New Rules For Foreign Property Owners In Alanya
If you are planning to buy property in Turkey or already own real estate in Alanya, there is good news.
Following continuous efforts by the Alanya Chamber of Commerce and Industry (ALTSO), President Eray Erdem and construction sector representative Mustafa Küçüker announced that several previously restricted neighbourhoods have reopened for residence permit applications.
As of 12 June 2026, foreign property owners can once again apply for residence permits in:
- Avsallar
- Kestel
- Mahmutlar
- Kargıcak
This is an important development for international investors and families who want to live in Alanya while enjoying one of Turkey’s strongest real estate markets.
The reopening of Avsallar, Kestel, Mahmutlar and Kargıcak creates new opportunities for buyers looking for both lifestyle and investment.
New Residence Permit Rules In Turkey For Property Owners
Turkey currently offers different residence permit options depending on your circumstances and property investment.
Short-Term Residence Permit
Foreign nationals who own residential property in eligible areas can apply for a Short-Term Residence Permit.
General Requirements
- Property ownership
- Property located in an eligible area
- Valid passport
- Private health insurance
- Proof of sufficient monthly income (approximately €700–€800 or more)
- Complete immigration documents
Validity
- Usually issued for 6 months to 2 years
- Renewable if all conditions continue to be met
Long-Term Residence Permit
Investors purchasing property worth $200,000 or more may qualify for property-based residence permits under the current regulations.
For purchases made after 15 January 2025, the $200,000 value must appear directly on the Tapu (Title Deed).
No separate valuation report is accepted for new purchases.
Investors may also become eligible for:
- Long-term residence (subject to legal residency requirements)
- Turkish Citizenship by Investment (if citizenship programme requirements are fulfilled)
Understanding when you purchased your property is extremely important because different rules apply.
Before 26 April 2022
There was no minimum property value requirement.
Any foreign citizen owning residential property could generally apply for a renewable residence permit.
26 April 2022 – 15 October 2023
Turkey introduced the first property value requirement.
Minimum values became:
- $75,000 in metropolitan cities
- $50,000 in other provinces
During this period, an independent valuation report was required.
Note From July 2022 – 15 October 2023
Turkey also introduced hundreds of closed neighbourhoods, restricting first-time residence permit applications in areas where the foreign population exceeded legal limits.
Several popular districts in Alanya became affected. (closed neighborhoods across 62 provinces, banning new foreign residence registrations in 1,169 neighborhoods where foreigners exceed 20% of the population)
16 October 2023 – 14 January 2025
The minimum investment increased nationwide to:
$200,000
The government also removed the distinction between metropolitan and non-metropolitan cities.
Note From 15 January 2025
If you purchased your property before 15 January 2025, you can apply for a residence permit by providing an expert valuation report showing that the property’s value is at least USD 200,000.
Since 15 January 2025
A major procedural update took effect.
Applicants purchasing property after this date must present:
- Tapu showing $200,000
- No expert valuation report required
The declared value on the Title Deed is now the determining factor.
Alanya Residence Permit Update
The biggest positive development for Alanya buyers is the reopening of:
- Avsallar
- Kestel
- Mahmutlar
- Kargıcak
These districts are once again available for residence permit applications, giving international buyers more options than they had over the past 2-3 years.
What This Means for the Alanya Real Estate Market
As someone working with international property buyers every day, I believe this is one of the most positive residence permit updates we have seen in recent years.
Many foreign investors postponed their purchases because popular areas such as Mahmutlar, Kestel, Avsallar, and Kargıcak were closed for first-time residence permit applications. With these neighbourhoods reopening, buyer confidence is expected to improve, creating new opportunities for both investors and homeowners.
This update could lead to:
- Increased demand from international buyers
- Higher resale potential
- Stronger rental demand
- Renewed confidence in the Alanya property market
In my opinion, there is still one important step that could further strengthen Turkey’s real estate sector. The current USD 200,000 minimum property value requirement for obtaining a residence permit may be too high for many genuine buyers.
If the Turkish government were to reduce this threshold to around USD 100,000–120,000, it could make the market more accessible to international investors, increase foreign property sales, stimulate the construction sector, and generate additional economic activity while continuing to attract long-term residents.
If you are considering buying property in Alanya, now could be an excellent time to explore the market before renewed demand begins to influence prices.
Why Work With Mesih Ada?
Buying property in Turkey is about much more than choosing an apartment.
I help international buyers with:
- Property selection
- Investment analysis
- Legal guidance
- Residence permit applications
- Turkish Citizenship process
- Property management
- Rental investment advice
Whether you’re buying your first holiday apartment or building an investment portfolio, I provide transparent advice from start to finish.
You can also watch my latest YouTube Property Tours, where I regularly showcase apartments, villas, investment projects and market updates across Alanya.
Frequently Asked Questions
Are Avsallar, Mahmutlar, Kestel and Kargıcak open again for residence permits?
Yes. As announced on 12 June 2026, these districts have reopened for residence permit applications, creating new opportunities for foreign property owners.
Can I get a residence permit if I buy property worth less than $200,000?
Depending on your purchase date and personal circumstances, different rules may apply. The applicable regulation is determined by when the property was purchased and the current immigration requirements.
Do I still need an expert valuation report?
For properties purchased after 15 January 2025, no.
The $200,000 value must be shown directly on the Tapu (Title Deed).
How long is a residence permit valid?
Most short-term residence permits are issued for between 6 months and 2 years and may be renewed if eligibility requirements continue to be met.
Which documents are required?
Typical documents include:
- Valid passport
- Title Deed (Tapu)
- Health insurance
- Proof of income
- Biometric photographs
- Residence permit application forms
Additional documents may be requested depending on your individual case.
Can buying property lead to Turkish citizenship?
Yes.
Investors who satisfy the current Turkish Citizenship by Investment requirements may apply for citizenship under the applicable regulations.
Is now a good time to invest in Alanya?
The reopening of several highly desirable districts is expected to increase international demand. Buyers who enter the market early may benefit from stronger long-term appreciation and increased rental opportunities.
Ready to Invest in Alanya?
If you’re planning to buy property in Alanya or need guidance on the latest residence permit regulations, I’m here to help.
Join The Discussion