Under Turkish migration law, foreign nationals are allowed to stay in the country for up to 90 days within a six-month period. To extend this stay, you need to apply for a short-term residence permit, which can be obtained by purchasing real estate. The process itself is not particularly complicated. However, many applicants make mistakes that lead the Migration Office to reject their applications. To avoid these pitfalls, it is highly advisable to seek legal assistance — for example, through the website tuncaybarcinlawoffice.com. A lawyer will take care of the paperwork and guide you through every step of the legalization process in Turkey. In this article, we outline the most common reasons for residence permit refusals and explain why working with a lawyer is often the best solution.
Incorrectly prepared documents
The most frequent mistakes during legalization are related to paperwork. Common issues include:
- submitting inaccurate or false information;
- typos or errors in the application form;
- an incomplete set of required documents;
- missing apostilles, Turkish translations, or notarization.
Property value not meeting Migration Office requirements
When purchasing property for a residence permit, the price must exceed $200,000. Buying a cheaper apartment will not qualify you for approval. Under the new rules that took effect in January 2025, properties purchased before this date may require an official valuation confirming the purchase price. Real estate appraisals in Turkey can only be carried out by organizations accredited by the SPK (Capital Markets Board of the Republic of Turkey).
Buying an ineligible property
Sometimes foreign buyers end up purchasing real estate that does not qualify for a residence permit. This often happens due to unreliable intermediaries or a lack of knowledge of Migration Office requirements. To avoid rejection, keep in mind:
- The property must be officially registered with the Land Registry.
- A TAPU (title deed) proving ownership is mandatory.
- The apartment used for legalization must serve as your main place of residence in Turkey.
Purchasing property in a restricted district
Another common mistake is buying a property in an area closed to residence permit applications. While it may be tempting to choose a home near the beach or certain amenities, only properties located in designated “open” areas qualify. Otherwise, your application will be denied. For example, in Alanya all neighborhoods are open except Mahmutlar, Kestel, Avsallar, and Kargicak.
Applying for a residence permit without professional help
Many foreigners try to handle the application process on their own. But without knowledge of the language and local laws, this often results in refusal of the ikamet. It is far safer to secure the assistance of an experienced lawyer. Professional legal support offers key advantages:
- Guidance in selecting real estate that meets Migration Office requirements.
- Legal assistance with property purchase and TAPU registration.
- Detailed consultations in the client’s own language regarding legalization.
- Representation based on power of attorney, including signing documents and registering ownership rights.
Tuncay & Barcın Law Office provides full legal support for obtaining a residence permit in Turkey. Foreign citizens can rely on a comprehensive range of services, from document preparation and assistance during government visits to court representation if needed. Working with the firm helps you avoid costly mistakes and achieve your goal more quickly.
