How to use this guide

Not every point applies to every family. The most important factors are: how long you intend to live in Turkey—a trial period, a few years, or permanently—how you will support yourself (pension, salary, self-employment, savings, or rental income), who is moving with you, what type of accommodation you prefer, and how mobile you want to be.

1. Life planning & region

1.1 First clarify the target image

Before comparing regions or properties, these questions will help:

• Are you looking for peace and quiet, the sea, city life, an international community, or a more Turkish environment?
• Does a hospital, airport, German community, school, or year-round infrastructure need to be easily accessible?
• Would you like to be able to live without a car?
• How important are summer heat, winter humidity, wind, traffic and noise?
• Is the property intended for personal use, as a holiday apartment, as an investment property, or for later sale?
• Should the region still be suitable when you get older or less mobile?

1.2 Don't choose a region solely based on holiday impressions

A region might seem ideal on vacation but be unsuitable for everyday life. Therefore, pay particular attention to the following:

• Summer and winter: Heat, humidity, rain, heating, risk of mold, power outages.
• Year-round infrastructure: Doctors, hospital, shopping, tradespeople, schools, authorities, internet.
• Mobility: Bus connections, taxis, footpaths, inclines, parking facilities, distance to the airport.
• Everyday language: How well can one get by without Turkish? How good is communication with authorities, doctors, and tradespeople?
• Neighborhood: Holiday resort, permanent residents, noise, short-term rentals, construction sites, resort management.
• Immigration law practice: Acceptance of the address for the planned type of stay and any restrictions in the district must also be checked.

2. Rent or buy

2.1 Renting first — when it makes sense

A rental period is particularly useful if you are not yet familiar with the region, your residency status is not yet fully clarified, you would like to gain experience with the climate, daily life and infrastructure, you would like to compare different places, or you do not yet know whether you will stay permanently.

2.2 Buying — when it can make sense

A purchase can be suitable if the region and lifestyle have been thoroughly tested, long-term financing is secured, the property has been legally and technically inspected, it is clear whether it will be used by the owner, rented out or sold later, and a possible residence permit is not based solely on assumptions.

2.3 Check every rental agreement

• Who is actually the owner or authorized to rent the property?
• What is the minimum rental period?
• What are the actual costs of rent, deposit, Aidat, utilities, internet and electricity?
• Is the apartment furnished? Is there an inventory list with photos?
• What are the cancellation and renewal rules?
• Who pays for repairs, maintenance, damages and any subsequent claims related to the system?
• Is the address generally usable for the specific residence permit procedure?
• What does the resort look like outside of peak season: pool, reception, security, construction sites, noise?

3. Entry, Stay & Ikamet

3.1 The basic rule

Anyone wishing to stay in Turkey longer than permitted by visa or visa exemption, or for longer than 90 days, generally requires a valid residence permit. Initial applications, extensions, and changes of permit type are processed through the e-Ikamet system and the relevant migration authority.

3.2 Important routes to stay — for orientation only

Short-term stays are generally granted for a maximum of two years; the duration and approval are at the discretion of the administration in each individual case. Eligibility must be demonstrated, and a stay that is used for a purpose other than its intended one can therefore be refused, revoked, or not extended.

3.3 Important deadlines and obligations

• Extension applications can generally be submitted starting 60 days before expiry and must be completed before the existing permit expires.
• Changes of address must generally be reported to the responsible migration and registration authority within 20 working days.
• Special rules apply to departures during an ongoing legal process. Therefore, do not travel without having your application documents and proof of payment reviewed.
• Please submit only complete, up-to-date, and verifiable documents. Missing or contradictory information may lead to inquiries, delays, or rejections.

3.4 Health insurance and address

Many residency applications require proof of health insurance covering the requested period. The migration authorities specify, among other things, proof of bilateral social security, the SGK (Social Security Card), or private health insurance. Furthermore, the address provided in Turkey must be correct and complete—an address that is merely "on paper" is not a viable solution.

3.5 Long-term perspective

A long-term residence permit is not an immediate first step. For a long-term residence permit, the migration authorities specify, among other things, eight years of continuous legal residence, further economic requirements, and an individual case review.

4. Work, remote jobs, freelancers & companies

4.1 Key distinction: Residence permit is not a work permit

A residence permit does not automatically allow every type of work. Conversely, a valid work permit generally also serves as a basis for residence for the duration of the work permit. Therefore, before starting any work, the following should always be checked separately: residence law (is the person allowed to live in Turkey with this status?), labor law (is the specific activity subject to licensing, is there a work permit or exemption?), and tax law (where are there potential tax, registration, or business establishment risks?).

4.2 Employment with a Turkish employer

For genuine employment in Turkey, a work permit is generally the correct procedure. The permit is usually tied to the specific job and employer. The initial permit can be valid for up to one year; extensions are possible under certain conditions.

4.3 Self-employment or own business in Turkey

For self-employment, there is an independent work permit. However, it is not an automatic "freelancer visa." The ministry considers factors such as qualifications, professional experience, economic contribution, and employment effects during the review process.

For a Turkish company or investment, additional capital, revenue, employment, and shareholding criteria may apply. For new companies, the Ministry specifies, among other things, a minimum paid-in capital of 500,000 TL in standard cases; further criteria apply to foreign shareholders. Exceptions may be possible, but these must be verified before incorporation.

4.4 Digital Nomad: Who is this model suitable for?

The official Digital Nomad program is aimed at nationals of certain countries, including Germany, and specifies, among other things, the following requirements:

• Ages 21 to 55
• Passport valid for at least six months from the date of entry
• university degree
• Proof of digital activity
• For employees: contract with a company outside of Türkiye
• For self-employed individuals: Business contract with a company outside of Türkiye
• Proof of income of at least USD 3,000 per month or USD 36,000 per year.

4.5 Typical warning signs before moving

A professional examination is particularly important if a person wants to work permanently from Turkey, acquire customers or conclude contracts from Turkey, create services, online courses or digital products, actively manage an LLC, GmbH, Limited or other foreign company, is a shareholder and de facto manager in one person, or intends to have Turkish customers, employees or business premises in Turkey.

5. Taxes, LLCs & International Income

5.1 Don't wait until after the move to check

As soon as one's center of life is moved to Turkey, tax matters must be settled in advance. This applies not only to wages, but also to German or foreign pensions, self-employment and consulting income, online courses, affiliate income, e-commerce, YouTube and social media, rental income from Germany or other countries, capital gains, securities accounts, crypto and investments, GmbH, LLC or holding structures, as well as real estate sales and inheritances.

5.2 The three questions for international work

5.3 US LLC, German GmbH or foreign sole proprietorship

A foreign company is not an automatic shield against Turkish tax or labor law issues. Therefore, the actual practice is particularly relevant: Who provides the service? Who negotiates and signs contracts? Who decides on prices, payments, and strategy? Where is the company effectively managed? Is there a permanently used home office in Turkey? Is the individual only passively involved or actively involved in the business?

5.4 What should be clarified with expert advisors beforehand

• Tax residence in Germany and Türkiye
• Double taxation agreements and declaration obligations
• Treatment of pensions, rental income, capital gains and corporate profits
• possible place of business or place of management
• VAT, invoicing and registration
• Social insurance and health insurance
• Departure, deregistration of residence and subsequent obligations in Germany

6. Budget, Pension, Money & Bank

6.1 The total rent counts — not just the base rent

6.2 Planning your budget correctly

Don't rely solely on today's exchange rate. Rent, government assistance, and utility costs can vary significantly from region to region, so you should plan for additional reserves for the initial period. If you receive a pension or foreign currency income, be sure to keep detailed records of monthly payments and supporting documentation. Pensioners and those renting should also check in advance what income and insurance documents are currently required by the local authorities.

6.3 Banks, Money Transfers & Proof of Payment

Before purchasing or relocating long-term, it should be clarified which accounts in the country of origin will remain open, which documents the Turkish bank requires for account opening and transfers, how the purchase price, additional costs and origin of funds are comprehensibly documented, what proof is needed for residence, purchase, tax advisor and subsequent sales processes and who has powers of attorney and access to accounts.

7. Buying a property — a safe process

7.1 Before the site visit: Determine your needs

Clarify in advance the budget including closing costs and reserve, whether it is for personal use or investment, minimum size, number of rooms, elevator, pool, distance to the sea and suitability for winter, whether accessibility without a car or a parking space is required, new construction or existing building, and whether the property should be relevant for residence, later rental or citizenship.

7.2 Check before making a reservation or deposit

7.3 Incidental purchase costs and subsequent costs

Don't just calculate the purchase price. Other costs can include: land registry and administrative fees, appraisals or valuations (if required), notary fees, translation and power of attorney, real estate agent commission and VAT (if agreed), DASK and other insurances, furnishings, renovations, meters and internet, as well as ongoing Aidat (local utility bills), property tax, repairs and reserves.

7.4 Payment and Contract

The purchase price, payment schedule, currency, and additional costs should be clearly documented in writing. Furthermore, no advance payments should be made without prior verification, traceable recipients, and a clearly defined reversal process. Payments should ideally be made through a bank and fully documented, and powers of attorney should only be granted after careful consideration of their scope, duration, revocability, and the person authorized.

7.5 Citizenship through real estate purchase

The official investment authority currently stipulates a minimum property value of USD 400,000 or the equivalent in foreign currency, as well as a minimum three-year restriction on sale in the title deed (Tapu), for the exceptional citizenship granted through real estate ownership. However, the decision remains an official process; therefore, eligibility must be verified by specialized professionals before payment and transfer of the title deed.

7.6 Consider the sale and exit strategy

Ask yourself these questions when buying: Who would be the target buyer group? Is the location attractive year-round? What ongoing costs deter potential buyers? Are there any special permits, outstanding costs, or difficult property management? How quickly could the property realistically be sold? What taxes and documentation might be relevant for a later sale?

8. Health, Insurance & Provision

8.1 Clarify before the move

Clarify whether you are entitled to benefits through a social security agreement or German or other statutory insurance, whether private Turkish health insurance, SGK or another model is an option, which insurance is accepted for the intended stay, whether pre-existing conditions, medications, specialist needs and dental treatment are covered, and whether there is a suitable clinic, specialist care and emergency infrastructure at the destination.

8.2 Medications and Treatments

Have your medication plan and active ingredient names ready in English and/or Turkish. Check well in advance whether the medication is available in Turkey and what type of prescription is required. Bring all important medical reports, findings, and vaccination records in an organized manner, and do not assume that brand names, dosages, or reimbursement information are the same.

9. Family, school, pets & vehicle

9.1 Family and children

Clarify in advance the arrangements for your spouse and children, including birth certificates, marriage certificates, custody arrangements and the necessary consent of the other parent, the type of school – Turkish, private, international, or distance learning – including legal requirements, language support and transportation to school, as well as a pediatrician, leisure activities, and social integration. Family stays may include, among others, spouses and minor or dependent children; the requirements of the supporting family member and the necessary documentation must be reviewed on a case-by-case basis.

9.2 Pets

Before your flight or entry, please clarify the following: microchip, vaccinations, proof of rabies and, if applicable, titer, official health certificate, deadlines and translations, airline requirements, return travel conditions to the EU or the country of origin, and veterinary care at the destination.

9.3 Car and driving licence

Before bringing a vehicle with you, be sure to check the individual customs and residency requirements, who is authorized to drive the vehicle, the import duration, exit and extension regulations, insurance, maintenance, spare parts, and MOT/technical inspection issues, as well as whether selling the vehicle in Turkey is possible or economically viable. Importing a vehicle is not a standard procedure. Therefore, it is often easier to start without your own imported vehicle and realistically test your mobility on-site.

10. Schedule & Checklists

10.1 Three to six months before the move

Define your target region and lifestyle, plan a trial stay, check your residency route and income situation, choose a tax advisor or specialist lawyer for cross-border issues, create a budget including a reserve, check passports for sufficient validity, obtain important documents and plan apostilles and translations early, clarify health, medication, insurance and pet transport, and check your housing, insurance, post office, bank, tax and deregistration in Germany or your country of origin.

10.2 Four to eight weeks before entry

Only make accommodation or rental agreements binding after a plausibility check, organize insurance documents and proof of income, create a document folder in digital and printed form, prepare mobile phone, internet, bank and initial local arrangements, and schedule appointments with the migration authority or relevant specialist agencies only on the basis of the current procedure.

10.3 During the first few weeks on site

Report the correct address and observe deadlines, complete the Ikamet/residence procedure fully and on time, activate the insurance, organize bank, mobile phone, internet and utility companies, document property management, Aidat, meter readings and inventory in writing, familiarize yourself with doctors, pharmacies, emergency numbers and transport routes, and, if self-employed or employed, clarify the labor and tax law structure in writing before starting work.

10.4 Annual Routine

Monitor expiry dates of passports, residence permits, insurance and rental agreements, take advantage of renewal windows early, keep address, contact details and income documents up to date, review tax and insurance issues annually with expert advisors, and if you own property, check Aidat, DASK, property management, property tax and reserves.

11. Document folder

12. Our Role & Expert Advisors

12.1 Whereby Decker Real Estate supports

We provide practical guidance and implementation regarding the selection and assessment of suitable regions, rental and purchase properties, viewing planning and on-site communication, structuring of the next steps for moving and property, practical advice on everyday life, residential complex, infrastructure and organization, as well as coordination with suitable experts when a topic requires specialized advice.

12.2 What consultants should check on a binding basis