Years ago in Turkey, it was possible to obtain a residence permit (Kimlik) with a property worth a few thousand dollars and a simple rental agreement in neighborhoods like Esenyurt or Fatih. However, looking at Turkey in 2025 with that same mindset will lead to a significant legal wall.
In this article, we aim to uncover the new realities of migrating to Turkey. Why does the Immigration Authority reject most applications? What are the hidden costs that no one tells you about? And if you have a limited budget, is there still a legal way to stay? This guide is for those who do not want to waste their capital and time at the Turkish Directorate General of Migration Management.
Is it still possible to get residency in Turkey by renting a house?
The short and blunt answer: Almost no.
If you are looking to obtain your first residency through a rental agreement, you should know that the rejection rate in major cities like Istanbul, Antalya, and Izmir has reached over 90% in 2025.
What is the Turkish government's goal with these changes?
Since late 2023, the Turkish government has shifted its policies from "Open Doors" to "Restrictive Management." The Immigration Authority now believes that for "tourism" purposes, a 90-day visa is entirely sufficient.
Currently, the Immigration Authority no longer accepts a rental agreement as a justified reason for residency. A rental contract is now merely a document to prove your address, not a reason to stay. The Turkish government explicitly states: "If you are a tourist, you can travel for 90 days and leave the country; but if you want to stay, you must invest."
Risks and Hidden Costs of Rental Residency in Turkey
Why is the Rental Residency Appointment (Randevu) no longer "guaranteed" as before?
The biggest trap applicants fall into is the appointment system, known as Randevu. Many people assume that simply receiving an appointment date from the online system means they are halfway there and their request has been accepted. However, the reality in 2025 is that a rental residency appointment is merely an "interview slot."
The system automatically grants appointments to everyone, but on the day of the interview, the case officer, in most cases, issues a rejection notice upon reviewing rental-based files. Getting an appointment does not mean getting residency. The appointment only allows you to stay in Turkey temporarily until the interview day; however, as soon as you are rejected, all paths behind you are blocked.
Risks of Applying for Residency via Rental Agreement
Many people enter the rental residency process with the mindset of "I'll try my luck," but they are unaware of the heavy costs and legal consequences:
1. Financial Loss: In 2025, notary fees (for official rental contract certification) and health insurance costs have increased significantly. When your application is rejected, none of these costs—including taxes and administrative fees—are refunded. You may face a net loss of between $700 and $1,000 for a rejected case.
2. The 10-Day Departure Rule: As soon as you receive the rejection letter or see it in the system, if your 90-day visa period has expired, you have only 10 days to leave Turkey. If you stay, you enter "Overstay" status, which leads to progressive fines and entry bans.
3. Entry Ban Codes: Being rejected does not just mean "not staying"; sometimes it means "not coming back." The Immigration Authority uses codes that can ban you from entering Turkey for up to 5 years:
- V-84 Code: If you commit to leaving within 10 days and fail to do so, this code will darken your legal standing in Turkey.
- Ç-Series Codes: Such as Ç-118 for those whose residency was revoked due to invalid documents, leading to a 5-year entry ban.
4. Forbidden Zones: The Turkish government has a law stating that the foreign population in any neighborhood should not exceed 20%. In 2025, more than 1,169 neighborhoods across Turkey have been declared "closed."
- In Istanbul: Areas like Fatih are completely closed. In Esenyurt, neighborhoods like Koza, Yeşilkent, and Zafer are fully blocked.
- In Antalya: Popular neighborhoods like Liman, Hurma, and Sarısu in Konyaaltı no longer grant residency to any new foreigners.
Best Alternatives to Rental Residency in Turkey
If the rental path is blocked, how do real tourists or those without a $200,000 property budget proceed? In 2025, these methods are popular alternatives:
Student Residency (Turkish Language Course or TÖMER)
One of the few remaining ways to obtain a one-year residency is by enrolling in accredited Turkish language courses (TÖMER) at official universities. With this method, you receive a student residency instead of a tourist one.
Important Note: In 2025, the Immigration Authority is very sensitive about class attendance. If you only register and do not attend classes, your residency will be revoked during periodic inspections.
Digital Nomad Visa
If you are a freelancer with a monthly income of over $3,000 from outside Turkey, you can apply for this type of visa. This is an excellent method for IT and graphic design specialists.
Medical and Treatment Residency
If you are coming to Turkey for long-term medical procedures (such as hair transplants, aesthetic surgeries, or specialized treatments), you can obtain a medical residency by providing an official letter from accredited hospitals, which has a much higher approval rate than simple tourist residency.
Buying Property to Obtain Real Estate Residency (The Safest Path)
If you intend to live in Turkey with your family, you can no longer obtain "Real Estate Residency" by purchasing cheap apartments for $50,000 or $70,000.
What is the new $200,000 Rule?
Since October 2023, a law was enacted stating that the value of the property you purchase must be at least $200,000 to qualify for real estate residency.
- The Title Deed (Tapu) Price is the Criterion: Unlike the past when appraisal value was important, now the price registered at the Land Registry Office must be equivalent to $200,000 (based on the Central Bank exchange rate on the day of transfer).
- Developer Tax Evasion Trap: Many property developers in Turkey state a lower price on the deed to pay less tax (e.g., $50,000). If you buy such a property, even if you paid $250,000 in cash, your residency application will be 100% rejected.
- Residential Use: The property must be registered as "Mesken" (Residential) in the title deed. Commercial or office properties are not accepted for real estate residency.
Company Registration for Work Permit Residency
If you do not have $200,000 to buy property but want to operate legally in Turkey, registering a company is a smart option.
Benefits of Work Permit (Çalışma İzni):
- After 5 years of continuous renewal, you can apply for Turkish citizenship and a passport.
- You benefit from the State Health Insurance (SGK) for yourself and your family.
- You have the legal right to work and no longer need to worry about Ministry of Labor inspections.
Comparison of Residency Methods in Turkey
To help you make a better decision, take a look at this comparison table:
| Criteria | Tourist Residency (Rental) | Real Estate Residency (Buying) | Work Permit (Company Reg.) |
|---|---|---|---|
| Approval Chance 2025 | Very Low (Less than 10%) | Very High (Guaranteed) | High (If criteria met) |
| Minimum Capital | Rental cost + operational costs | $200,000 USD | $100,000 (For employment exemption) |
| Legal Right to Work | None (Illegal) | None (Requires separate permit) | Yes |
| Citizenship Path | None | Yes (After 5 years) | Yes (After 5 years) |
| Rejection Risk | Very High | Very Low (Outside forbidden zones) | Medium |
Conclusion
The era of cheap migration to Turkey has come to an end. In 2025, Turkey is looking to attract investors and specialists, not consumers. If you intend to live permanently in Turkey, you must either buy property above $200,000 in authorized zones or proceed through company registration and the work permit path.
Insisting on the rental residency method will be nothing more than wasting money and damaging your immigration record. We suggest consulting with experienced and official experts before taking any action and not falling for "Guaranteed Residency with Rental" advertisements.
