Türkiye Changes Property Valuation Rules for Turkish Citizenship: What Foreign Buyers Need to Know

Short answer: Türkiye has changed an important rule for property valuation reports connected with Turkish citizenship applications. Under the updated TKGM Circular No. 2024/2, valuation reports used for assessments under the Turkish Citizenship Regulation can now be prepared by any valuation company licensed by Türkiye's Capital Markets Board (SPK). The updated rules also allow applicants to select a valuation company through the application system, either by preference or through the automatic allocation mechanism. Valuation reports used for title deed transactions are valid for 12 months.

For foreign buyers considering Alanya real estate, particularly those purchasing property as part of a Turkish citizenship investment, this is a significant procedural change. It affects who can prepare the official valuation report, how the application is made and how long the report can be used.

What Changed in Türkiye's Property Valuation Rules?

The Turkish General Directorate of Land Registry and Cadastre (TKGM) updated Circular No. 2024/2 on 28 September 2026 following a Ministry approval dated 18 September 2026.

The most important change concerns valuation reports used for assessments under the Regulation on the Implementation of the Turkish Citizenship Law.

Under the updated rules, these reports may be prepared by any valuation company licensed by the Capital Markets Board of Türkiye (SPK).

This changes the previous procedure under which valuation reports for qualifying Turkish citizenship transactions were required to be prepared by GEDAŞ Gayrimenkul Değerleme A.Ş.

Is GEDAŞ Still Mandatory for Turkish Citizenship Property Valuations?

No. Under the updated 2026 rules, GEDAŞ is no longer the only company authorised to prepare valuation reports used for Turkish citizenship-related assessments.

The updated TKGM circular states that reports required for assessments under the Turkish Citizenship Regulation may be prepared by any appropriately SPK-licensed valuation company.

This is one of the most important practical changes for foreign property investors because it broadens the pool of authorised valuation companies available for qualifying transactions.

Can the Applicant Choose the Property Valuation Company?

Yes. According to the updated circular, valuation report applications can be submitted by selecting an appropriate valuation company either through a preferred selection or through the automatic algorithm, depending on the purpose and application option.

This means the new framework provides greater flexibility in the assignment of the authorised valuation company than the previous citizenship-specific GEDAŞ structure.

How Do You Apply for a Property Valuation Report in Türkiye?

According to the updated TKGM procedure, applications for a valuation report are made through the official Web Tapu system.

For an individually owned property, the application is made by the property owner. If the property is owned by a legal entity, the application is made by the natural person authorised to represent that entity.

Where the property owner is a Turkish citizen, an application can also be made through the ALO 181 Call Centre.

After the application procedure is completed, TKGM sends information concerning the valuation fee, payment period and request number to the applicant by SMS or email.

The valuation assignment is not sent to the authorised valuation company until the required service fee has been paid.

How Long Is a Property Valuation Report Valid in Türkiye?

A valuation report used for a title deed transaction is valid for 12 months.

If the 12-month period expires before the relevant title deed transaction is completed, a new valuation report must be requested through the system before proceeding with the transaction.

This is an important practical point for international buyers because a transaction can sometimes take longer than expected due to banking, documentation, power of attorney or citizenship procedures.

Do All Foreign Property Buyers in Türkiye Need a Valuation Report?

No. A property valuation report should not be confused with a universal requirement for every foreign property purchase.

The updated circular governs valuation reports required under specific legislation and certain title deed procedures. Whether a valuation report is required depends on the purpose and legal structure of the transaction.

The new rule is particularly important for transactions in which a valuation is required for assessments connected with acquiring Turkish citizenship through property investment.

For a broader explanation of how valuations work, see our property valuation report guide for foreign buyers in Türkiye.

Why Is the Valuation Report Important for Turkish Citizenship?

A property valuation report provides an independent professional assessment of the property's market value. In citizenship-related property transactions, the valuation forms part of the official assessment of the investment.

The updated circular defines market value as the estimated amount for which a property should exchange on the valuation date between a willing buyer and willing seller in an arm's-length transaction, after proper marketing, where the parties act knowledgeably, prudently and without compulsion.

Importantly, the updated TKGM rules state that the Market Value (Piyasa Değeri) is the value used in land registry procedures for determining the property investment amount.

Market Value vs Legal-Use Market Value: What Is the Difference?

The updated valuation framework distinguishes between two important figures:

• Market Value (Piyasa Değeri): the estimated market value of the property under the valuation standards.
• Legal-Use Market Value (Yasal Kullanıma Esas Piyasa Değeri): a value that considers the legally compliant use of the property based on permits, approved projects and applicable planning rules.

Both values may appear in the valuation report, but the updated circular specifies that Market Value is the figure taken into account for land registry procedures. The Legal-Use Market Value is shown to inform the relevant parties.

This distinction can be particularly important when the actual physical condition of a property differs from its approved architectural project.

What Happens If the Property Does Not Match the Approved Project?

A valuation is not simply an estimate based on location, size and comparable sales. The valuation expert also examines the property's legal and physical characteristics.

Issues involving building permits, approved architectural plans, actual use, independent section boundaries and other legal conditions can affect the valuation.

Where there are risks that prevent a reliable valuation — for example, uncertainty concerning the boundaries of an independent unit or certain official findings affecting the property — the valuation expert may be unable to determine a Market Value or Legal-Use Market Value.

For foreign buyers, this makes the valuation report more than a price document: it can also reveal issues that deserve further investigation before the purchase is completed.

Buyers should therefore combine the valuation process with proper legal and technical checks. Our property due diligence guide for Türkiye explains the broader checks that should be considered before purchasing.

How Are Properties Under Construction Valued?

The updated rules also contain specific provisions for unfinished properties where condominium easement (kat irtifakı) has already been established.

When calculating the Market Value of a property under construction, the valuation considers the current value of comparable completed projects together with identifiable risks associated with completing the construction.

The report must also explain the current stage and status of construction.

If an unfinished development is abandoned or there is a material risk that construction will not continue, the valuation expert may decline to determine a value and record the relevant value field as not calculated.

This is particularly relevant for foreign buyers considering off-plan developments. For more information, see our guide to buying off-plan property in Alanya.

Does a Valuation Report Guarantee That a Property Is Safe to Buy?

No. A valuation report and a complete property due diligence process serve different purposes.

A valuation report primarily determines the property's value according to the applicable valuation standards and records relevant legal and physical characteristics.

It does not replace a comprehensive examination of ownership, mortgages, liens, annotations, approved projects, permits, contractual obligations or other legal risks.

Foreign buyers should therefore avoid treating a high valuation as proof that a property is legally risk-free.

What Does the New Rule Mean for Foreign Buyers in Alanya?

Alanya has a substantial international property market, and citizenship-related transactions form a specialised segment of that market.

For buyers examining property for sale in Alanya for Turkish citizenship purposes, the new rule provides more flexibility in obtaining the required valuation because the report is no longer restricted to a single designated valuation company.

However, choosing an authorised valuation company does not mean that the buyer can determine the valuation result. The valuation must remain independent and comply with the applicable standards.

Anyone planning to buy an apartment in Alanya for residence or citizenship purposes should determine the legal purpose of the transaction before starting the valuation and title deed procedures.

For the broader citizenship and residence framework, see our guide to buying property in Türkiye for residence permit and Turkish citizenship purposes.

Does Choosing the Valuation Company Mean You Can Choose the Property Value?

No. The ability to select an SPK-licensed valuation company should not be interpreted as the ability to select or negotiate the official valuation amount.

The valuation company and valuation expert remain responsible for producing an independent and impartial valuation in accordance with the applicable legislation and valuation standards.

The property's characteristics, legal status, actual condition, comparable market evidence and other relevant factors determine the valuation result.

Does the New Rule Change the Turkish Citizenship Investment Threshold?

No. The September 2026 update discussed here changes the property valuation procedure; it does not itself change the statutory investment threshold for acquiring Turkish citizenship through real estate.

The purpose of this particular amendment is primarily to change who may prepare the valuation report and to update the procedures and technical rules governing property valuations.

Foreign investors should therefore distinguish between the valuation procedure and the separate legal requirements governing eligibility for Turkish citizenship.

What Should Foreign Buyers Do Before Requesting a Valuation?

• Determine whether the transaction legally requires a valuation report.
• Clarify whether the purchase is connected with a Turkish citizenship application.
• Check the property's title deed and approved project information before proceeding.
• Use the official application procedure for the valuation request.
• Ensure that the selected valuation company is appropriately SPK-licensed.
• Remember that reports used for title deed transactions have a 12-month validity period.
• Do not treat the valuation report as a substitute for legal due diligence.

Buyers who want to understand the overall transaction can also read our step-by-step guide to buying property in Alanya.

Frequently Asked Questions

Who can prepare a property valuation report for Turkish citizenship in Türkiye?

Under the updated TKGM Circular No. 2024/2, valuation reports used for assessments under the Turkish Citizenship Regulation can be prepared by any appropriately licensed valuation company authorised by Türkiye's Capital Markets Board (SPK).

Is GEDAŞ still mandatory for Turkish citizenship valuation reports?

No. The updated 2026 framework removes the previous requirement that citizenship-related valuation reports be prepared exclusively by GEDAŞ.

Can I choose the valuation company?

Yes. The updated procedure provides for applications in which an appropriate valuation company may be selected through a preferred option or through the automatic algorithm, depending on the application type and purpose.

How long is a Turkish property valuation report valid?

A valuation report used for a title deed transaction is valid for 12 months. If this period expires, a new report must be requested before the title deed transaction.

Where is the valuation report application made?

The updated TKGM circular states that valuation applications are made through the official Web Tapu system. Turkish citizen property owners may also use the ALO 181 Call Centre.

Which value is used in the title deed procedure?

The updated rules state that the property's Market Value (Piyasa Değeri) is used for land registry procedures. The Legal-Use Market Value is also shown in the report for informational purposes.

Does choosing a valuation company allow the buyer to influence the valuation?

No. The valuation must still be independent and impartial and must comply with the applicable valuation standards and legislation.

Does the new valuation rule change the citizenship investment amount?

No. The September 2026 change covered in this article concerns the valuation process and authorised valuation companies. It does not itself change the statutory real estate investment threshold for Turkish citizenship.

Final Thoughts

Türkiye's September 2026 update represents an important procedural change for foreign property investors, particularly those purchasing real estate as part of a Turkish citizenship application.

The central change is clear: valuation reports used for citizenship-related assessments can now be prepared by any appropriately SPK-licensed valuation company rather than being restricted to GEDAŞ.

The updated rules also provide a mechanism for selecting the valuation company, establish a 12-month validity period for reports used in title deed transactions and clarify how Market Value and Legal-Use Market Value are treated.

For international buyers considering Alanya real estate, the change may make the valuation process more flexible, but the fundamental principle remains unchanged: the official valuation must be independent, technically supported and compliant with Turkish regulations.

Last updated: 29 September 2026. This article reflects the TKGM Circular No. 2024/2 as updated on 28 September 2026. Property and citizenship procedures can change; the rules applicable on the transaction date should always be checked before proceeding.