Valuation report (değerleme raporu) for foreign buyers

For years, foreign buyers in Türkiye were told the same thing: you must order a valuation report (değerleme raporu, often called an ekspertiz report) before the land registry will sell you a property. That is no longer the general rule. This guide explains what the land registry authority (TKGM) says today, as of 19 October 2026, and when a valuation is still compulsory.

The short version

Many agency websites still describe the old rule. If someone insists a valuation report is mandatory for a non-citizenship purchase, ask them to point to the current TKGM rule.

The citizenship case: the TTB

For citizenship purchases TKGM introduced the Amount Determination Certificate (Taşınmaz Edinim Sureti İle Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi, TTB). TKGM describes it like this:

• Who prepares it. Any valuation firm authorised by the Capital Markets Board (Sermaye Piyasası Kurulu, SPK) produces a valuation report. The TTB is prepared as an annex to that report in TKGM's valuation information system, TADEBİS.
• How it reaches the land registry. Electronically only, through TAKBİS/Web Tapu. TKGM says a TTB presented on paper will not be processed, and valuation reports cannot be handed in physically.
• How to order it. Through Web Tapu/TADEBİS, using the menu for a valuation report request for citizenship.
• What it shows. The investment amount the land registry can accept for citizenship purposes for that property.
• Legal basis. TKGM Circular 2024/2 on valuation reports in foreigners' acquisitions (in force since 1 March 2024) and Circular 2024/4 on the citizenship regulation. TKGM says the TTB system started with an amendment to Circular 2024/4 on 9 December 2024.

The amount has to reach the threshold three times

For citizenship, TKGM checks three figures separately: the price declared in the deed (or in the promise-to-sell contract), the total of the bank transfers or payments, and the value in the TTB. Each must reach the amount the citizenship regulation required on the purchase date, currently at least 400,000 US dollars. TKGM says that for transactions involving citizenship after 13 June 2024, the investment amount must be confirmed by the TTB, and if the TTB value is below the required amount, the application is rejected. A high price in the contract does not help if the valuation comes in lower. See citizenship by property investment for the other conditions.

Validity: twelve months

TKGM states that a TTB is valid for twelve months from the date it is issued, and that the gap between the TTB and the citizenship-related transaction application must not exceed twelve months. If more than twelve months pass, the valuation report behind the certificate must be renewed. Once the application is made, the TTB stays valid until that transaction is completed. If you ask for the citizenship commitment annotation more than twelve months after the sale, the TTB obtained at the sale does not have to be renewed for that reason alone.

Exemptions and special cases

• Where a public body or its companies is a party to the transaction, TKGM says no TTB confirmation is needed.
• From 28 September 2026, for sales or promise-to-sell contracts by real-estate investment trusts (GYO) for citizenship, TKGM says the trust must either submit a valuation report published on the Public Disclosure Platform (KAP) before the transaction and showing the unit's value, or request a new TTB-based valuation report through Web Tapu/TADEBİS.
• If both a TTB and an older valuation report by GEDAŞ exist for a property, TKGM says the latest is normally used, but the applicant may ask for either one, and no comparison of the values is made.

Is it still worth getting a valuation for an ordinary purchase?

The land registry no longer requires one, but some buyers choose to get an independent valuation to see whether the asking price is reasonable. That is a private decision. If you do, use a firm authorised by the SPK. The SPK publishes a list of authorised real-estate valuation firms with contact details on its website. The SPK also explains that valuations made outside the capital markets (for example for land registry or tax purposes) are outside its supervision, and that complaints about them go to the Association of Turkish Valuation Experts (TDUB).

Valuation fees are set by the firms, not by TKGM, so there is no official tariff to quote. Ask for a written quote before ordering.

What a valuation does not tell you

Related guides

• Buying property in Türkiye as a foreigner: step by step
• Costs of buying property in Türkiye
• Citizenship application documents by country
• All guides in our buying process section

How we can help

We are a sworn translation office in Gaziantep. We do not value property and we do not recommend valuation firms. We translate valuation reports, title documents and citizenship paperwork between Turkish and many languages, so you can read exactly what you are signing and submitting.