New residency rules in Turkey: how have the conditions changed for real estate buyers?

Changes in the rules for obtaining residence permits in Turkey

In 2022, there were important changes in Turkey regarding the rules for obtaining a residence permit (TPL) through the purchase of real estate, as well as the conditions of the citizenship-by-investment program. These changes affected 781 districts, where limits are set on the number of foreigners holding a residence permit; their share in such local population cannot exceed 25%.

However, in July 2022, this restriction was expanded, and now the number of closed areas has increased to 1,169, while the percentage of foreigners who received residence permits has decreased to 20%. The list of these closed regions can be found on the official website of the Turkish government.

Extension of residence permits for existing holders

For those foreign citizens who have already obtained a residence permit in these areas, document renewal will be possible. However, for new investors or tenants in such regions, the prospect of obtaining a residence permit becomes unavailable. The emergence of such restrictions raises questions about their connection to the sanctions against citizens of the Russian Federation.

Although the restrictions do indeed affect Russians, the main reason lies in deeper social realities.

Social dynamics and refugees

Turkey is home to many immigrants from the Middle East and Central Asia. The issue of refugees from Syria remains tense, as their numbers exceed 3 million. Authorities are trying to prevent the excessive concentration of foreign populations in one area and to control the rise in housing prices.

Demand for housing from Russian-speaking clients

The new rules have been in effect for over a month now, but real estate agencies have not yet noticed significant changes in the interest of Russian-speaking clients in the real estate market. According to Alexandra Kabakchi, the CEO of Ataberk Estate, the closure of certain areas has not had a serious impact on the flow of buyers.

Many clients view purchasing real estate as an opportunity for investment, rental, or subsequent resale. Only about 15% of buyers aim to obtain residency and plan to move to Turkey.

Trends in the real estate market

Real estate sales across the country are currently experiencing their traditional decline, and it's not due to new restrictions. One of the reasons for the drop in transactions is rising home prices, which is causing some buyers to consider multiple options for purchase. They can choose between:

• the purchase of an apartment in a gated community;
• with several objects in open areas.

Restrictions in Antalya

The most well-known areas of Antalya among foreigners, such as Döşemealtı, Konyaaltı, and Muratpaşa, have also come under restrictions; in these places, authorities have imposed a ban on the sale of real estate. This allows for more effective management of the distribution of the foreign population and minimizes its impact on the local housing market.

Perspectives for real estate buyers

Currently, one of the most prestigious areas of Antalya, which attracts entrepreneurs and tourists, offers excellent living conditions. It is located on the eastern side of the city's main shopping center and is considered an ideal option for those looking to purchase property for the purpose of obtaining a residence permit.

It is important to carefully consider all the nuances of the new legal regulations.to make the most of the opportunities offered by the real estate market in Turkey.

Description of the area

The coastline of this area is characterized by its rocky terrain, which creates mesmerizing panoramas on the coast. However, it is worth bearing in mind that access to the sea may not be very convenient.

The region has several pontoons that provide swimming opportunities, as well as the wonderful Lara sandy beach, which is adjacent to the Kundu area. As an example of a new residential complex in this area, I suggest checking out the available materials.

Infrastructure

One of the significant advantages of this area is its highly developed infrastructure.

• Offices of many companies
• Retail spaces
• Medical institutions
• Children's and educational institutions, including schools with Russian instruction.

Kepes

Kepez is a rapidly developing district in Antalya that is actively being built up. It is located 10-15 kilometers from the sea, which may not be very appealing to tourists; however, for permanent residence, it is quite a convenient location.

The transportation system in Kepez is well-developed: there is a metro, trams, and bus routes, which makes it easy to reach the beaches and other parts of the city. All the necessary infrastructure for comfortable living is located near residential complexes.

Advantages of the area

One of the main advantages of this area is the relatively low housing prices. Land plots in Kepez are significantly cheaper than those along the coast, and there are still available plots for construction, so potential buyers can consider this area for finding affordable real estate in Antalya.

You can learn more about the new residential complex in Kepez.

Altıntash

Altintas is another promising area located in close proximity to Antalya Airport.

It is located near the sea and the beautiful beaches of Lara, as well as not far from the city center. A master plan for development has already been established in this area, under which large complexes with well-developed infrastructure are being built.

Living conditions

Elite residential complexes in Altyntash offer excellent living conditions. The main advantage of this area is its investment attractiveness. Currently, Altyntash is in a phase of active development, and due to its favorable location, it has great prospects for growth.

Expert tips

Alexandra Kabakchi, the executive director of Ataberk Estate, advises paying attention to Altintas, as the area is currently undergoing active development.

Many interesting complexes with diverse infrastructure are being built here, which attracts the attention of foreign investors. Prices for properties start from€130 thousand.

All information about investments, immigration, and real estate can be found on our Telegram channel.

Alanya region

As for the Alanya region, it includes both closed and open areas, among which four neighborhoods stand out as suitable for obtaining a residence permit.

In particular, these are the well-known areas of Avsallar and Mahmutlar among Russian-speaking buyers. For those who are looking for housing in the city center, this will be the best choice.

Entertainment options

This area is a true magnet for active lifestyle enthusiasts: it features bars, clubs, restaurants, and a multitude of entertainment options. Undoubtedly, the large number of tourists in this area creates an unforgettable atmosphere of life.

Real estate in the city center

In the city center, the development dates back to ancient times, which is why there are practically no modern resort complexes in this area. As a result, buyers will be choosing from older properties, and most often these are apartments on the secondary market. Housing prices are at a high level, largely due to the fact that apartments here rent out well. This is explained by the fact that we are talking about the center of the main resort located on the Mediterranean coast in Turkey, where there is no land left for new developments, while existing apartments are in high demand despite their age.

Obu District

The Obu district is very close to the central part of Alanya and offers an incredible number of modern residences that include pools, hammams, playgrounds, and many other amenities. The beaches and promenades are located nearby, and there are plenty of shops and restaurants, while the transportation system is highly developed. This is a wonderful place for people who want to live close to the center but in more modern conditions.

Tosmur district

Nearby the center is the Tosmur district, which already has a well-established infrastructure and is located between the center and Mahmutlar (the latter is currently unavailable for obtaining a residence permit). Although the number of hotels here is quite limited, this area offers a more tranquil environment compared to the central streets.

You can relax on the beaches, in the parks, along the banks of the Dim-Chai River, and enjoy the views of the beautiful mountains. The main residential stock in Tosmur consists of mid-rise apartment buildings with various amenities. Housing prices in the area exceed the regional average.

Options for apartments

If you are interested in apartment options in Tosmur, you can find the details here. This location is appealing due to its proximity to the city center and the sea, as well as the picturesque mountain river.

Konaklı

Konakli is a green and cozy suburb located at the entrance to Alanya, it has all the necessary conditions for a comfortable life and recreation. The development is predominantly represented by low-rise complexes. The terrain here is hilly, because of which many houses have stunning views of the sea. Konakli can be considered not only attractive, but alsoa prestigious place to liveThe prices for housing here are also above the average level.

Ready residential complexes

In this area, ready-made residential complexes are available. More detailed information can be found at the specified address. As mentioned by Alexandra Kabakchi, the executive director of Ataberk Estate, all the listed areas are considered relatively expensive. The minimum budget for purchasing housing now amounts to approximately€130k.

For buyers on a limited budget

For those with smaller budgets, it's worth considering the districts of Gazipaşa, Demirtaş, and Payallar – they are also open for residence permits. Although the infrastructure in these areas is still under development, they are quickly improving their conditions, and the prices remain very attractive – starting from€70,000for a one-bedroom apartment.

Variety of housing options

Currently, you can find a variety of real estate options in Alanya and Antalya, for example:

• Apartment in Alanya priced at€93,500It has an area of 50 m² and includes two bedrooms.
• There is an opportunity to take an online screening and finalize the deal remotely with payments in rubles.
• There is also a 1+1 layout apartment in Konaklı with a total area of 50 m²; the complex will be completed in August 2023.

Apartment description

A apartment is for sale, located on the second floor of a four-story residential complex. The interior space of the apartment includes a spacious living room connected to the kitchen, one bedroom, and a bathroom. A high-quality renovation is planned inside, using modern materials and technologies, which promises coziness and comfort. This apartment is located in Alanya, Turkey, and is offered by Zera Homes at a price.180,000 eurosand its total area is100 square metersWhen purchasing this property, it is possible to obtain a residence permit.

Advantages of the location

Why should you pay special attention to this offer? Firstly, it is necessary to note the successful position of the object itself. Spacious apartments are located in Mahmutlar district, where a significant percentage of Russian-speaking people live.

Real estate in Alanya, Turkey

Real estate is for sale in the picturesque city of Alanya, located in Turkey. The price of the apartment is €265,000, and the total area is 115 m². This is a great option for those who intend to acquire.residence permitthrough the purchase of real estate. The apartment is located just 500 meters from the coast.

The interior space includes two comfortable bedrooms, a spacious kitchen connected to the living room, two modern bathrooms, and one balcony. The interior is fully furnished and ready for occupancy. The residential complex offers many amenities, such as underfloor heating, automatic blinds, as well as shared facilities like:

• open and closed swimming pools,
• parking
• sauna,
• fitness gym.

Apartment in the center of Alanya

The next apartment, located in Alanya, is priced at €264,000 and has an area of 90 m². The interior space features a 2+1 layout and is situated on the third floor. It includes:

• American cuisine,
• two bedrooms,
• one bathroom and a balcony.

The apartment is fully furnished and equipped with all the necessary appliances, making it ready for occupancy. An important advantage is its proximity to the famous Cleopatra Beach, which is just 250 meters away. The center of Alanya offers a variety of services and opportunities, making this place particularly attractive to buyers.

Apartments from Liga Real Estate

The Liga Real Estateagency presents apartments for sale at a price of €367,000. The area is 215 m², and the layout is 3+1. The apartment is located on the seventh floor of a ten-story building that was constructed in 2015. Here you will find:

• the combination of kitchen and living room,
• three bedrooms,
• two bathrooms,
• two balconies.

These apartments are perfect for renting out, and they are also available.online showsandremote transactionsYou can pay for real estate in both rubles and cryptocurrency.

Penthouse in Avsallar by Zera Homes

Zera Homes is offering a penthouse for sale in Avsallar for €231,000. The total area of the apartment is 260 m², and the layout includes 5+1, which implies the presence of:

• American cuisine,
• five bedrooms,
• three bathrooms,
• five balconies with magnificent sea views.

The penthouse is located on the sixth floor of a building from 2007 and is just 600 meters from the beach. Avsallar is a sought-after area that attracts buyers with its active development.

Apartment in Mahmutlar

In the Mahmutlar area, near Alanya, an apartment is for sale for €105,000 with a total area of 55 m². This offer includes:

• one bedroom,
• one bathroom.

Serenity Residence is a high-end residential complex located just two hundred meters from the beach. In close proximity to the complex, there are all the necessary infrastructure facilities, such as:

• stores,
• restaurants,
• markets,
• entertainment and shopping centers.

Mahmutlar is known for its tourist attractions and is perfect for permanent living.

Exclusive offer from Exclusive Home Real Estate

And finally, an exclusive offer from Exclusive Home Real Estate — an apartment with an area of 120 m² priced at €280,000, located in a magnificent elite complex that can be described as a "city within a city." This luxurious residential project attracts investors with its stunning design and high-quality finishes. Investors have the opportunity to acquire property that will be an ideal place for both vacation and permanent residence.

Project description

The territory of the new project is located in the actively developing area of Mahmutlar, which is part of Alanya. This wonderful city has become an object of dreams for many families wishing to find comfortable housing on the Mediterranean coast, where their dreams can be realized.

Real estate options from Maxxproperty

Maxxproperty offers to consider wonderful real estate options in this area. One of them is:

• Cozy apartment for112,500 eurostotal area45 square meterswith a residence permit, located in the center of the Oba district, just a few minutes from the beach. The 1+1 format apartment is also furnished and equipped with the necessary household appliances.

Proposals from Mayalanya Group

On the other hand, Mayalanya Group offers an interesting option:

• Apartment area55 square metersfor171,500 eurosAlso with the possibility of obtaining a residence permit. This property is located in the heart of Alanya, just a few meters from the center of Alanya.1300 metersfrom the famous Cleopatra Beach, which has been awarded the Blue Flag, highlighting high standards of safety and quality.
• A sandy beach stretching for2 kilometerswith fine golden sand creates the perfect conditions for rest and relaxation.

Luxury housing and penthouse

There is also a luxurious apartment, the cost of which is269,500 euros. This spacious apartment occupies150 square metersand also provides the opportunity to obtain a residence permit. It is located:

• In total in500 metersfrom the picturesque coast of Mahmutlar.
• In400 metersfrom the central part of the area.
• Mahmutlar attracts attention with its diverse amenities and international atmosphere, making it a great place to live.

In addition, there is a penthouse in Alanya that can be purchased for148,000 euros.

This property has an area of130 square metersincludes a stylish open-plan living room, two bedrooms with en-suite bathrooms, and beautifully designed balconies. The penthouse is located:

• Onon the 5th and 6th floorsnew6-story building, built inin 2022.
• Equipped with a modern elevator and fully ready for living, with all necessary plumbing and kitchen appliances.

Apartments in Kargicak

The Turkey Invest Property team offers an attractive option for319,000 euros— an apartment in a new residential complex on the shores of the Mediterranean Sea. The complex is located in the picturesque area of Kargicak and is surrounded by natural beauty, offering stunning views. This residential complex is known for its comfortable and modern living conditions.

Dream of a house in Alanya

If you dream of having your own home in Alanya, where your ideas and ambitions can become a reality, this place is perfect for your future. Low property prices combined with a high level of comfort make the real estate market here increasingly attractive. Join this international community and enjoy life by the sea.

Conclusion

The new laws on residence permits in Turkey, introduced in 2022, have been a significant step towards regulating immigration flows and preventing excessive concentration of foreigners in certain areas. While these changes limit opportunities for new applicants, they are aimed at protecting local residents and ensuring the stability of the real estate market. Existing visa holders retain their rights, which provides some stability for current foreign residents.

Observing the current trends, I can assert that Russian real estate buyers are still actively interested in Turkey, despite the new restrictions.Real estate investmentsThey remain attractive, and many are considering options in different areas to not miss the opportunity to obtain residency status. Alanya and Antalya continue to be in demand, especially in light of infrastructure development and rising prices.

Current trends in the market

It is important to note that even in the context of a hypocritical season, we did not notice any impact on demand.ClientsMore and more people are approaching the issue with consideration of investments and potential rental income, and this is a positive sign for the market.

• Some areas, such as Altyntash, show good development prospects.
• This is encouraging for both buyers and investors.

Prospects for investors

Overall, the new legislative changes open up new horizons and opportunities for those looking to move to Turkey or invest in real estate. As someone who closely monitors the market situation, I recommend future investors:

• Continue exploring options.
• Pay attention to areas with good infrastructure.
• Look for growth opportunities.

This could significantly impact their decisions in the future. I hope the information presented in this article helps you make the right choice and make the most of the new opportunities in the Turkish real estate market.