified before you wire a deposit

It probably is not right if you

–Expect an instant passport with no holding period. This is a permit, or a three-year route

–Have a budget that cannot reach the current value floor

–Want a guaranteed approval no honest broker can promise

Private eligibility assessment

Find out if your property would clear the permit.

Five short questions. We tell you honestly whether you qualify, and if you do, the next step is a private consultation, not a sales call.

Step 1 of 5Private assessment

What brings you to Türkiye?

A quick first question. No wrong answer.

Select to continue

Answered straight

Good to know

No. İkamet is a renewable residence permit. Citizenship is a separate route, $400,000 in property held three years with documented bank transfers, and we will not blur the two.

Before you spend a lira

Find the square that is still open, first.

One qualifying home. A renewable İkamet for your family, with a path to a passport. A brokerage that tells you what is real, not what sells.

Verified against official Turkish sources, mid-2026. İkamet is a renewable residence permit, not citizenship. Rumi Property is a real estate brokerage, not a law firm or government agency. Figures have to be confirmed for your case.

Türkiye İkamet · Property Route

One home. A renewable İkamet. A path to a passport.

See if you qualify →A short, private review. We verify the exact neighbourhood is still open before you wire a deposit, not after.

At a glance

From $200k

property for residence

1 yr

renewable İkamet

3 yr

to citizenship at $400k

✓Spouse and dependent children included on the same file.

✦ Licensed Turkish brokerage✦ SPK appraisal and TAPU handled end to end✦ Neighbourhood status verified before you buy✦ Advisors in Russian, Farsi, English and Arabic✦ Licensed Turkish brokerage✦ SPK appraisal and TAPU handled end to end✦ Neighbourhood status verified before you buy✦ Advisors in Russian, Farsi, English and Arabic

The closed-neighbourhood myth

Most of the map is closed to you. We find the square that is not.

Türkiye froze new foreign residence permits in any neighbourhood where the foreign-resident share runs too high. Buy in the wrong block and the permit is refused, after you have paid. Tap the map.

EUROPEASIA

neighbourhoods closed to new foreign residence permits.

Closed. A permit application here is refused, and the deposit is already gone.

This one is open. We check the foreigner-registration status of the exact address before you sign.

See if you qualify →

Before you wire a lira

Three things you have been told that are wrong.

Half the guides online are written by people who get paid when you buy. Here is what we correct on day one.

Myth 0101

“Any property gets you residency.”

Not if it sits in one of about 1,169 closed neighbourhoods, in a military zone, or below the current value floor on an official appraisal. Location decides everything.

Myth 0202

“Buy a property and you get a Turkish passport.”

No. İkamet is a renewable residence permit. Citizenship is a separate route: $400,000 in property, held three years, with documented bank transfers.

Myth 0303

“Your permit renews automatically, forever.”

It does not. Renewals are discretionary and depend on the neighbourhood staying open and your file staying clean. We plan renewals from day one.

This is the difference between a broker who wants a commission and one who wants you to actually get the permit.See if you qualify →

What you actually get

A residence base, with a path to a passport.

A renewable residence base.

Hold your İkamet by keeping qualifying property. Your legal foothold in Türkiye, renewed from the same asset.

A path to a passport.

At $400,000 held three years, eligibility for Turkish citizenship, and the visa-free travel that comes with it.

Year 1Year 3 · eligible

Your whole family.

Spouse and dependent children are included on the same file. One purchase, one application, one outcome.

Two continents, one address.

Istanbul, the Aegean, the Antalya coast. A low cost of living and world-class private healthcare.

A real asset underneath.

Not a frozen deposit. Property that earns rent and can appreciate while it carries your residency.

A lower door than most.

Residency from a far lower threshold than the UAE or the EU, without giving up the asset to get it.

The actual rules, verified for 2026

Precision is the closing tool. Here it is.

Location, valuation and timing are what protect the deposit you are about to wire.

⌖ Verified against official Turkish sources, 2026

Location decides everything.Controlling

About 1,169 neighbourhoods are closed to new foreign residence permits. Buy in one and the İkamet is refused, after you have paid. We verify the exact address first.

An SPK appraisal governs, not the brochure.

The value that counts comes from a licensed valuer’s official report. A low appraisal can quietly drop you under the floor.

The value floor shifts.

Residence-by-property floors and the $400k citizenship line change. We confirm the current figure for your province in writing before you commit.

Military and security zones are off-limits.Controlling

Foreigners cannot own in restricted zones, and a property there cannot support a permit. We screen for this before you see it.

The citizenship route is documented to the cent.

$400,000, held three years, paid through a Turkish bank with formal transfer records and an SPK appraisal. Shortcuts get files rejected.

TAPU in your name, after the basics.

A Turkish tax number and bank account come first, then the title deed (TAPU), then the permit or citizenship file. We sequence it correctly.

How we work

We check the neighbourhood before you wire a deposit.

The buyers who get refused almost always did it in the wrong order. They paid, then found the block was closed. We reverse that.

Qualification first.Step one

We confirm your situation fits before showing you anything. If it does not, we tell you. That is the form below.

The neighbourhood check.The differentiator

Before anything else, we verify the exact neighbourhood is still open to foreign residence and clear of military zones. This is where most buyers get caught.

Valuation, locked.

We secure the SPK appraisal so you know, rather than hope, that your property clears the current floor.

The full file, managed.

Tax number, bank account, TAPU, residence permit or citizenship application. We run the file. You sign where needed.

“

A clean file in an open neighbourhood can move in weeks, but it depends on appointment availability and your documents. We give you a real timeline, not a slogan.

Proof

Buyers who checked the map first.

1,169

closed neighbourhoods we screen against

From $200k

the residence-by-property entry point

3 yr

to the citizenship route at $400k

A family relocating to Antalya

Sea-view apartment · Konyaaltı

Rumi was the only broker who checked the neighbourhood was still open before we paid a deposit.

An investor in Istanbul

Citizenship route · $400k

Had a unit picked in a closed district elsewhere. Rumi caught it and found an open one that still cleared the appraisal.

Illustrative, to be replaced with real, consented client stories and verified figures.

Residence-eligible projects

Projects in neighbourhoods open to foreign residence.

See all residence-eligible projects

Mercan Mansions · Deniz Istanbul, Beylikdüzü

Residential Complex

1+1, 2+1 Beds

Launch Price: €230,000

Istanbul

Sedef Houses · Deniz Istanbul, Beylikdüzü

Residential Complex

3+1, 4+1 Beds

Launch Price: €465,000

Istanbul

Marina Residence · Deniz Istanbul, Beylikdüzü

Residential Complex

2+1, 3+1, 4+1, 5+1 Beds

Launch Price: €342,000

Istanbul

Bahar Residence · Deniz Istanbul, Beylikdüzü

Residential Complex

1+1, 2+1, 3+1, 4+1 Beds

Launch Price: €230,000

Istanbul

Marina Villas · Deniz Istanbul, Beylikdüzü

Residential Complex

4+1, 5+1 Beds

Launch Price: €1,694,000

Istanbul

Garden Villa Sanctuary · Bahçeşehir, Istanbul

Residential Complex

1+1, 2+1, 3+1, 4+1, Villa Beds

Launch Price: €220,000

Istanbul

Cleopatra Seafront Boutique Residences · Cleopatra Beach, Alanya

Residential Complex

1+1, 2+1, 3+1 Beds

Launch Price: €195,000

Alanya

Cleopatra Beach Boutique Residences · Cleopatra Beach, Alanya

Residential Complex

1+1, 2+1, 3+1, 4+1 Beds

Launch Price: €160,000

Alanya

The real all-in cost

Not just the headline number.

The qualifying propertyFrom $200,000

Title deed (TAPU) fee, about 4%From $8,000

SPK valuation reportAbout $200 to $400

Residence permit, per personAbout $150 to $300

Mandatory health insurance, annualAbout $120 to $300

Notary, translation, tax numberAbout $300 to $600

No surprise line items on signing day. We give you the complete figure for your property and family before you commit.

A fit for some buyers

The right move for some. Not everyone.

It fits if you

✓Want a renewable residence base with a low entry point

✓Are open to the citizenship route at $400k held three years

✓Value an asset that earns rent while it holds your residency

✓Want the neighbourhood verified before you wire a deposit

It probably is not right if you

–Expect an instant passport with no holding period. This is a permit, or a three-year route

–Have a budget that cannot reach the current value floor

–Want a guaranteed approval no honest broker can promise

A word on nationality

Some nationalities face additional checks and longer appointment queues, and processing realities shift. We walk you through what is confirmed for your case before you decide. If you are unsure where you stand, the form below tells us, and we give you a straight answer.

Private eligibility assessment

Find out if your property would clear the permit.

Five short questions. We tell you honestly whether you qualify, and if you do, the next step is a private consultation, not a sales call.

Step 1 of 5Private assessment

What brings you to Türkiye?

A quick first question. No wrong answer.

Select to continue

Answered straight

Good to know

No. İkamet is a renewable residence permit. Citizenship is a separate route, $400,000 in property held three years with documented bank transfers, and we will not blur the two.

Türkiye froze new foreign residence permits in any neighbourhood where the foreign-resident share runs too high, roughly 1,169 of them. We verify your exact address against the current list before you commit.

No. It has to be outside the closed neighbourhoods, outside military and security zones, and meet the current value floor on an official SPK appraisal. We screen all three first.

A clean file in an open neighbourhood can take weeks, but it depends on appointment availability and your documents. We give you a real timeline, not a slogan.

You hold the İkamet by keeping qualifying property. Physical-presence expectations differ between the permit and the citizenship route. We map exactly what yours requires.

Yes. Some nationalities face additional checks and longer appointment queues, and processing realities shift. We walk you through what is confirmed for your case before you decide.

Before you spend a lira

Find the square that is still open, first.

One qualifying home. A renewable İkamet for your family, with a path to a passport. A brokerage that tells you what is real, not what sells.

See if you qualify →