Real Estate Valuation Report in Turkey
A real estate valuation report is an independent estimate of a property's market value by a firm authorised by the Capital Markets Board (SPK). In Turkey, a foreign buyer needs one only when the purchase is for citizenship. Since 9 December 2024 the Land Registry no longer asks for a valuation report in other purchases by foreigners, although many buyers still order one to check the price.
When you need a report
| Purchase | Valuation report |
|---|---|
| Citizenship by investment | Required. It is the basis of the amount determination certificate (TTB). |
| Any other purchase by a foreigner | Not required by the Land Registry. Optional as a check of the price. |
| Residence permit | Not used for the USD 200,000 test on homes bought since 16 October 2023; the price on the title deed counts. A home received by inheritance or gift needs a current report. |
A Land Registry circular of 15 February 2019 made the report part of foreign purchases, to protect buyers from inflated prices and to bring declared prices closer to real ones. The circular in force today ended that requirement outside citizenship.
Be wary of any real estate agent who says they are licensed to carry out the valuation. An agent cannot issue this report.
The report and the TTB for citizenship
- The price declared in the deed and the total of your bank transfers must each reach USD 400,000.
- The valuation firm issues an amount determination certificate (tutar tespit belgesi, TTB) with the report and sends it through the Land Registry's system. A paper TTB is not accepted.
- The TTB must be no more than 12 months old when you apply for the transaction.
- Sales by public bodies and real estate investment trusts follow a separate route.
- The firm must be authorised by the SPK, be an active member of the valuers' association (TDUB) and be included in the Land Registry's valuation system (TADEBİS). From 4 March 2024 until 28 September 2026, only one company, GEDAŞ, could prepare these reports.
- A building under construction gets a value only if its permit is in order. The report gives none if work has not started two years after the permit, or if the building is still unfinished five years after it, until the permit is renewed.
How a report is requested
The property owner, or a company's authorised representative, applies through Web Tapu. The applicant can choose the firm or let the system assign one. The fee and the payment deadline arrive by text message or e-mail, and no firm starts work until the fee is paid. The finished report goes to the Land Registry electronically and can be seen on Web Tapu.
A report stays usable for 12 months, and after that a new one is needed before the title deed transaction. A new report may be needed sooner if something that changes the value appears on the title, such as a change of use or an easement. A report cannot be moved to another property.
If you only want a check of the price, you can order a report directly from a licensed firm. The report you order yourself is the independent one, which matters because the Land Registry no longer looks at the price outside citizenship purchases.
What it costs
The 2026 minimum fee for a home up to 250 m² gross is 17,622 TL plus VAT, about 21,150 TL with VAT. Larger homes cost more. Every other buying cost is in the cost of buying property in Turkey in 2026.
What the report contains
- The title deed details, and any mortgage, seizure or annotation on the title
- The location, with coordinates on a map
- Photos of the property, including at least one of the interior
- A comparison of the approved project with the building as it stands
- The prices of similar properties
- The appraised market value
- The e-signatures of at least three people: the responsible valuer, a supervisor and a valuer
The Land Registry checks only the form of a report. The firm and the people who signed it are responsible for what it says.
The report and the price in the deed
The amount in a TTB does not set your title deed fee. The fee is charged on the real sale price, so the price in the deed must be the price you paid. See property scams and risks in Turkey for what happens if a price is under-declared.
Frequently asked questions
Does every foreign buyer need a valuation report?
No. Since 9 December 2024 the Land Registry asks for one only when the purchase is for citizenship.
How long is a valuation report valid?
12 months for title deed transactions. The same period applies between the TTB and a citizenship transaction.
Who pays for the report?
Usually the buyer, unless the seller agrees otherwise. For citizenship, the owner of the property applies on Web Tapu, so agree who pays before the application is made.
Does a valuation report guarantee citizenship?
No. It confirms the amount. The citizenship application is decided separately and takes about 180 days. See our citizenship guide.
This guide gives general information and is not legal advice. Rules change; check the current position before you buy.
Sources
- Tapu ve Kadastro Genel Müdürlüğü: circular 2024/4 as amended on 28 September 2026
- Tapu ve Kadastro Genel Müdürlüğü: circular 2024/2 as amended on 28 September 2026 (copy on Memurlar.net)
- Emlak 365: GEDAŞ requirement removed for citizenship files
- Cumhuriyet: residence permit threshold and valuation reports from 16 October 2023
