Significant structural changes have taken place in the area of obtaining a residence permit in Turkey, as a result of which many areas of the country previously closed to foreigners have become accessible.
How Has The Situation In Obtaining A Residence Permit In Turkey Changed?
- In June 2022, the Turkish Migration Authority announced restrictions on access to 781 districts in various provinces for certain administrative procedures, due to the increased density of the foreign population.
- By July 1, 2022, the number of such closed areas increased to 1,169, the full list of which was officially published.
- By 2023, this system of restrictions has also affected Istanbul, where nine more districts have been added, significantly narrowing the possibilities for foreigners to apply for a residence permit or change its type.
The Main Changes In The Issuance Of A Residence Permit By June 2026
According to reports, the next changes took place in June 2026. Most areas of Turkey have reopened for obtaining residence permits, with the exception of two Istanbul districts – Fatih and Esenyurt. Thus, it is possible to buy apartments in Alanya in all districts again. In particular, apartments in Mahmutlar were very popular before the ban, as the area is developing rapidly, real estate is relatively inexpensive, and the city center is close.
The e-ikamet digital system now functions differently, reflecting the removal of previous restrictions. Applicants who previously faced the unavailability of submitting documents from closed areas (except Fatih and Esenyurt) can now successfully complete the procedure without being notified of the blocking.
From a legal point of view, this has already led to the resolution of a number of long-standing problems. These include cases where persons with valid work permits could not obtain a residence permit, having real estate in closed areas. There were also situations when foreigners who invested more than 200,000 US dollars in real estate could not obtain a residence permit due to district restrictions.
These difficulties, which caused uncertainty in the legal and investment circles, have now been partially eliminated due to systemic changes. However, new legal requirements are emerging in parallel.
The upcoming legislative changes concern the revision of the criteria for evaluating real estate, especially for individuals who have purchased housing at a price below 200,000 US dollars. Many of these investors invested in Turkish real estate, focusing on the rules in force at the time, often combining home ownership with obtaining a residence permit or work permit. An urgent question arises: will these earlier transactions be reviewed in accordance with current valuation standards, and could non-compliance with the new minimum thresholds create obstacles to obtaining or maintaining resident status?
This situation is not hypothetical; it has a direct bearing on the long-term legal protection of foreign citizens who built their lives and invested based on existing norms.
Real Examples
In the first example, John purchased a property in the Esenyurt area in 2020 for the equivalent of 30,000 US dollars. At that time, he received a Type B residence permit and subsequently lived in Turkey for several years without having an official work permit. Based on current expectations, John will be able to extend his residence permit without having to re-evaluate the facility. He will also have the right to extend the family residence permit for his spouse and minor children. After five years, he will potentially be able to apply for citizenship based solely on the initial amount of investment.
In the second case, Maria bought an apartment in the Bishektash district in 2020. The next relevant development is the updating of the criteria for evaluating real estate, which especially affects individuals who have bought assets at a price of less than 200,000 US dollars. Many investors who chose Turkey as their investment destination were guided by the rules in force at the time of the transaction, often combining home ownership with other legal grounds for stay or work visas. Now a logical question arises: will such facilities be reassessed according to the new standards and will non-compliance with the updated financial thresholds become an obstacle to the legalization of a residence permit (residence permit)?
This problem is purely practical in nature. It directly affects the legal stability of foreigners who built their lives and invested based on the legislation in force at the time of purchase.
Two typical examples are considered to demonstrate possible risks in legal practice.
The situation of the first applicant: a citizen purchased an apartment in the Esenyurt district in 2020 for about $30,000. On this basis, he was granted a type B residence permit, and he lived in the country for many years without obtaining a work permit. According to current forecasts, this citizen will be able to successfully extend his residence permit without having to submit a new assessment report. He also retains the right to a family residence permit for his spouse and children. After a five-year period, he is potentially eligible to apply for citizenship based on the initial amount of investment.
The situation of the second applicant: a citizen bought a property in Besiktas in 2020 for $150,000. At that time, she had a valid work permit, and therefore she was informed that it was impossible to obtain a type B residence permit at the same time. Relying on the law, she continued her work. However, after her dismissal in 2025, she tried to apply for a residence permit. At this stage, it turned out that for objects worth less than 200,000 dollars, a paid examination (about 62,000 liras) is required. The assessment confirmed the market price of 180,000 dollars, but the residence permit was refused due to non-compliance with the updated threshold, while the previous legal justification was ignored. She was offered a tourist residence permit, which was refused on the basis of Article 32. As a result, she had to leave Turkey forever, leaving her property.
From the standpoint of the rule of law, the key aspect is not only administrative discretion. It is important whether the legitimate interests that arose earlier are adequately protected in a system that is increasingly guided by the logic of retrospective assessment.
In jurisdictions with established practices of administrative law, citizens are usually protected from unexpected changes in the status of their rights, provided that they acted in good faith, observing the legal norms existing at that time. Ignoring the principle of continuity can negatively affect not only the rights of individuals, but also the general level of trust on the part of investors.
Turkey's long-term economic policy has traditionally focused on attracting foreign direct investment, stimulating investment in real estate and ensuring the mobility of qualified personnel. However, the political situation, which does not provide explicit guarantees for the protection of rights already obtained, can cause concern among those categories of individuals and organizations that the country seeks to attract.
Therefore, the current period is crucial. Measures to modernize the administrative system, digitalize applications, and adjust regional policies related to population density are legitimate instruments of public administration. However, their application should take into account the need to ensure legal predictability and maintain investor confidence.
