How to Get a Residence Permit by Buying Property in Alanya: 2026 Guide
How to get a residence permit by buying a home in Alanya: the USD 200,000 rule, closed neighbourhoods, documents, costs and homes in Mahmutlar and Kargicak.
Short answer: Foreigners who buy a home in Alanya can apply for a property-based residence permit (a short-term residence permit based on owning real estate). Because Antalya is a metropolitan province, the home must be valued at at least USD 200,000 in the valuation report for a first application. Permits are usually issued for 1–2 years and can be renewed. If the property is worth USD 400,000 or more, you can apply directly for Turkish citizenship. Goldcity Condominium manages the process in Mahmutlar and Kargicak, from choosing an eligible home to the residence permit application.
Alanya is home to one of the largest foreign communities in Turkey. Mahmutlar and Kargicak in particular are lived in all year by owners from Europe, Russia, Ukraine, the Middle East and Scandinavia. Many of them stay in Turkey through a residence permit by buying property.
This guide explains the requirements, application steps, documents and costs of getting a residence permit by buying a home in Alanya, and how it compares with Turkish citizenship.
This guide reflects the rules in force as of September 2026. Thresholds and closed-neighbourhood lists can change, so we always check the current situation with you before you buy.
What Is a Property-Based Residence Permit?
A property-based residence permit is a short-term residence permit granted to foreigners who own residential property in Turkey. It is regulated under the Law on Foreigners and International Protection and issued by the Presidency of Migration Management. Holders can live in Turkey legally for the permit period and travel in and out without visa-day limits.
This permit does not give the right to work; a separate work permit is required to work in Turkey.
Requirements for a Residence Permit by Buying Property in Alanya
- Residential property: The title deed must show a residential unit (apartment, villa or residence). Land, fields and commercial units do not qualify.
- Value requirement: For a first application, the valuation report must show at least USD 200,000 in metropolitan provinces (including Antalya) and at least USD 100,000 elsewhere.
- Title in the applicant's name: A spouse and children under 18 can apply as family members based on the same home.
- Neighbourhood open to registration: Neighbourhoods where the foreign population exceeds a set ratio may be closed to new residence and address registrations. Alanya has neighbourhoods affected by this, and the list is updated, so it must be checked before buying.
- Health insurance: Valid in Turkey and covering the permit period.
- Financial means and clean record: No public order or security objections.
Important: The closed-neighbourhood rule is the most commonly overlooked point. When a home is bought for a residence permit, we confirm before the title transfer that its neighbourhood is open to registration.
Step-by-Step Application Process
- Property selection and pre-check: Residential status, value and neighbourhood registration status are checked.
- Tax number and title transfer: You get a Turkish tax number and the title deed is transferred. A valuation report is already mandatory for sales to foreigners.
- Address registration preparation: Utility subscriptions (electricity, water) are opened in your name for address registration.
- Health insurance: A policy covering the permit period is purchased.
- Online application: The form is completed on the e-ikamet system of the Migration Management and an appointment is booked.
- Fees: The permit fee and card fee are paid.
- Provincial Migration Office appointment: Documents are submitted to the Antalya Provincial Directorate of Migration Management.
- Decision and card: Approved permits are posted to your address as a residence card.
How long does a residence permit application take?
With complete documents, a decision usually takes a few weeks to a few months. The application document from the e-ikamet system shows your legal stay while you wait.
Required Documents
- Passport and copy
- 4 biometric photos
- Title deed
- Licensed valuation report
- Health insurance policy valid in Turkey
- Completed application form and appointment document
- Fee and card payment receipts
- For family applications, marriage and birth certificates (apostilled and translated)
Residence Permit or Turkish Citizenship?
This comparison helps you choose the right route for your budget:
- Investment: At least USD 200,000 for a residence permit (Antalya); at least USD 400,000 for citizenship.
- Duration: A residence permit is time-limited and renewed; citizenship is for life.
- Closed neighbourhoods: A residence permit requires the neighbourhood to be open to registration.
- Passport: A residence permit gives no passport; citizenship gives a Turkish passport.
- Sale restriction: A residence permit has no sale restriction, but selling removes its basis; citizenship requires a 3-year no-sale annotation.
- Long term: After 8 years of uninterrupted residence you can apply for a long-term residence permit.
If your budget reaches USD 400,000, citizenship is usually the better option. Read our guide to Turkish citizenship by real estate investment.
Costs
- Title deed fee (4% of the sale price) and revolving fund fee
- Valuation report fee
- Sworn translator and notary costs
- Residence permit fee and card fee (varies by duration and nationality)
- Health insurance premium
- Annual property tax, compulsory earthquake insurance (DASK) and complex maintenance fees
Why Mahmutlar and Kargicak?
- Mahmutlar: East of Alanya, with a long coastline and promenade, supermarkets, hospitals, schools and businesses open all year; one of the areas with the most foreign residents.
- Kargicak: Next to Mahmutlar on the hillside, quieter and greener, with wide views of the sea and Alanya Castle.
- Access: About 15 minutes to Alanya centre and about 26 km to Gazipasa-Alanya Airport.
Get to know the area in our Mahmutlar and Kargicak property buying guide.
Residence Permit with Goldcity Condominium
Goldcity Condominium serves international buyers from its sales office in the 211,000 m² Goldcity complex in Kargicak, next to Mahmutlar.
- Eligible homes: Apartments and villas in our projects that meet residence permit and citizenship thresholds
- Neighbourhood and value check: We confirm registration status and valuation eligibility before you buy
- Title and official procedures: Tax number, valuation, translator and title transfer coordination
- Residence application: Utilities, health insurance, e-ikamet application and appointment preparation
- Renewal reminders: We plan the renewal before your permit expires
- Resort living: Indoor and outdoor pools, aquapark, SPA, fitness, 24-hour security and reception
- Service in English, Russian and Turkish
Want a residence permit by buying a home in Alanya? Contact us and we will plan suitable homes, total costs and your application timeline together in a free consultation.
Frequently Asked Questions
What is the minimum property value for a residence permit in Alanya?
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Because Antalya is a metropolitan province, the home must be valued at least USD 200,000 in the valuation report for a first application.
How long is a property-based residence permit valid?
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It is usually issued for 1 or 2 years and can be renewed while the conditions continue to be met.
Can my family get a residence permit through the same home?
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Yes. Your spouse and children under 18 can apply as family members.
What is a closed neighbourhood?
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A neighbourhood where the foreign population exceeds a set ratio and which is closed to new residence permits and address registrations. The list is updated, so check before buying.
Can I work in Turkey with a property-based residence permit?
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No. It does not give the right to work; a separate work permit is required.
Is a residence permit or citizenship better?
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If your budget reaches USD 400,000, citizenship is usually better because it is lifelong, includes a passport and needs no renewals.