In recent years, the closed areas for residency in Istanbul for foreigners have become one of the most discussed topics among residents and investors in Turkey, due to the continuous changes made by the Turkish government in residency and real estate ownership policies.
These areas, also known as neighborhoods closed to foreigners in Istanbul, have been designated based on the accumulation rates of foreigners in specific neighborhoods, exceeding the legally permissible rates.
This step is part of a national strategy aimed at regulating population density and ensuring a balanced distribution of foreign residents within Turkish cities, especially Istanbul, which is the economic capital and the primary attraction center for investors and immigrants.
Through this article, we will provide you with a comprehensive and extensive guide covering all aspects related to closed areas for residency in Istanbul for foreigners, in terms of their legal meaning, reasons for closure, and a list of prohibited neighborhoods.
In addition to the 2026 update for prohibited areas for residency in Istanbul, the conditions for foreigners to own property within these areas, and the impact of this on the Turkish real estate market.
We will also provide practical advice for foreigners on how to choose an open area after the closure, steps to change the residency address in Istanbul, and the role of Mbany Real Estate in helping investors make the right decision.
What is meant by "Closed Areas for Residency in Istanbul for Foreigners"?
Legal and Administrative Definition
The term "closed areas for residency in Istanbul for foreigners" refers to the residential neighborhoods or areas that the Turkish Ministry of Interior and the "Directorate General of Migration Management" (Göç İdaresi Başkanlığı) have decided to close to the registration of foreigners.
This means that new foreign residents cannot register their address or update their data in the Turkish population registry within these neighborhoods, and new residence permits are also prohibited from being issued in them.
These neighborhoods are also known as neighborhoods closed to foreigners in Istanbul or prohibited areas for foreigners in Istanbul.
The state aims to limit the concentration of foreign communities in specific areas, exceeding 20% of the neighborhood's population, to maintain social balance and public services.
Scope of the Decision and its Geographical Impact
The decision includes more than fifty neighborhoods distributed across various municipalities of Istanbul, from Fatih to Esenyurt, and from Küçükçekmece to Zeytinburnu, in addition to areas in Başakşehir and Avcılar.
The list of closed areas for residency in Istanbul for foreigners has gradually increased since 2022 until the 2026 update, which added new neighborhoods to the list.
This policy is not limited to Istanbul only but includes other provinces such as Ankara, Antalya, and Gaziantep. However, the economic capital, Istanbul, remains the most affected by the decision due to the density of foreign communities.
Importance for the Investor and Resident
If you are a foreign resident or an investor planning to buy a property or obtain a residence permit in Istanbul, knowing the prohibited areas for residency in Istanbul for foreigners is crucial.
Because buying a property in neighborhoods closed to foreigners in Istanbul may deprive you of the possibility of registering the address or may expose you to the rejection of the residence application.
Mbany Real Estate provides accurate and updated consulting services regarding this list to help clients choose safe and open neighborhoods for residency registration without legal problems.
List of Prohibited Areas for Residency in Istanbul for Foreigners
2026 Update for Prohibited Areas for Residency in Istanbul
In the 2026 update for prohibited areas for residency in Istanbul, the Turkish Directorate of Migration announced the continuation of the closure policy for a number of neighborhoods, and the addition of new areas due to the percentage of foreigners exceeding the maximum limit.
The number of closed neighborhoods has increased to more than 60 neighborhoods in Istanbul alone. The list includes central areas such as:
- Fatih, with its historical neighborhoods: such as Molla Hüsrev, Akşemsettin, Hatice Hatun.
- Esenyurt: including the Koza, Yeşilkent neighborhoods, and other neighborhoods densely populated with Arab and Syrian communities.
- Küçükçekmece: Neighborhoods such as Sefaköy and Halkalı.
- Başakşehir, Zeytinburnu, and parts of Bağcılar and Avcılar.
These neighborhoods are now officially known as closed areas for residency in Istanbul for foreigners, and new residence registrations are not allowed in them, while only old residence permits can be renewed under specific conditions.
What has changed in 2025–2026?
Among the most prominent changes:
- Reducing the permitted limit for foreigners in each neighborhood from 25% to 20%.
- Inclusion of new neighborhoods in the western regions of Istanbul, as a result of foreigners moving from the city center to them after the first closure.
- Cancellation of some exceptions that were granted to foreigners married to Turkish citizens or those with long-term residence permits.
These amendments have made it necessary for any foreigner wishing to live or own property to consult a real estate expert before signing the contract, such as Mbany Real Estate, which has a daily updated database on neighborhoods closed to foreigners in Istanbul.
Why were certain areas closed to foreigners in Istanbul?
Social and Demographic Reasons
One of the most important reasons that prompted the Turkish government to declare prohibited areas for foreigners in Istanbul is exceeding the legally specified percentage of foreigners in some neighborhoods.
The percentage of foreign residents in neighborhoods such as Fatih and Esenyurt reached more than 40% of the total population, which led to changes in the social and cultural fabric. The government aims through the policy of closed areas for residency in Istanbul for foreigners to:
- Restore the demographic balance between Turks and foreigners.
- Preserve the identity of historical neighborhoods.
- Reduce pressure on schools, hospitals, and infrastructure.
Economic and Real Estate Reasons
On the other hand, the increasing foreign demand for housing in certain areas has led to higher rents and property prices, which negatively affected local residents. Therefore, the neighborhoods closed to foreigners in Istanbul came as a solution to control prices and achieve a fair distribution of demand.
Security and Administrative Dimension
The government also seeks to facilitate administrative and security monitoring of population movement. The concentration of foreigners in narrow areas creates challenges in legal follow-up, especially in light of the significant increase in residence applications.
Conditions for Foreigners to Own Property and Reside in Closed and Open Neighborhoods
Conditions for Foreigners to Own Property in Closed Neighborhoods in Istanbul
Although owning property in Turkey is available to foreigners in most cases, owning a property in the closed areas for residency in Istanbul does not necessarily grant its owner the right to register residency or reside in it. The most prominent conditions:
- That the property is not on the list of prohibited areas for residency in Istanbul for foreigners.
- That the title deed is formal and officially registered in the "Tapu" (Land Registry).
- That the purchase is made through a reliable legal channel.
Mbany Real Estate provides accurate consultations to identify properties suitable for residency registration and clarify their compliance with Istanbul residence permit laws in closed areas.
Residence Permits in Istanbul and Closed Areas
Obtaining residence permits in Istanbul in closed areas is extremely difficult at present. Most new applications are rejected, except in humanitarian or family cases.
If you own a property in a closed area, you can only use it for housing without the possibility of registering residency, unless you have a previous residence registered before the closure decision.
Ownership and Registration Procedures
- Signing the purchase contract at the Land Registry Office.
- Confirming the status of the neighborhood through the Directorate of Migration.
- Obtaining the official real estate appraisal report.
- Submitting the required documents to register the address if available.
Alternatives: Open Areas for Foreigners in Istanbul and What to Know
Open Areas for Foreigners in Istanbul
After the announcement of the prohibited areas for foreigners in Istanbul, investors turned their attention to the new neighborhoods on the European and Asian sides, such as Pendik, Ümraniye, Beykoz, and Maltepe.
These areas are now known as open areas for foreigners in Istanbul and are the most legally and residentially stable.
How to Choose an Open Area for Foreigners in Istanbul After the Closure?
Choosing the right area depends on:
- Reviewing the list of closed areas for residency in Istanbul for foreigners before making a decision.
- Studying the infrastructure and investment opportunities.
- Communicating with an accredited agent such as Mbany Real Estate, which provides a "Guide for Foreigners to an Open Area for Residency Registration in Istanbul."
Alternative Areas and Future Opportunities
Despite the restrictions, Istanbul is still full of opportunities. New areas such as modern Başakşehir and Beykoz are witnessing significant urban expansion, making them a preferred option for those wishing to reside long-term and invest safely away from the neighborhoods closed to foreigners in Istanbul.
The Impact of Residency Closure on the Real Estate Market for Foreigners in Istanbul
Changing Market Patterns
The decision to close residency in Istanbul to foreigners in specific neighborhoods has deeply affected the dynamics of the real estate market.
Open areas for foreigners have witnessed an increase in demand, which raised property prices by more than 20% in one year, while closed areas witnessed a relative stagnation in sales.
Behavior of Foreign Investors
Many investors have turned to searching for properties within new projects in open areas or investing in commercial properties that do not require residential residency.
Here, the role of Mbany Real Estate stands out in guiding investors towards suitable options that comply with Istanbul residence permit laws in closed areas.
Future Expectations
The policy of closed areas is expected to continue until 2026, with a periodic review of neighborhoods according to population density. Some closed areas may be reopened if the percentage of foreigners decreases in them.
Practical Steps and Recommendations for Foreigners
Steps to Change the Residency Address for Foreigners in Istanbul After the Area Closure
If you live in a neighborhood that has become closed for residency, you must:
- Find a property in an area open to foreigners.
- Sign a lease or purchase contract officially notarized.
- Obtain an electricity or water bill in your name.
- Book an electronic appointment at the Turkish Population Directorate.
- Submit the documents and update the new address in the government system.
Comparison Between Closed and Open Areas
Open areas allow you the freedom to register residency and renew your residence permit easily, while closed areas for residency in Istanbul for foreigners limit this possibility. Therefore, experts always advise against buying a property in closed neighborhoods unless the goal is purely investment.
The Role of Mbany Real Estate
Mbany Real Estate is one of the most prominent companies that helps foreigners understand the details of the government decision regarding closed areas for residency in Istanbul and provides free consultations on the best options in safe and licensed neighborhoods for foreigners in Istanbul after the residency decision.
Conclusion: Closed Areas for Residency in Istanbul for Foreigners
The topic of closed areas for residency in Istanbul for foreigners goes beyond being a temporary administrative decision; rather, it reflects the direction of the Turkish state to regulate residency and control the real estate market in a way that serves economic and social balance.
However, this decision does not mean the end of investment or residency opportunities for foreigners; rather, it is an invitation to search for safe alternatives in the open areas for foreigners in Istanbul.
By using Mbany Real Estate, you can obtain a comprehensive guide to open areas and find out the latest updates of the 2026 update for prohibited areas for residency in Istanbul, to ensure that your real estate investment in Turkey is legal, stable, and profitable in the long term.
24-04-2024 
