Property valuation report in Turkey: what foreign buyers need to know

Since 2019, land registry offices in Turkey require a valuation report before property can be transferred to a foreign national. The rule was introduced to stop inflated prices and under-declared values, and it has become one of the most important documents in a purchase: it supports the declared value at the title deed transfer, and it is the starting point for any residence or citizenship application that follows.

Why the report is required

Turkey’s land registry relies on the licensed valuation to confirm that the price in a sale to a foreigner is realistic. This protects the buyer against paying well above market value, protects the state against under-declared title deed fees, and gives the migration and citizenship authorities an independent figure. The report is prepared by valuers registered with the Capital Markets Board (SPK) and members of the Turkish valuation association (TDUB).

How the report is ordered

1. The sale application is opened through the General Directorate of Land Registry and Cadastre’s Web Tapu portal, by the seller, the buyer or a representative.
2. A licensed valuation firm is selected in the system, either chosen by the applicant or assigned automatically.
3. The valuer inspects the property and checks the title deed, zoning status and permits.
4. The report is uploaded to the land registry system and linked to the application.
5. The fee is paid to the valuation firm; the land registry then completes its checks and gives the appointment.

In practice the inspection and report take a few working days for a standard apartment. The detailed steps of the transfer itself are in our guide to the title deed transfer in Turkey.

What the report contains

Section	What it covers
Identification	Address, block, parcel, independent unit number, use type
Legal status	Owners, mortgages, annotations, zoning plan status
Permits	Building permit, occupancy permit (iskan), condominium status
Physical description	Gross and net area, floor, layout, construction quality, building age
Market analysis	Comparable sales and asking prices in the area
Value	Market value in Turkish lira, often with a foreign-currency equivalent

Why the value matters later

The valuation figure is used again and again: as the minimum declared value at the transfer, as evidence for a residence permit through property ownership (USD 200,000 for purchases since 16 October 2023), as the key test for citizenship by investment (USD 400,000), and as part of your record if you later sell. A report that differs sharply from the contract price raises questions, so the price, the report and the bank records should tell the same story.

Citizenship purchases: extra care

For citizenship, the valuation must reach USD 400,000 at the time of purchase. Ministerial approvals dated 28 September 2026 updated the land registry’s (TKGM) circulars 2024/2 and 2024/4, with effect from 29 September 2026. Reports used in deed transactions are now valid for 12 months instead of six, but a new report is needed sooner if the land register records a change affecting the value. In addition to GEDAŞ, any SPK-licensed valuation firm can prepare the report on which the amount determination certificate (tutar tespit belgesi) is based, chosen directly or assigned by algorithm. Where a real estate investment trust (GYO) sells to a citizenship applicant, a valuation report published on KAP before the deed date is required, or a new report can be requested through Web Tapu. Because a valuation that falls short cannot always be corrected after the transfer, order the report before you commit to the price. Our guide to citizenship by investment documents and timeline shows where the report sits in the file.

Common questions about cost and timing

• Who pays? Usually the buyer, unless the contract says otherwise. The fee is set by the valuation firm.
• Can I use a report from my own surveyor? No. Only reports from SPK-licensed firms, ordered through the system, are accepted for the transfer.
• Does the report replace a technical survey? No. It values the property; it is not a structural engineering report. For older buildings, consider a separate building assessment – see our due-diligence checklist.
• What if the value comes in low? You can renegotiate before the transfer. For citizenship purchases, a low value is a reason to stop and reassess.

How we help

Our purchase and legal process service coordinates the valuation, checks that the figure is consistent with the contract and payment plan, and flags issues before the appointment. If you are buying with citizenship in mind, start from citizenship-eligible properties and our pillar guide to buying property in Turkey as a foreigner.

Frequently asked questions