If you are thinking about immigrating to Turkey or planning to renew your residency, you should know that 2025 is a year of major changes. The era when you could stay in Turkey for years with a simple rental agreement is almost over, as the Turkish government's policy has shifted from "maximum acceptance" to "selective migration." Below, we review everything you need to know about Turkish residency, new laws, and residency types based on the latest circulars from the Migration Management Authority (Göç İdaresi).
Fundamental Changes to Turkish Residency Laws in 2025
In 2025, Turkey is no longer seeking to increase its foreign population but is instead looking to attract "quality." The Turkish government wants to keep those who are either real investors or professionals who bring foreign currency into the country. In fact, two very important changes have occurred in the administrative system that you must know before taking any action:
A) Mandatory UETS System (Electronic Notification System)
From 2025 onwards, the Migration Authority will no longer send any paper letters or warnings regarding missing documents, administrative decisions, or important notifications. Instead, all notifications will be handled through the UETS system; a national digital mailbox that has become mandatory for all foreigners residing in Turkey.
What is UETS?
UETS is an official electronic mailbox through which the Turkish government sends you administrative letters, warnings, requests for supplementary documents, and other official messages digitally. Having this mailbox and keeping it active is essential for all residency holders.
Legal Requirement:
Submitting a UETS activation document is strictly mandatory for registering any type of residency extension request, whether for tourist, work, family, or student residency. Without this document, the Migration Authority will not accept your application.
Very Important Note:
Any message placed in your UETS mailbox is legally considered "notified" after 5 days, even if you have not opened it or remained unaware of it. In case of a problem, your ignorance is not acceptable in court, and full responsibility lies with the individual.
To activate this mailbox, you must visit selected PTT branches with your passport, residency card (Kimlik), and registered phone number. After activation, you will have an official mailbox that you must check regularly so as not to miss any important messages.
B) The "Numarataj" Law; The End of Fake Addresses
With the implementation of new laws, using fake addresses or handwritten rental agreements to obtain residency in Turkey has become practically impossible. From now on, a Numarataj document must be submitted for address registration and residency applications.
What is Numarataj?
Numarataj is an official document issued by the district municipality verifying the existence of the building and unit in the municipality system. This document shows that your address is real, registered, and has residential usage; not a warehouse, shop, workshop, or unit where residence is not permitted.
Why is this law important?
The main goal of implementing the Numarataj law is to prevent abuses such as registering multiple people at one address, using unreal addresses, or presenting fake contracts. The Migration Authority only accepts contracts whose addresses are correctly registered with the municipality. Therefore, without a valid Numarataj, it is impossible to obtain or renew residency.
C) Mandatory Presence of the Landlord at the Notary
According to new laws, the process of drawing up a rental agreement at notary offices has undergone serious changes. Notary systems are now connected to Turkey's centralized real estate system, TAKBİS.
What is the main change?
In the past, it was possible to draw up a lease agreement with only the real estate agent present or even without the landlord; but now this is completely prohibited. To sign an official lease agreement:
- The unit owner must be personally present at the notary.
- Their identity and ownership are verified online by the TAKBİS system.
- Real estate agents or even lawyers cannot draw up a contract alone without an official power of attorney.
This process has reduced fake contracts, illegal sales, or renting of property by non-owners, and has also increased the legal security of the tenant and the landlord.
2. Review of Turkish Residency Types in 2025
With migration laws becoming stricter in 2025, it is necessary to examine the different methods of obtaining residency in Turkey more carefully. New conditions have made some methods very risky and others more reliable and predictable. In this section, we address the first and most challenging method:
Method 1: Tourist Residency (The Riskiest Type)
Tourist residency, which was the most popular option for years, has now become the riskiest and least likely method in 2025. The Turkish Migration Authority no longer accepts applications that rely solely on the general statement "I intend to tour," and obtaining this type of residency requires providing precise, real, and defensible documents.
Why are tourist files rejected?
According to statistics and new policies for 2025, there are three main reasons for tourist residency rejection:
- Lack of a Travel Plan: Providing a detailed and logical travel plan is one of the main conditions. You must explain:
- Why is a 90-day stay under a normal visa not enough for you?
- Why do you need residency for 6 months or a year?
- What exactly is your plan during this period (visiting cities, cultural courses, research, etc.).
- Suspicion of Illegal Work: If you are of working age (usually 18 to 55), the Migration Authority expects:
- Your source of income outside Turkey to be transparent and provable.
- You to prove that you do not need to work in Turkey to support your life.
- Unrealistic Financial Means: Bank statements that:
- Have large sums deposited all at once,
- Have no real transaction history,
- Do not show a natural financial pattern,
Alternative Strategy for 2025
If you really intend to stay in Turkey for a short term and want to increase the chance of your file being accepted, it is suggested to move your application away from being purely tourist-based. The best alternative paths:
- Registering for Turkish language courses (TÖMER) → Student residency (educational) with a much higher chance of acceptance.
- Providing medical documents and treatment follow-up → Medical residency, which is one of the valid paths.
- Or a combination of cultural, research, and educational reasons that are defensible and documented.
This change in strategy significantly increases the probability of file acceptance and prevents rejection risks.
Method 2: Real Estate Residency ($200,000 Rule)
In 2025, the safest and most sustainable way to obtain Turkish residency is by purchasing property. However, unlike in previous years, the minimum property price for obtaining residency has been set as uniform and definitive.
Single Rate Law:
To obtain real estate residency, the property value must be at least $200,000; it does not matter which city you buy in—Istanbul, Ankara, or a small town—the same rule applies everywhere.
Three Essential and Simultaneous Conditions:
This $200,000 figure must be registered in three different parts in complete coordination. The slightest discrepancy can cause the entire file to be rejected:
- Title Deed (Tapu): The amount registered on the deed must be $200,000 or more.
- Appraisal Report (Ekspertiz): An official expert reviews the property price. This report is the main determinant.
- Currency Purchase Certificate (DAB) and Bank Receipt: The amount paid from the bank to the landlord must exactly match this figure.
Important Warning:
Many properties on the market have high prices, but the official expert assesses a lower value for them. If you buy a house for $250,000 but the expert values it at $190,000, real estate residency will not be issued even if you paid the full amount. For this reason, choosing a property and a reputable expert is very important.
Method 3: Digital Nomad Visa
One of the newest and most attractive residency methods, especially for individuals with online income, is the Digital Nomad Visa. The Turkish government has made this path very simple and fast to attract international freelancers and professionals. This method does not require buying property or investment.
Conditions for Obtaining a Digital Nomad Visa:
- Age: You must be between 21 and 55 years old. This age range shows the individual is of professional working age.
- Education: Having a university degree (at least a Bachelor's) is mandatory.
- Income: You must prove you have a monthly income of at least $3,000 or an annual income of $36,000 from abroad. This income must be from outside Turkey.
- Job Type: Being an employee of a foreign company, or a freelancer with foreign clients.
Important Note: You must not compete with Turkish workers in the domestic labor market or perform physical work inside Turkey. This visa is the best and simplest option for remote workers.
Where are the Restricted Zones (Closed Neighborhoods)?
The Turkish government has a population control system whereby if the number of foreigners living in a neighborhood exceeds 20% of that region's population, that neighborhood is officially declared closed. In these neighborhoods, the Migration Authority does not issue any type of initial residency (first Kimlik) to maintain population balance.
Status Table of Important Istanbul Districts in 2025:
| District (İlçe) | Status | Notes |
|---|---|---|
| Fatih | Completely Closed | The historical heart of the city; no new residency is issued. |
| Esenyurt | Completely Closed | Formerly the cheapest area, but now completely blocked. |
| Şişli | Partially Closed | Famous neighborhoods like "Mecidiyeköy" are closed. |
| Beyoğlu | Partially Closed | Areas around Istiklal and Taksim are mostly closed. |
Note: Before taking any action, check the open status of the neighborhood via the E-Devlet system.
Work Permit
A work permit is the most valid and powerful type of residency in Turkey, and if renewed without interruption, it can lead to citizenship after 5 years. However, obtaining a work permit is not easy because the employer must comply with strict conditions.
Main Conditions for Obtaining a Work Permit:
- 5 to 1 Law: For every foreign employee, the employer must hire 5 Turkish citizens and keep their insurance active.
- Salary: Your salary must be higher than the minimum wage, and multipliers apply depending on the job. For example, for many specializations like engineers, designers, or IT specialists, the salary must be set at about 4 times the minimum wage.
- Important Exception: Companies operating in Technoparks, such as technology companies and startups, have simpler rules and fewer restrictions for hiring foreign staff; therefore, obtaining a work permit in these companies is usually easier.
Student Residency
Student residency is specifically for individuals who are officially studying at universities in Turkey. To renew residency, the student must be truly active. This means if you do not study, do not register, or your educational status becomes passive, the residency renewal will not be performed.
Legal Right to Work:
- Master's and PhD Students: They have the legal right to work part-time from the very beginning of their studies.
- Bachelor's Students: They can perform legal part-time work from the second year onwards.
This type of residency is also very useful for legally entering the job market, gaining work experience, and converting residency into a work permit.
Actual Residency Costs in 2025
For accurate financial planning, you should consider the main residency costs in advance. The most important items include:
- Residency Card Fee: The card issuance fee is 810 TL and is the same for all applicants.
- Entry Fee/Soil Tax for Iranians: Iranians are exempt from paying visa fees, but must pay the annual residency fee.
- Payment Formula: $25 for the first month + $5 for the next 11 months = Total for one year: $80.
- This amount is calculated in TL at the tax office based on the daily exchange rate.
- Health Insurance (Private or State):
- Private Insurance: Usually issued for residency purposes and varies depending on the applicant's age (Youth: approx. 1500-3000 TL / Over 50: up to 10,000 TL).
- State Insurance (SGK): Provides much more comprehensive medical coverage, but the cost is higher (Approximately 4000-6000 TL per month).
Legal Risks and Restriction Codes
Knowing travel and immigration codes is essential because some of them directly cause residency cancellation or entry bans. In 2025, the most common code is V-71.
- Code V-71 (Absence at Address): Police visit your residence suddenly to check the address. If you are not home and neighbors do not know you, this code is registered, and your residency is cancelled.
- Code V-84 (Conditional Entry): If you commit to obtaining residency within 10 days upon entering Turkey but fail to do so, you will be subject to a fine and, in some cases, deportation.
- Overstay Fine: If your visa or residency period expires:
- Up to 3 months: Cash fine only.
- 3 to 6 months: In addition to the fine, a 1-month entry ban.
- More than 1 year: 1 to 5 years entry ban to Turkey.
Conclusion and Final Recommendation
Turkish residency in 2025 is still obtainable, but only for individuals who move with the right plan and strategy.
- If you have capital, buying property over $200,000 is the safest and most sustainable path.
- If you have expertise or an online job, a work permit or Digital Nomad Visa is the best choice.
- Do not choose tourist residency except in absolutely necessary cases with a very strong file.
- Avoid buying or renting in restricted neighborhoods (like Esenyurt and Fatih).
The path to immigration to Turkey has become more complex than before, and every small mistake can lead to file rejection or even an entry ban. Therefore, before taking action, be sure to consult with a specialized consultant and stay away from incorrect information in unofficial groups.
