The short answer: since June 2024 a foreigner buying property in Turkey no longer needs a valuation report (değerleme raporu, often called ekspertiz) for an ordinary purchase. The report is still required for a citizenship purchase, where it produces a value certificate that must confirm at least USD 400,000. In most other cases it is your choice, and sometimes it is worth paying for.
Many websites still call the report compulsory. They describe a 2019 rule that land registry Circular 2024/4 repealed on 13 June 2024. For citizenship, the property's owner applies through Web Tapu, and the report can be used for 12 months.
At a glance
| Your situation | Do you need a report? |
|---|---|
| Ordinary purchase of a home, shop or office | No |
| Buying for Turkish citizenship | Yes, through the land registry's system |
| Residence permit, home you bought | No, the title deed shows the value |
| Residence permit, home inherited or gifted | Yes, it is on the document list |
| Buying with a Turkish bank loan | The bank arranges its own |
| You want to test the price | Your choice |
What a valuation report tells you
A valuation report is an independent estimate of what a property would sell for on a given date. Valuers at a company licensed by the Capital Markets Board (SPK) prepare it. Three figures are easy to confuse:
- Market value is the valuer's estimate. It is the number the land registry uses.
- Tax value (emlak rayiç değeri) is the municipality's figure for property tax, usually far lower.
- Declared price is what goes on the title deed. It cannot be lower than the tax value, and the title deed fee is charged on it. A valuation does not change that fee. Our property taxes guide has the details.
A land registry report also shows a second figure, the legal-use market value, which counts only what was built according to the permit and the approved plans. A gap between the two figures is a warning that part of the property may not be legal.
How it works for citizenship
The report leads to the value certificate (Tutar Tespit Belgesi, or TTB), which shows the amount accepted for citizenship. It is one of the four figures that must reach USD 400,000, as our citizenship guide explains.
- The owner applies, not the buyer. The registered owner, or a company's authorised representative, applies on Web Tapu. You need the seller's cooperation, so agree in writing who pays.
- A firm is chosen. Since 28 September 2026 any SPK-licensed company that is an active member of the valuers' association (TDUB) and listed in the land registry's valuation system (TADEBİS) can do the work. Before that date only GEDAŞ could. The applicant picks a firm or lets the system assign one.
- The fee is paid. The land registry sends the amount, the deadline and a request number by SMS or e-mail. Work starts only after payment, and unpaid requests are cancelled.
- The report is prepared. The valuer compares the approved plans with the property itself. At least three people sign the report, and it includes at least three photos, one of them from inside.
- It reaches the land registry electronically. The report must be ordered through the system, so one you order privately does not count, and a paper certificate is not accepted.
The report and certificate can be used for 12 months. If the registry shows a change that affects the value in that time, such as a change of land use, a new easement or certain annotations, a new report is needed at once. A report also cannot be moved to another property.
Get it before you pay. If the value comes in below USD 400,000, the property does not qualify on its own, even if you agreed a higher price.
Sales by state bodies and their companies need no certificate. Real estate investment trusts can use the report they published on the Public Disclosure Platform (KAP), or order a new one.
Off-plan: when no value is given
For a building under construction, the valuer starts from a comparable finished project and takes account of the risks of completing this one. The age of the building permit decides whether a value can be given at all:
- Permit under two years old: it can be valued, even if work has not started.
- Permit two to five years old: it can be valued if photos show that work has started and how far it has gone.
- Permit over two years old, work not started: no value, because the permit must be renewed.
- Permit over five years old, still under construction: no value, for the same reason.
- Abandoned, or at risk of stopping: no value.
The report then says hesaplanmadı (not calculated), and a property without a value cannot support a citizenship application. The same happens if the unit shown to the valuer does not match its position on the approved plans, or if major alterations are under way without a permit. Our project pages show each project's delivery status, including stalled ones.
When a report is worth ordering anyway
- The price is hard to compare. For a large villa or an unusual unit, recent sales nearby may tell you little.
- The building is older. Asking for the legal-use figure shows whether the property matches its permit.
- You will use it later. A home you inherit or receive as a gift needs a current report for a residence permit.
Use a licensed company and ask for a written quote. The firm will need access to the property, so the seller must agree. An agent's opinion or an online estimate is not a valuation report.
A valuation only tells you what a property is worth. It does not show debts or legal notes, so check the title deed and registry record as well.
Related guides
- Title Deed (Tapu) in Turkey: what it shows and how to check it
- Turkish Citizenship by Real Estate Investment
- Residence Permit Through Real Estate
- Property Taxes in Turkey: the title deed fee and other taxes
- Buying Property in Turkey: the purchase, step by step
Sources
- Land Registry Circular 2024/4 of 13 June 2024 (opens an external site)
- Land Registry Circular 2024/2, as amended on 28 September 2026 (opens an external site)
- Your Key Türkiye: the value certificate (TTB) (opens an external site)
This guide is general information, not legal advice. It reflects the rules as of October 2026. Confirm your own case with a Turkish lawyer before you buy.
Frequently asked questions
6 questions foreign buyers ask us most, grouped by topic.
The rule
Is a valuation report mandatory for foreigners buying property in Turkey?
Not for an ordinary purchase. Land registry Circular 2024/4 of 13 June 2024 ended the general requirement. A report is still required when the purchase is for Turkish citizenship.
Why do some websites still say it is mandatory?
They describe the rule that applied from 2019, set by Circular 2019/1. Circular 2024/4 repealed it in June 2024. Check the date of anything you read on this subject.
Citizenship purchases
Who orders the report for a citizenship purchase, and who prepares it?
The property's registered owner applies through Web Tapu, or the authorised representative if the owner is a company. Since 28 September 2026 any valuation company licensed by the Capital Markets Board and listed in the land registry's valuation system can prepare it, not only GEDAŞ.
How long is a valuation report valid?
For land registry use, 12 months, up from six before 28 September 2026. If the registry shows a change that affects the value, such as a new easement or a change of land use, a new report is needed however recent the old one is.
Costs and other uses
Does the valuation change the title deed fee?
No. The land registry's circular says the valued amount is not binding for the title deed fee. The fee is charged on the declared price, which cannot be lower than the property's registered tax value.
Do I need a valuation report for a residence permit?
For a home you bought, the title deed shows the value. The official document list asks for a current valuation report only for homes received by inheritance or as a gift. Some offices have asked for one in practice, so check before your appointment.
