Yalova Foreigners' Law Attorney: Residence, Citizenship and Real Estate

Thanks to its proximity to Istanbul and its thermal tourism potential, Yalova has in recent years become a region where foreign investors and applications for Turkish citizenship are concentrated. İLME HUKUK BÜROSU represents clients under the Turkish Citizenship Law No. 5901 (TVK), the Law on Foreigners and International Protection No. 6458 (YUKK) and the International Labor Force Law No. 6735.

Our Foreigners' Law Services

From visa applications to citizenship, from real estate advice to deportation appeals.

Residence Permit Process

Short-term, long-term, family and student residence permit applications

• Short-term and long-term residence
• Family residence
• Student residence

Work Permit

Worker visas, skilled-professional visas and self-employment permits

• Employer-sponsored (dependent) work permit
• Independent work permit
• Extensions

Turkish Citizenship

Exceptional citizenship through real estate investment (USD 400,000)

• USD 400,000 investment
• Marriage to a Turkish citizen
• By birth

Real Estate Purchase

Title deeds, appraisals and restrictions for foreigners

• Title deed transactions
• SPK-licensed appraisal report
• Military zone check

Deportation and Administrative Detention

Challenging removal decisions and obtaining a stay of execution

• Deportation appeal
• Administrative court proceedings
• Readmission

International Family Law

Foreign divorces, recognition and enforcement, marriage

• Recognition and enforcement actions
• Foreign divorce
• Custody disputes

Scope of Foreigners' Law

Foreigners' law is a broad field that governs the status, rights and obligations of foreign natural and legal persons present in Türkiye. The core legislation:

• Law No. 6458 on Foreigners and International Protection (YUKK): residence, visas, deportation, international protection
• Turkish Citizenship Law No. 5901 (TVK): acquisition, loss and cancellation of citizenship
• International Labor Force Law No. 6735: types of work permits and their conditions (Law No. 4817 was repealed in 2016)
• Law No. 6302 amending the Land Registry Law: rules on real estate purchases by foreigners
• Law No. 5718 on Private International Law and Procedural Law (MÖHUK): recognition and enforcement, private international law

Because the regulations under these laws and the administration's implementing circulars are updated frequently, keeping up with current legislation is difficult without professional support. In Yalova, the Provincial Directorate of Migration Management processes residence permit applications, while the provincial organization of the Ministry of Labor and Social Security handles work permit paperwork.

Types of Residence Permits and the Application Process

Residence permits issued under the YUKK fall into the following categories:

• Short-Term Residence Permit: tourism, medical treatment, property ownership, business contacts (maximum 2 years, renewable)
• Family Residence Permit: the spouse and children of a Turkish citizen or of a foreigner holding a residence permit (up to 3 years)
• Student Residence Permit: foreigners in formal education in Türkiye
• Long-Term Residence Permit: indefinite, after 8 years of uninterrupted residence in Türkiye
• Humanitarian Residence Permit: exceptional cases, at the Ministry's discretion
• Residence Permit for Victims of Human Trafficking: persons placed under protection by law

Application Process

Residence permit applications are made through the e-ikamet system (e-ikamet.goc.gov.tr). An appointment is booked and the documents are submitted in person. A declaration of address, health insurance, proof of income and biometric photographs are the standard documents. Missing documents or the wrong application category are grounds for refusal. Having the document list checked with an attorney before applying therefore shortens the process considerably.

Work Permits and Working Life

A work permit is mandatory for foreign nationals who will work in Türkiye (International Labor Force Law No. 6735, Art. 6). As a rule, the work permit application is filed by the employer with the Ministry of Labor and Social Security. A direct application by the foreigner is not accepted, except for an independent work permit.

Types of Work Permits

• Fixed-Term Work Permit: starts at 1 year and can be extended up to 6 years
• Indefinite Work Permit: after 8 years of uninterrupted work
• Independent Work Permit: for self-employed professionals, investors and artists
• Turquoise Card: an indefinite work permit and residence permit package for qualified workers

For employers, employing a foreigner without a work permit results in substantial administrative fines and retroactive social security premium debts. Tourism facilities and industrial businesses in Yalova obtain work permits for seasonal foreign staff by applying before the season begins.

Turkish Citizenship: Routes and Conditions

The routes to acquiring citizenship under the Turkish Citizenship Law No. 5901 are:

1. By Birth: children born to a Turkish citizen mother or father become citizens automatically
2. By Marriage (TVK Art. 16): a foreign spouse who has been married to a Turkish citizen for 3 years and actually lives with them
3. The General Route (TVK Art. 11): 5 years of uninterrupted residence in Türkiye, knowledge of Turkish and sufficient means of subsistence
4. The Exceptional Route (TVK Art. 12): by Presidential decision in special cases, including real estate investment, foreign currency deposits and job creation
5. Child of a Parent Who Lost Citizenship Acquired Later (TVK Art. 20): citizenship by option, on request

Exceptional Citizenship (Through Investment)

The most common route, still in force, is the purchase of real estate worth USD 400,000. The threshold was raised from USD 250,000 to USD 400,000 by the June 2022 regulation. The other alternatives are a fixed capital investment of USD 500,000, a deposit of USD 500,000 held in Turkish banks for 3 years, creating jobs for 50 people, or investing USD 500,000 in government debt instruments. The process is completed in 3 to 6 months. The spouse and children under 18 acquire citizenship together with the applicant.

Real Estate for Foreign Investors

Under the Land Registry Law as amended by Law No. 6302, foreign natural persons may purchase up to a total of 30 hectares of real estate in Türkiye. Foreign legal entities are subject to rules set by Presidential decision. The main restrictions:

• Purchases in military forbidden zones and security zones are closed
• Purchases may not exceed 10% of the surface area of a given district (the district-based cap on foreign purchases)
• Restrictions within village boundaries
• Land registry transactions are subject to Governorate review

Real Estate Purchases for Citizenship

Real estate bought for the purpose of Turkish citizenship is valued by an independent appraisal report from an SPK-licensed (Capital Markets Board) appraiser, and a 3-year no-sale annotation is entered on the title deed. In Yalova, high-value properties such as sea-view villas and thermal hotel apartments are chosen by investors for this purpose.

Deportation and Administrative Procedures

Deportation decisions are severe administrative sanctions, issued on grounds of public order and security or where the administration identifies a legal violation. An annulment action must be filed with the Administrative Court within 7 days of notification of the decision. Otherwise the deportation becomes final.

Request for a Stay of Execution

Requesting a stay of execution when filing the annulment action is a critical step. If the court grants the request, the applicant can remain in Türkiye until the case is concluded. If not, the applicant may be held under administrative detention in a Removal Center or deported directly. For people with family ties in Türkiye, those who have lived here for years, or those whose children attend school in Türkiye, a stay of execution is usually granted.

Why Work with an Attorney on Foreigners' Law Matters?

Foreigners' law is a multi-layered field that brings together administrative law, citizenship law, commercial law, real estate law and private international law. The legislation is updated often, regulations change, and implementing circulars are open to differing interpretations. A faulty or incomplete application prolongs the process and leads to refusal.

İLME HUKUK BÜROSU represents clients across the full spectrum of foreigners' law, from residence permit applications to the citizenship process, and from deportation appeals to recognition and enforcement actions, drawing on more than 20 years of experience. Multilingual communication, translation processes and the verification of foreign documents are an integral part of this service.

Frequently Asked Questions

As a foreign investor, what real estate can I buy in Yalova?

Following the amendment by Law No. 6302, foreign natural persons may purchase up to a total of 30 hectares of real estate across Türkiye. In Yalova province, all properties outside areas declared military forbidden zones or security zones are open to foreign purchase. Before the transaction, the Land Registry Office carries out a military clearance check through the Governorate. This takes 2 to 4 weeks on average. Yalova's thermal tourism district (Termal, Çınarcık, Armutlu, Esenköy) and its proximity to Istanbul are the main features that make it attractive to foreign investors.

What is the USD 400,000 real estate investment requirement for Turkish citizenship?

Under Art. 12 of the Turkish Citizenship Law No. 5901, citizenship is granted through the exceptional route by Presidential decision. The threshold, which started at USD 250,000 in 2018, was raised to USD 400,000 by the regulation of 13 June 2022. Under the current criteria, an application is possible on condition that real estate worth at least USD 400,000 is purchased and held for 3 years. The property is valued by an independent appraisal report from an SPK-licensed appraiser, and a 3-year no-sale annotation is entered on the title deed. The applicant, their spouse and children under 18 can acquire citizenship together. The process takes 3 to 6 months on average.

Can I apply for citizenship by buying real estate in Yalova?

Yes. Real estate in Yalova can be used for Turkish citizenship, provided that the value stated in the SPK-licensed appraisal report is at least the Turkish lira equivalent of USD 400,000. A 3-year no-sale annotation is also entered on the title deed. Several properties can be combined. For example, a villa in Yalova worth USD 200,000 and a timeshare in Termal worth USD 200,000 can be combined to reach the total. All the properties must be purchased at the same time in the name of the same person and registered with the same 3-year annotation.

My residence permit application was refused. Can I appeal?

Yes. A refusal issued under the Law No. 6458 on Foreigners and International Protection (YUKK) can be challenged by filing an annulment action before the administrative courts within 60 days of notification of the decision. The petition must set out in detail that the grounds for refusal are legally insufficient, that the application requirements were met, and that the administrative act is unlawful. The Administrative Court first assesses the request for a stay of execution. If it is granted, the applicant may continue to stay in Türkiye.

If I marry a Turkish citizen, can I obtain citizenship?

Yes, but it is not automatic. Under Art. 16 of the Turkish Citizenship Law No. 5901, a foreign spouse who has been married to a Turkish citizen for at least 3 years and actually lives with them can apply for citizenship by proving that they live in family unity and speak Turkish. The application is made to the General Directorate of Civil Registration and Citizenship Affairs, and involves an interview and a social investigation. The process takes 1 to 2 years on average. In the event of divorce, the application is refused or cancelled.

A deportation decision has been issued against me. What should I do?

You have the right to file an annulment action with the Administrative Court within 7 days of notification of the deportation decision and to request a stay of execution. Until the court rules, you may be held under administrative detention in a Removal Center. For people who have not committed an offense and have family ties in Türkiye, an individual application to the Constitutional Court (AYM) or an application to the European Court of Human Rights (ECHR) may also come into play. Prompt legal representation is vital to ensure you are not deported before a decision is made.

What happens if I work in Yalova without a work permit?

Under the International Labor Force Law No. 6735, a foreigner working without a permit may face an administrative fine, a deportation decision and an entry ban to Türkiye. The employer also incurs a substantial fine and social security premium debt. The work permit application is filed with the Ministry of Labor and Social Security on the employer's application, and takes 30 to 90 days on average. Permits for foreign staff at tourism facilities and factories in Yalova must be obtained in advance.

I have a foreign partner. Can I set up a company?

Yes. Under the Turkish Commercial Code (TTK), foreign natural or legal persons may establish a company in Türkiye or become partners in existing companies. The TTK sets specific rules on minimum capital, board structure and registered shares, but there is no separate restriction for foreign partners. Incorporation is registered with the Yalova Trade Registry Office, and the tax number and social security registrations proceed in parallel. If the foreign partner needs a work permit, it must be obtained separately from the Ministry of Labor.

How is a foreign court judgment recognized in Türkiye?

Under Art. 50 et seq. of the Law on Private International Law and Procedural Law (MÖHUK), foreign court judgments are given effect in Türkiye through a recognition or enforcement action. Judgments concerning personal status, such as divorce, custody and inheritance, require recognition. Judgments with financial consequences, such as damages or debt claims, require an enforcement action. In Yalova, the competent court is the Civil Court of First Instance. The basic conditions are reciprocity between Türkiye and the country where the judgment was issued, and that the judgment is final.

Which court hears foreigners' law cases in Yalova?

In foreigners' law, the competent court depends on the type of case: (1) challenges to residence or work permit refusals and deportation decisions go to the Yalova Administrative Court (within the judicial district of the Bursa Regional Administrative Court); (2) recognition and enforcement actions go to the Yalova Civil Court of First Instance; (3) eviction of a foreign tenant goes to the Yalova Civil Court of Peace; (4) citizenship cancellation or acquisition cases go to the Ankara Administrative Court. Applying to the correct court directly affects how long the process takes.

How does the eviction of a foreign tenant work?

The eviction process for foreign tenants is no different from that for Turkish tenants. The Turkish Code of Obligations (TBK) and the Enforcement and Bankruptcy Law (İİK) apply. An eviction action is filed with the Civil Court of Peace on grounds such as the end of the lease, non-payment of rent or an eviction undertaking. Applying to a mediator before filing is a procedural precondition (for actions after 1 September 2023, except eviction through enforcement proceedings without a judgment). The only difference is that, when serving notices and formal notifications, the foreign tenant's address abroad must be taken into account in addition to their address in Türkiye. For foreigners living without a residence permit, a notification may also be made to the Provincial Directorate of Migration Management.

How much does a foreigners' law attorney cost in Yalova?

In foreigners' law matters, attorney's fees cannot fall below the lower limit of the Minimum Attorney Fee Tariff (AAÜT) published by the Union of Turkish Bar Associations. The fee is determined by parameters such as the type of matter (residence permit application, citizenship, deportation appeal, recognition and enforcement, real estate advice), the volume of documents and translation required, the length of the court or administrative proceedings, and, where necessary, applications to the Constitutional Court or the ECHR. In matters that involve foreign-language contracts and translation, translation costs are calculated separately. Please contact our office for specific fee information.

Professional Support for Your Legal Process in Türkiye

Contact us for Yalova-based attorney support with residence permits, work permits, citizenship applications or real estate investment.

Süleyman Bey Mah. Arabacılar Sok. 55/1-2, Yalova Merkez