Residence Permits in Turkey: Open Neighborhoods, Relocation, and the Real Estate Market
Moving to Türkiye Has Become Easier: Previously Restricted Areas Are Reopening for Residence Permits
The summer of 2026 has brought significant changes for foreign nationals planning to relocate, purchase property, or live in Türkiye long-term. One of the most important developments is the reopening of most previously restricted districts for residence permit applications.
These changes are expected to have a positive impact not only on immigration procedures but also on the country's real estate market, tourism industry, and overall investment climate.
Why Were Some Districts Restricted?
The restrictions were first introduced in the summer of 2022, when the Turkish Directorate of Migration Management limited new residence permit registrations in areas with a high concentration of foreign residents.
Initially, 781 districts were placed on the restricted list. Within a few weeks, that number increased to 1,169 districts across the country. In 2023, several additional districts in Istanbul were also added to the list.
The primary objective was to regulate migration and maintain a balanced distribution of the local and foreign population.
What Has Changed in 2026?
In early June 2026, the Turkish migration authorities revised these restrictions.
Today, most previously closed districts have reopened for residence permit applications. The only exceptions currently remain the Istanbul districts of Fatih and Esenyurt.
In addition, the e-İkamet online application system no longer blocks applications submitted for addresses located in most of the formerly restricted districts.
For many foreign property owners, this is particularly welcome news. Previously, owning a property in a restricted area did not guarantee eligibility for a residence permit, regardless of the property's value.
What Is a Turkish Residence Permit?
A Turkish residence permit (İkamet İzni) allows foreign nationals to legally remain in Türkiye beyond the validity of their visa or visa-free stay.
It is important to note that a residence permit does not automatically grant the right to work. Foreigners wishing to work in Türkiye must obtain a separate Work Permit (Çalışma İzni), which also provides the legal right to reside in the country.
The Most Common Types of Residence Permits
Property-Based Residence Permit
One of the most popular options is obtaining a residence permit through ownership of residential real estate.
Before April 2022, there was effectively no minimum property value required.
The regulations were later updated as follows:
US$75,000 for properties located in major metropolitan provinces such as Antalya, Alanya, Istanbul, İzmir, and Ankara;
US$50,000 for properties in other provinces.
Since October 2023, the rules have become stricter. A newly purchased property must now have a minimum value of US$200,000 to qualify for a new property-based residence permit.
Even if this requirement was met, the property also had to be located in a district open to foreign residence registration.
In most cases, the property owner's spouse and minor children may also qualify for residence permits, provided all immigration requirements are fulfilled.
It is important to distinguish between a property-based residence permit and the Turkish Citizenship by Investment programme. The citizenship programme currently requires a real estate investment of at least US$400,000, along with compliance with additional legal requirements.
Tourist Residence Permit
A tourist residence permit is available for foreigners renting accommodation or planning to stay in Türkiye for an extended period without employment.
Property owners may also apply for this type of permit regardless of the property's value. However, the same restrictions previously applied if the property was located in a closed district.
Family Residence Permit
This permit is available to spouses and children of Turkish citizens or foreign nationals who already hold a valid residence or work permit.
Student Residence Permit
Issued to international students enrolled at accredited educational institutions in Türkiye.
Why These Changes Matter for Alanya
Many people believed that only tourist residence permits were affected by the restrictions. In reality, obtaining any new residence permit was often impossible if the property was located in a restricted district.
This is why some of Alanya's most popular neighbourhoods—including Mahmutlar, Kestel, Avsallar, and Kargıcak—generated so many questions from international buyers.
Purchasing property in these areas was always permitted, but applying for a new residence permit at those addresses was often impossible.
With the latest changes, these districts are gradually becoming accessible again for residence permit applications, although additional official guidance on the implementation of the new regulations is still expected.
How Will This Affect Alanya's Property Market?
The reopening of previously restricted districts is widely expected to provide a significant boost to the local real estate market.
Historically, similar policy changes have led to:
increased demand from international buyers;
renewed interest in previously restricted neighbourhoods;
reduced availability of high-quality properties;
rising property prices;
stronger demand for both long-term and holiday rentals.
The greatest impact is likely to be seen in areas that were previously unavailable for new residence permit registrations.
Why Now May Be the Best Time to Buy
Despite these positive developments, buyers can still find attractive opportunities in today's market.
Many properties remain available at competitive prices, including:
homes offered by owners who have relocated abroad;
investment properties listed during the restriction period;
urgent sales below current market value.
As the new rules become fully established and widely recognized, these opportunities are expected to become increasingly limited.
Don't Miss the Opportunity
The Turkish property market typically responds quickly to positive regulatory changes. As international demand grows, both property prices and rental rates are likely to increase.
If you are considering purchasing property for relocation, obtaining a residence permit, or making a long-term investment, the current market conditions present an excellent opportunity.
Our specialists are ready to explain the latest regulations, help you select the right property, and guide you through every stage of the purchasing process.
Contact us through the online chat on our website or reach out to one of our local offices. We'll be happy to answer your questions and help you find the property that best suits your lifestyle and investment goals.
