A property valuation report in Turkey — officially a gayrimenkul değerleme raporu, often called an ekspertiz raporu in everyday speech — is an independent market-value report on a specific parcel or unit. For foreign buyers in 2026, the critical point is timing: under TKGM Genelge 2024/4 (effective 09/12/2024), a valuation report is not a blanket requirement for every standard foreign purchase at the tapu office. It remains essential for Turkish citizenship by investment, for mortgage financing, and for any file where the authority or bank specifically requests it.
This guide explains 2026 rules for foreign buyers — not citizenship marketing, not mortgage product comparison, and not tax planning. See also our guide to buying property in Turkey, the property buying process, title deed (TAPU) guide, and bank account, tax number and DAB page.
A valuation report records the market value of a defined property at a point in time. Licensed experts analyse location, physical condition, title and registry data, comparable sales, and planning constraints. The output is a formal document — typically delivered electronically when the file is tied to TKGM systems — not a verbal estimate from an agent or developer.
Official Turkish terminology includes taşınmaz değerleme raporu and, in banking, ekspertiz raporu. TKGM’s foreign-buyer guidance refers to Taşınmaz Değerleme (Eksper) Raporu in citizenship contexts. The report may include maps, photographs, registry references, and a stated TL value with a USD equivalent where the citizenship rules require it.
Practical example: a buyer targeting citizenship reserves a finished apartment in Istanbul. Before tapu, they request a citizenship-purpose report through WebTapu. The resulting file is checked against payment records and the USD 400,000 threshold — the contract price alone is not enough.
No — not for every foreign buyer. From 09/12/2024, TKGM states that for transactions without citizenship acquisition, a taşınmaz değerleme raporu is not required at the foreign-buyer tapu stage. That replaces the older pilot rule that treated many foreign-party sales as valuation-mandatory.
Do not rely on pre-2024 articles that say all foreigners must present an SPK report at every purchase. Those rules are obsolete for standard resale files. Your checklist still includes passport, tax ID, DASK where applicable, DAB for qualifying foreign acquisitions, and zone eligibility — but not an automatic valuation for a plain residential purchase with no citizenship or bank loan.
Practical example: a German buyer purchases a secondary-home apartment in Antalya with cash, no citizenship application, and no Turkish mortgage. In 2026 they typically complete DAB and tapu without ordering a GEDAŞ or SPK market report — unless a bank or special registry circumstance later asks for one.
Valuation becomes mandatory or practically unavoidable in these situations:
If you are unsure which path applies, confirm before paying a deposit. Citizenship and mortgage timelines both depend on report validity windows — starting the wrong process wastes time and fees.
For real-estate CBI, the qualifying threshold is USD 400,000 for properties acquired from 19/09/2018 onward (earlier periods used higher legacy amounts). TKGM applies a value stack: the DAB amount, declared sale price in the deed or satış vaadi, valuation / TTB figure, and documented payment totals must each meet the required USD equivalent — not only the price on the sales contract.
Since 09/12/2024, citizenship files use the Tutar Tespit Belgesi (TTB) — Taşınmaz Edinim Sureti ile Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi — generated from a GEDAŞ valuation report delivered through TADEBİS / WebTapu. Physical TTB printouts are not accepted; the document must arrive through the system. TTB must be requested via the WebTapu citizenship valuation menu, and the gap between TTB issue and citizenship-related tapu steps may not exceed six months.
If payments and DAB show USD 400,000 but the official report or TTB does not, the file may be rejected or referred for review. Marketing at $400,000 does not cure a sub-threshold official value. Full application steps belong on our Turkish citizenship by investment guide — this page covers only valuation mechanics.
Official source: TKGM — foreign buyers FAQ.
These are different processes serving different regulators and should not be confused.
Mortgage ekspertiz: After loan approval in principle, the bank instructs an SPK-authorised firm from its panel. The buyer pays the fee but does not choose the company. The report sets the bank’s loan-to-value ceiling — often around 70–80% of ekspertiz value, subject to bank policy. A report prepared for another bank is usually not accepted.
Citizenship valuation: Ordered through WebTapu for CBI purposes, with GEDAŞ as the designated provider under TKGM’s citizenship framework. It feeds the TTB that confirms qualifying investment value for nationality purposes.
A cash buyer with no citizenship goal may need neither. A buyer using a Turkish mortgage still needs bank ekspertiz even when tapu does not require a foreign-buyer valuation report. See our home loan from Turkey’s banks article for mortgage document context — not product rates.
Reports are prepared by SPK-authorised gayrimenkul değerleme kuruluşları and licensed experts — not by estate agents, developers, or lawyers. For citizenship files after the current TKGM framework, the buyer (or representative with proper authority) initiates the request on WebTapu; GEDAŞ produces the underlying valuation that supports TTB.
For mortgage files, the bank orders the inspection after application. The expert visits the property, reviews tapu and municipal records, and submits the report to the bank through secure channels.
Practical example: a buyer grants a limited property purchase POA so a lawyer can open the WebTapu citizenship valuation request while the buyer is abroad. The POA must explicitly cover valuation and tapu steps — a generic POA is not enough.
The Sermaye Piyasası Kurulu (SPK) — Turkey’s Capital Markets Board, sometimes referred to as CMB in English — authorises valuation firms; it does not issue reports itself. Authorised companies must employ experts holding SPK gayrimenkul değerleme licences and follow capital-markets valuation standards.
The Türkiye Değerleme Uzmanları Birliği (TDUB) is the professional body for licensed experts and authorised firms. TDUB membership, training, and discipline rules support quality in the sector. Buyers verify firms through SPK/TDUB public lists — not through agent recommendations alone.
Official references: SPK — valuation firms guide and TDUB.
Validity: Per TKGM, reports issued before 09/12/2024 remain valid for three months from the report date (through completion of the filed transaction). TTB documents issued from 09/12/2024 carry a six-month validity window. After a registered satış vaadi şerhi, a later tapu tescil by the promise-holder generally does not require a fresh report if the earlier file remains valid.
Timing: Residential inspections often complete within a few business days once scheduled, but citizenship and tapu calendars should leave margin — expired reports must be re-ordered at extra cost.
2026 costs: SPK publishes an annual asgari ücret tarifesi. For 2026, the minimum fee for a typical residential or office unit up to 250 m² is 17,622 TL, with higher bands for larger units and asset types, plus statutory Birlik and Gayrimenkul Bilgi Merkezi payları and KDV. Banks may charge above the floor. Budget figures in legacy posts citing 1,000–2,000 TL are obsolete.
See our property purchase costs in Turkey page for how valuation sits beside tapu harcı and other one-off fees.
Official validity note: TKGM — report validity.
Three different numbers often appear in one transaction — and they serve different purposes.
Valuation / TTB value confirms official market value for citizenship eligibility and registry verification. It does not automatically become the price written on the TAPU act. TKGM guidance states that report values are not binding for declared sale price or tapu harcı matrahı — parties may declare a sale price higher or lower within legal limits, though under-declaring creates tax exposure.
DAB (döviz alım belgesi) proves regulated foreign-exchange conversion for qualifying foreign acquisitions. For citizenship, DAB and bank dekont values must align with the same USD threshold as the valuation stack. DAB is a payment-channel document — it does not replace a citizenship valuation file. Details are on our bank account, tax number and DAB guide.
Declared tapu price is stated at the registry office and drives transfer tax within emlak vergisi bounds. A buyer can pay the seller €450,000, hold a TTB at USD 400,000 equivalent, and still declare a TL sale price derived from the DAB — the files must be internally consistent, not identical line for line.
Valuation is technical, but the consequences are legal. A property lawyer should review whether your file needs a report at all, coordinate WebTapu / GEDAŞ timing with DAB and tapu appointments, and flag inconsistencies before money is committed. For citizenship, lawyers often align POA scope, payment trail, and TTB validity so the registry file is not rejected after purchase.
Lawyers do not perform SPK valuations themselves — they verify that the right report exists, is current, and matches the rest of the dossier.
Do all foreign buyers need a valuation report in Turkey?
No. Since TKGM Genelge 2024/4 took effect on 09/12/2024, a valuation report is not required for standard foreign-buyer tapu purchases that do not involve citizenship acquisition. Mortgage and citizenship routes are separate cases where a report is still required.
When is a valuation report required?
Mainly for Turkish citizenship by investment through real estate, for mortgage bank financing, and when TKGM or another authority specifically requests one. A plain cash purchase without citizenship usually does not need a report in 2026.
Is valuation required for Turkish citizenship by investment?
Yes. Citizenship files use a GEDAŞ valuation report ordered through WebTapu, expressed as a Tutar Tespit Belgesi (TTB) that must confirm the qualifying investment amount — USD 400,000 for eligible post-2018 acquisitions.
What is GEDAŞ or TTB?
GEDAŞ Gayrimenkul Değerleme A.Ş. prepares citizenship-purpose valuation reports under TKGM’s framework. TTB (Tutar Tespit Belgesi) is the system-generated certificate showing the citizenship-qualifying investment value derived from that report via TADEBİS/WebTapu — not a separate agent document.
How long is a valuation report valid?
Reports dated before 09/12/2024 are valid for three months from issue. TTB documents from 09/12/2024 onward are valid for six months, per TKGM. Plan tapu and citizenship steps inside those windows.
How much does a valuation report cost in 2026?
SPK sets minimum tariffs annually. For 2026, a typical apartment or office up to 250 m² starts at 17,622 TL before KDV and statutory Birlik and Gayrimenkul Bilgi Merkezi payları. Larger properties and commercial assets cost more; banks may charge above the minimum.
Can the buyer choose the valuation company?
For citizenship WebTapu files, the route is GEDAŞ through the official system — not a free choice among agents. For mortgage, the bank selects the SPK-authorised firm; the buyer pays but does not appoint the expert.
Does the valuation report set the TAPU sale price?
No. TKGM states that report values are not binding for the declared sale price or tapu transfer tax base. The deed price follows DAB and legal declaration rules within emlak vergisi limits — separate from the citizenship qualifying value on TTB.
Is mortgage valuation the same as citizenship valuation?
No. Mortgage ekspertiz is bank-ordered for loan security and LTV. Citizenship valuation flows through WebTapu/GEDAŞ to TTB for nationality eligibility. One does not replace the other.
What happens if the valuation is below USD 400,000?
For citizenship, a sub-threshold TTB or report generally means the property does not qualify at that official value — even if you paid more. Pre-09/12/2024 edge cases could be referred to TKGM; post-09/12/2024 TTB files are system-checked. Do not assume overpayment fixes a low official value.
How does valuation relate to DAB?
DAB proves FX conversion for the purchase; valuation/TTB proves official market value for citizenship thresholds. For CBI, DAB amount, deed price, TTB value, and payments must each meet USD 400,000 where applicable — DAB alone is not enough.
Should a lawyer review the report?
Yes, when citizenship, large payments, or tight timelines are involved. A lawyer checks that the correct report type is ordered, validity covers your tapu date, and figures align with DAB and contract terms before you are bound to the purchase.
Maximos Real Estate · Since 2005
Explore villas, apartments and investment properties across Turkey with local guidance before, during and after purchase.
★★★★★ 4.7/5 Google Rating · 18+ Verified Reviews · Since 2005
Finding matching properties...
Please wait a moment
