Accommodation in comfortable and safe conditions, obtaining a residence permit, stable passive income from renting out property, saving capital — investment goals may vary. Of course, all these options are united by the main thing — the investor’s desire to invest money as profitably as possible and without risks. These are the conditions that the Turkish real estate market offers.
Active economic development, a good investment climate, a loyal attitude towards foreigners and relatively simple legalization of residence have led to a rapid increase in the number of foreign citizens in Turkey. < /p>
Due to the uncontrolled influx of migrants in 2022, the Turkish government was forced to introduce certain restrictive measures and closed some areas of Turkey for issuing residence permits to foreigners. Read about the reasons for the changes and the current situation with the issuance of ikamet cards in our new publication.
Content of the article:
- What are closed and open areas of Turkey
- Why are areas of Turkey being closed for residence permits
- Closed areas of Turkey for residence permits
- Open areas
- Map of closed and open areas of Turkey for residence permit
- Turkish legislation on the issuance of visas and residence permits
- Offer from Point Property
What are closed and open areas of Turkey
Closed areas — these are areas where foreigners are prohibited from applying for ikamet. At the same time, there are no obstacles for purchase of housing for investment purposes or rent of apartments .
But you can extend a previously issued residence permit (until new amendments to the legislation are adopted).
Obtaining ikamet inareas of Turkey closed to residence permitsit is sometimes possible even with the initial application of foreigners. For example:
- If the TAPU was received before July 1, 2022.
- If the reason for the application is family reunification (for example, the birth of a child).
- If a citizen from abroad has entered a university located in one of the closed areas of Turkey.
Accordingly,open areas— these are the areas where you can apply for Turkish residence permit .
The basis for issuing an ID card is the presence of a long-term lease agreement for an apartment or a Turkish title confirming the right to own real estate.
Why are areas of Turkey closed for residence permits
The introduction of restrictions is explained by the fact that the number of visitors wishing to settle in Turkey has increased sharply. And this mainly affected a number of popular resort municipalities in the country.
More than 150,000 ikamet cards were issued to Russians alone in 2022, and more than 130,000 of them — annual tourist residence permits. According to statistics, many Russian-speaking citizens became owners of liquid property and were able to legally reside in Turkey.
In addition to Russians, the influx of legal and illegal migrants from Iraq and Iran has increased to Turkey, a significant portion of whom are seeking residence permit rights.
According to the reforms in the migration law, the number of citizens who came from abroad in relation to the total number of residents in a particular area should not exceed 20%. Those quarters where the specified parameters are exceeded are simply closed for issuance ID cards.
In this way, the Turkish authorities protect their citizens, since large migration flows have a negative impact on the growth of unemployment and aggravate internal problems (inflation, rising property prices, rental housing).
Closed areas of Turkey for residence permit
In 2023, the Migration Department prohibits the registration of ikamet in 1162 microdistricts of popular cities in the country, including Istanbul, Mersin, Alanya, Antalya, Ankara, etc. Most likely, the list is closed districts will be expanded as soon as the number of foreigners exceeds permissible limits.
The full list of districts is available at website of the Migration Department. It should be noted that, as a rule, we are talking about the closure of individual microdistricts or MAHALLE, which are part of large urban areas.
List of popular areas of Turkey closed for obtaining a residence permit in 2023:
| CITY | CLOSED AREAS |
| ISTANBUL | Bahçelievler: ŞİRİNEVLER. Başakşehir: İKİTELLİ OSB, ZİYA GÖKALP. Beşiktaş: YILDIZ. Beylikdüzü: BEYLİKDÜZÜ OSB. Beyoğlu: KOCATEPE, ŞEHİT MUHTAR, BÜLBÜL, ÇUKUR, KALYONCU KULLUĞU, YENİŞEHİR, KATİP MUSTAFA ÇELEBİ, BOSTAN, ASMALI MESCİT. Esenyurt: KOZA, YEŞİLKENT, ZAFER, PİRİ REİS, GÖKEVLER, AKEVLER, SULTANİYE, BAĞLARÇEŞME. Fatih: MİMAR KEMALETTİN, MESİHPAŞA, SARAÇ İSHAK, MUHSİNE HATUN, BALABANAĞA, MİMAR HAYRETTİN, NİŞANCA, KEMALPAŞA, KATİP KASIM, İSKENDERPAŞA, MOLLA GÜRANİ, MOLLA HÜSREV, AKŞEMSETTİN. Küçükçekmece: BEŞYOL, KÜÇÜKÇEKMECE İKİTELLİ OSB, MEHMET AKİF. Sarıyer: MASLAK. Şile: MEŞRUTİYET. Şişli: İNÖNÜ, ERGENEKON, MECİDİYEKÖY, CUMHURİYET. Tuzla: AYDINLI-KOSB. Ümraniye: DUDULLU OSB. Zeytinburnu: MALTEPE, YENİDOĞAN, NURİPAŞA, YEŞİLTEPE. Avcılar: DENİZKÖŞKLER, MERKEZ, GÜMÜŞPALA. |
| ANKARA | Altındağ: all areas. Mamak: all areas. Beypazarı: BEYTEPE, RÜSTEMPAŞA, ZAFER, İSTİKLAL, CUMHURİYET, Çankaya: DEVLET, CUMHURİYET. Keçiören: YEŞİLÖZ. Polatlı: ESENTEPE, GÜLVEREN, YENİ. Sincan: MALIKÖY BAŞKENT OSB . Yenimahalle: ANADOLU, İVEDİKKÖY, KARŞIYAKA. |
| MERSIN | Akdeniz: ADANALIOĞLU LİMONLU, SİTELER, KÜLTÜR, CAMİŞERİF, CUMHURİYET, ÇANKAYA, MESUDİYE, ABDULLAH ŞAHUTOĞLU, HAMİDİYE, KİRE MİTHANE, ÜÇ OCAK, HÜRRİYET, MAHMUDİYE, BARIŞ, KAZANLI, HAL, AKDENİZ, TURGUTREİS, YENİ, MÜFİDE İLHAN, BAHÇE, ÖZGÜRLÜK, MİTHATPAŞA, GÜNDO ĞDU, NUSRATİYE, YEŞİLÇİMEN, Ç ;AY. Erdemli: KIZKALESİ. Gülnar: YANIŞLI. Mezitli:İSTİKLAL, FATİH, SEYMENLİ, VİRANŞEHİR, YENİ. Silifke: ARKUM, SAY, SÖKÜN, TOSMURLU OSB, KURTULUŞ, PAZARKAŞI. Tarsus: KONAKLAR, ÇATALCA, YUNUS EMRE, EGEMEN, KULAK, BAHŞİŞ, YEŞİLTEPE,İ ATALAR, ÇÖPLÜ, 82 EVLER, KELAHMET, BARBAROS, KARGILI, AKARSU, BAHARLI, ŞEHİTKERİM, GİRNE, BAHÇE. Toroslar: TURUNÇLU, ALSANCAK, DEMİRTAŞ. Yenişehir / Mersin: DUMLUPINAR, PALMİYE. |
Furnished 2+1 apartment in a complex built in 2020 in the Mahmutlar area, just 300 m from the sea and 100 m from the center.
2+1
100 m²
9773
Modern duplex 2+1 in a complex built in 2024 in the Konakli area, 300 m from the sea and 2000 m from the center.
2+1
105 m²
9772
Kargicak, Alanya district, layout 1+1, area 67 m², year of construction - 2023, to the sea 0 m, to the center - 100 m. First line, sea view.
1+1
67 m²
9771
Modern - 3+1 villa in a complex built in 2021 in the Kargicak area, with the possibility of obtaining citizenship, 2000 m from the sea and 1000 m from the center.
3+1
210 m²
9770
Avsallar, Alanya district, layout 1+1, area 50 m², year of construction - 2022, to the sea 1500 m, to the center - 1250 m. Transfer to the sea.
1+1
50 m²
9769
The center of Alanya, a complex from a well-known developer, 1+1 layout, area 57 m², year of construction - 2023, 650 m to the sea, 250 m to the center.
1+1
57 m²
9768
Alanya center, Gullerpinary, 1+1 layout, area 57 m², year of construction - end of 2023, 650 m to the sea, 250 m to the center.
1+1
57 m²
9767
Layout 1+1, area 57 m², year of construction - 2022, to the sea 450 m, to the center - 150 m.
1+1
57 m²
9766
Layout 3+1, area 160 m², year of construction - 2017, to the sea 2300 m, to the center - 1000 m.
3+1, Duplex
160 m²
9765
Complex with infrastructure for living or recreation
1+1
50 m²
9764
Project in Cikcilli area, open for residence permit
3+1
200 m²
9763
Premium class complex, near the sea. Ideal for recreation or renting out
1+1
55 m²
9762
Newly renovated apartments in an urban complex
1+1
60 m²
9761
A modern apartment with expensive renovation for comfortable living or relaxation.
1+1
57 m²
9760
Three bedroom apartment with furniture and appliances included, price below market
3+1
130 m²
9759
Stylish 3+1 duplex with two balconies and high-quality finishing, in a 2024 complex just 350 m from the sea.
3+1, Duplex, Penthouse
115 m²
9758
Apartment 1+1 55 m2 with pool view in a complex with infrastructure
1+1
55 m²
9757
Apartment 1+1 700 m from the sea in the Mahmutlar area
1+1
70 m²
9756
Apartment 1+1 150 m from the sea in the Obagel area
1+1
55 m²
9755
Апартаменты с тремя спальнями в цене мебель и техника, цена ниже рынка
3+1
130 m²
9754
Antalya areas closed to residence permits:
| PROVINCE | DISTRICT | MICRORAL DISTRICT |
| Antalya | Döşemealtı | AOSB 2 KISIM, AOSB 3 KISIM. |
| Konyaaltı | LİMAN, HURMA, SARISU. | |
| Muratpaşa | TOPÇULAR. |
As for Alanya, which has long been chosen by Russian-speaking citizens, here, despite widespread information on the Internet, the ban on obtaining a residence permit under TAPU affected only 4 districts. ;
Areas of Alanya closed to residence permits:
| PROVINCE | POPULATION | DISTRICT |
| Antalya | Alanya | KARGICAK |
| MAHMUTLAR | ||
| KESTEL | ||
| AVSALLAR |
Open areas
The number of open neighborhoods in cities popular among foreigners significantly exceeds closed ones. Against the backdrop of the changed situation, many Turkish developers have intensified the construction and improvement of new promising areas. The housing market is already overflowing with interesting offers to purchase apartments on the most favorable terms.
Among the most popular:
| CITY | DISTRICT |
| Areas of Alanya open to residence permit | Center, Payallar, Oba, Tosmur, Incekum, Turkler, Cikcilli, Demirtas, Gazipasa |
| Antalya areas open to residence permit | Kepez, Altyntash |
| Mersin | Mezitli, Tomyuk, individual microdistricts of Yenishehir |
| Izmir | Foca, Cesme, Bayrakly, Urla. |
| Istanbul | Avcılar, Beylikdüzü, Sisli, Beyoglu, Esenyurt, Fatih, Küçükçekmece and others. |
Map of closed and open areas of Turkey for residence permit
To find out the status of a particular region in real time, use the interactive map of closed and open areas of Turkey to obtain a residence permit.
In the search bar, enter the name of the microdistrict you are interested in or the address.
Marks on the online map:
- red color — the microdistrict is closed;
- green — the microdistrict is open for registration of ikamet.
Turkish legislation on the issuance of visas and residence permits
The migration legislation of the Republic of Turkey offers foreign citizens several fairly simple grounds for legalizing residence. All legal aspects for issuing visas and residence permits are indicated in Law 6458, which was ratified by the government in April 2013.
On the official Turkish Government website you can familiarize yourself in detail with information about the types of short-term residence permits, among which the most interesting for foreigners are:
Tourist residence permit. Short-term tourist residence permit is possible:
- When purchasing an apartment or villa in open residential areas, regardless of the cost of the property. Period of validity of ikamet — up to two years.
- When signing a contract for a long-term rental of an apartment (for a period of six months) in one of the areas open to residence permits. You should be aware that not all applications for a residence permit are currently approved. The main reason for failures — lack of a complete package of documents and discrepancy between the grounds specified in the application form and the applicant’s real goals. We recommend supplementing the package of documents with a bank statement confirming financial solvency and a reliable source of income.
Residence permit based on TAPU. This type of permit is issued if a foreign citizen has become the owner of housing, the cadastral value of which is at least $200,000 in lira equivalent at the time of execution of the transaction (these changes came into force on October 16, 2023). Ikamet validity period — two years.
Family residence permit. For citizens from abroad who have entered into a marriage with a Turkish citizen, as well as their children. Validity period — three years.
Another reliable method that guarantees the success of relocation to an eastern country legally, — This is participation in the state program of citizenship by investment. When purchasing Turkish real estate worth more than $400,000, you can apply for a second passport through a simplified and expedited procedure.
Offer from Point Property
Experienced real estate companies in the Turkish real estate market — These are not just intermediaries, but highly qualified specialists who will help you choose the best apartment option for any buyer’s needs.
By contacting the Point Property real estate agency, you are guaranteed to receive:
- professional advice on all financial and investment issues;
- individual selection of a suitable property from the extensive catalog of real estate presented on the website for any purpose: vacation, rental or obtaining a residence permit on the basis of TAPU ;
- maximum protection of your interests during and after the purchase of apartments;
- a wide range of after-sales services: assistance in preparing housing for occupancy, repairs and cleaning services, filing documents for citizenship and residence permits.
Are you thinking about purchasing resort property in Turkey in an open area to receive an ikamet card and relocation? Leave a request on the Point Property website right now, and we will quickly select the best options for you!
Furnished 2+1 apartment in a complex built in 2020 in the Mahmutlar area, just 300 m from the sea and 100 m from the center.
2+1
100 m²
9773
Modern duplex 2+1 in a complex built in 2024 in the Konakli area, 300 m from the sea and 2000 m from the center.
2+1
105 m²
9772
Kargicak, Alanya district, layout 1+1, area 67 m², year of construction - 2023, to the sea 0 m, to the center - 100 m. First line, sea view.
1+1
67 m²
9771
Modern - 3+1 villa in a complex built in 2021 in the Kargicak area, with the possibility of obtaining citizenship, 2000 m from the sea and 1000 m from the center.
3+1
210 m²
9770
Avsallar, Alanya district, layout 1+1, area 50 m², year of construction - 2022, to the sea 1500 m, to the center - 1250 m. Transfer to the sea.
1+1
50 m²
9769
The center of Alanya, a complex from a well-known developer, 1+1 layout, area 57 m², year of construction - 2023, 650 m to the sea, 250 m to the center.
1+1
57 m²
9768
Alanya center, Gullerpinary, 1+1 layout, area 57 m², year of construction - end of 2023, 650 m to the sea, 250 m to the center.
1+1
57 m²
9767
Layout 1+1, area 57 m², year of construction - 2022, to the sea 450 m, to the center - 150 m.
1+1
57 m²
9766
Layout 3+1, area 160 m², year of construction - 2017, to the sea 2300 m, to the center - 1000 m.
3+1, Duplex
160 m²
9765
Complex with infrastructure for living or recreation
1+1
50 m²
9764
Project in Cikcilli area, open for residence permit
3+1
200 m²
9763
Premium class complex, near the sea. Ideal for recreation or renting out
1+1
55 m²
9762
Newly renovated apartments in an urban complex
1+1
60 m²
9761
A modern apartment with expensive renovation for comfortable living or relaxation.
1+1
57 m²
9760
Three bedroom apartment with furniture and appliances included, price below market
3+1
130 m²
9759
Stylish 3+1 duplex with two balconies and high-quality finishing, in a 2024 complex just 350 m from the sea.
3+1, Duplex, Penthouse
115 m²
9758
Apartment 1+1 55 m2 with pool view in a complex with infrastructure
1+1
55 m²
9757
Apartment 1+1 700 m from the sea in the Mahmutlar area
1+1
70 m²
9756
Apartment 1+1 150 m from the sea in the Obagel area
1+1
55 m²
9755
Апартаменты с тремя спальнями в цене мебель и техника, цена ниже рынка
3+1
130 m²
9754
These materials have been prepared for informational purposes; they are not of a commercial nature.
Point Property — a certified real estate agency that specializes in providing a full range of real estate services for transactions with residential and commercial real estate in Turkey. Our company takes care of all the organizational aspects of a real estate transaction: searching for an object, organizing a sightseeing tour, assistance in collecting documents and checking the legal purity of documentation, support in re-registration of ownership. In addition, we provide our customers with a wide range of after-sales services.
