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Turkey has changed who can prepare the Turkish citizenship valuation report for real estate investors. On 28 September 2026, the Land Registry and Cadastre Directorate (TKGM) updated its Circular 2024/2. Applicants are no longer tied to a single valuation company. This article explains what changed, what stays the same, and what is still unconfirmed.
The update matters to anyone buying property for citizenship in 2026. The valuation report decides whether your purchase meets the USD 400,000 threshold. A smoother, more competitive process can save time. But the new rules also put more responsibility on the company you choose.
What Changed in the Turkish Citizenship Valuation Report Rules
Under the previous practice, the Amount Determination Certificate (Tutar Tespit Belgesi) relied on a report from GEDAŞ. In practice, foreign buyers had to use one company for citizenship valuations.
The update is based on a Ministry of Environment, Urbanisation and Climate Change approval dated 18 September 2026. Under the revised circular, any valuation company licensed by the Capital Markets Board (SPK) can now prepare the report. The company must also be an active member of the Association of Turkish Valuation Experts (TDUB). It must be connected to the Real Estate Valuation Information System (TADEBİS).
Applicants can pick a preferred company on Web Tapu. They can also let an automatic algorithm assign one.
Key Points of the Updated Circular
- Wider choice: any SPK-licensed, TDUB-registered company in TADEBİS can prepare the report.
- 12-month validity: reports used for title deed transactions are valid for 12 months.
- Registry changes: a new report is required if the title changes in a way that affects value. Examples include a change of property type, a new easement, or a military zone annotation.
- Stricter report content: at least three signatures, three photos including one interior, and a comparison of the approved plan with the site.
- Market value is the basis: title deed transactions use the market value stated in the report.
- Liability sits with the valuer: TKGM only checks the report’s form. The valuation company and its signing staff are responsible for its accuracy.
- Control reports: TKGM’s valuation department can request a control report or a revision if it doubts a value.
How to Get a Citizenship Valuation Report Under the New Rules
The application now follows these steps.
Apply on Web Tapu
The property owner, or an authorised company representative, applies through the Web Tapu portal.
Choose the valuation company
Select a preferred SPK-licensed company, or let the system assign one automatically.
Pay the service fee
TKGM sends the fee, payment deadline, and request number by SMS or email. No company is assigned until you pay.
Allow the site inspection
The assigned valuer inspects the property, takes photos, and compares it with the approved plan.
Receive the e-signed report
The report is e-signed and sent to the land registry system. You can view it on Web Tapu.
Use it within 12 months
Use the report for your title deed and citizenship file within 12 months, unless the registry record changes first.
Rules for Off-Plan and Under-Construction Property
The circular also sets clear time limits for unfinished buildings. Off-plan buyers should check the building permit date before they commit.
- Permit less than two years old and work not started: a value can be given.
- Permit two to five years old: a value can be given if photos show the construction stage.
- Permit over two years old and work not started: no value, because the permit must be renewed.
- Permit over five years old and still under construction: no value until the permit is renewed.
- Abandoned projects, or projects at risk of not finishing: the report states “not calculated”.
Reported Changes Still Awaiting Confirmation
Industry commentary on the update also mentions three further changes. These are a 25% system addition to the reported value, new valuation rules for properties owned by real estate investment companies (GYO), and a larger supervisory role for GABİM.
For example, one interpretation says a USD 400,000 report value would become a USD 500,000 reference value. However, these points do not appear in the published text of the updated circular we reviewed. Treat them as unconfirmed until official guidance is issued. We will update this article when it is.
What This Means for Investors
- More choice may bring faster turnaround and more competitive fees.
- Choose a reputable company, because the valuer now carries the liability.
- Do not rely on an inflated value. TKGM can still order a control report.
- Check permit dates carefully on off-plan citizenship properties.
- The USD 400,000 minimum investment for citizenship remains unchanged.
Frequently Asked Questions
Is GEDAŞ still required for the Turkish citizenship valuation report?
No. Since the 28 September 2026 update, any SPK-licensed valuation company that is an active TDUB member and connected to TADEBİS can prepare it.
How long is a Turkish citizenship valuation report valid?
Reports used for title deed transactions are valid for 12 months. A new report is needed sooner if the registry record changes in a way that affects value.
Who chooses the valuation company?
The applicant can choose a preferred company on Web Tapu or let the system assign one automatically.
Does the system add 25% to the Turkish citizenship valuation report?
This has been reported in industry commentary, but it is not in the published circular text. Confirm with an adviser before relying on it.
Has the minimum investment for citizenship changed?
No. The USD 400,000 real estate threshold is unchanged by this update.
Plan Your Citizenship Purchase With Confidence
A reliable Turkish citizenship valuation report is now easier to obtain, but choosing the right valuer matters more than ever. Sun & Sands helps investors select qualified valuers and prepare complete citizenship files. Read our guides to Turkish citizenship by investment and the property valuation report in Turkey. For official information, visit the Turkish Land Registry (TKGM) and Invest in Türkiye. Contact Sun & Sands today for a free consultation.
