If you are a foreign national buying property in Turkey, you cannot complete the title deed transfer without the property valuation report Turkey authorities now require by law. It is an official appraisal, prepared by a licensed company, that states the fair market value of the property you are buying. This report has been mandatory for every sale involving a foreign buyer since 2019.
This guide explains what the report covers, who prepares it, what it costs, how long it stays valid, and the mistakes that most often delay a transfer. We advise foreign buyers on this step every week from our office in Istanbul.
What Is a Property Valuation Report in Turkey?
A property valuation report is an official document that states the fair market value of a property. It is prepared by an appraiser licensed by the Capital Markets Board of Turkey (Sermaye Piyasasi Kurulu, known as the SPK). In Turkish it is called a gayrimenkul degerleme raporu, and buyers sometimes refer to it as an expertise or expertiz report.
The report sets out what the property is genuinely worth on the open market, based on its size, location, condition and comparable sales nearby.
For foreign buyers, the report is not optional. The General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Mudurlugu) requires a valid report before it will register a title deed transfer to a foreign national. The appraisal is uploaded directly into the land registry system, so the officer handling your transfer can see it. A real estate appraisal report Turkey accepts must come from a licensed firm; an estate agent’s estimate or a private opinion of value does not qualify.
When Is a Property Valuation Report Turkey Required?
The property valuation report Turkey requires applies to every purchase that involves a foreign buyer, and it has done so since 2019. Whether you are buying a flat in Istanbul, a villa on the Aegean coast or a commercial unit, the report belongs in the file before the title deed can change hands.
Two situations bring the property valuation report requirements into focus. The first is an ordinary purchase, where the report confirms you are paying a reasonable price and protects the accuracy of the land registry’s records. The second is a Turkish citizenship by investment application, where the appraised value must reach the qualifying threshold.
| Scenario | Why the report matters | Value that counts |
|---|---|---|
| Ordinary purchase | Confirms a fair price and protects the land registry record | Market value for the transfer |
| Citizenship by investment | Proves the property meets the investment threshold | Appraised value, not the price paid |
That threshold is $400,000 as of the time this article is written, and the valuation report is the document the authorities use to confirm the property meets it. The figure is measured in US dollars, so the authorities convert the appraised value using the Central Bank of Turkey (Turkiye Cumhuriyet Merkez Bankasi) exchange rate on the transaction date. If the appraised value falls short, the application can stall even when the price you paid was higher.
Who Prepares the Report: SPK Licensed Valuation Companies
Only an SPK licensed valuation company can prepare a report the land registry will accept. These firms and their individual appraisers are authorised by the Capital Markets Board, and reputable companies appear on the regulator’s own registers. Using an SPK licensed valuation company is what makes the report official rather than an informal estimate.
You do not have to find one yourself. In practice, your advisor or the developer often arranges the appraisal, but confirm the company is properly licensed before any money changes hands. The property valuation report requirements are strict here: a report from an unlicensed party will be rejected, and you will have to start again.
What the Valuation Report Contains
A real estate appraisal report Turkey recognises is usually a detailed document of twenty pages or more. It will normally include the following:
- Property identification. The parcel, block and title deed details that tie the report to a specific property.
- Physical description. Floor area, layout, age, construction quality and condition.
- Legal status. The type of title, occupancy permit information, and any encumbrances or annotations on the record.
- Photographs. Interior and exterior images taken during the inspection.
- Location analysis. The neighbourhood, transport links and local market conditions.
- Comparable sales. Recent transactions used to support the value.
- Final market value. A single figure, stated in Turkish lira and often in a foreign currency for reference.
- Appraiser and licence details. The company, the individual appraiser, and the report date and validity.
How to Get a Property Valuation Report in Turkey
Getting the report is straightforward once you know the sequence. Here is how to get a property valuation report in Turkey, step by step:
- Engage an SPK licensed valuation company, either directly or through your advisor.
- Provide the property details and documents, including the title deed information and, for a new build, the project paperwork.
- Let the appraiser inspect the property and the surrounding area in person.
- Wait for the company to prepare the report and upload it to the land registry system, where it receives a report number.
- Present the report as part of your file at the land registry (Tapu) office on the day of the transfer.
Whether the appraised value will support your specific goal, an ordinary purchase or a citizenship file, depends on the property and the price you agree. Our advisors can assess it in a short consultation.
Timeline and Validity of the Report
A property valuation report is usually ready within around two to five business days once the appraiser has inspected the property. The report is valid for three months from its date, as of the time this article is written. If your transfer does not complete within that window, the report expires and you need a new one.
In our experience advising foreign buyers, the most common reason a title transfer is delayed at the land registry is a valuation report that was ordered too early and quietly expired before the appointment. Time the appraisal so it sits comfortably inside the three-month window, yet close enough to the transfer date. That saves a second fee and a second wait.
How Much Does a Property Valuation Report Turkey Cost?
A property valuation report in Turkey usually costs several thousand Turkish lira, and the buyer pays it in almost every case, as of the time this article is written. The exact figure depends on the property type, value and location, and it has risen with inflation. Treat any figure as indicative and confirm the current price with the valuation company, because these fees change often.
The appraisal fee is separate from the official title deed charge, the annual property tax and any agent commission. Budget for it as one of several closing costs, not as an afterthought at the counter.
Common Mistakes Foreign Buyers Make
A few avoidable errors cause most of the delays we see:
- Ordering the report too late. Leaving the appraisal until the last moment can push your transfer past a deadline. The fix is to plan it into your timeline early.
- Using an unlicensed appraiser. A report from a company that is not SPK licensed will be rejected. Confirm the licence before you pay.
- Assuming the value equals your price. The appraised figure can be lower than the price you agreed. For citizenship applicants this matters, because the valuation, not the contract, confirms the threshold.
- Forgetting the three-month validity. An expired report means paying for a new one. Track the date from the day it is issued.
- Ignoring a gap in the numbers. A large difference between the valuation and the sale price is worth understanding before you sign, not after.
In our experience advising clients at Gordion Partners, buyers who treat the valuation as a formality are the ones most surprised when a low appraisal threatens a citizenship threshold or delays a straightforward purchase.
The Bottom Line for Foreign Buyers
The property valuation report Turkey requires is a protection as much as a rule. It confirms you are paying a fair price and keeps your title transfer, and any citizenship claim, on solid ground. Once you understand how to get a property valuation report in Turkey and you use a licensed company, the step is quick and predictable. Order it from an SPK licensed valuation company, watch the three-month clock, and check the appraised value against your goal before you sign.
Considering Turkish Citizenship or Moving to Turkey?
Gordion Partners is an Istanbul-based advisory firm that has helped foreigners with Turkish citizenship by investment, residence and work permits, and property purchases since 2020. To discuss your own situation, reach us by phone or WhatsApp at +90 533 140 04 96, by email at [email protected], or visit us at Merkez Mahallesi Hasat Sokak No:12A, 34384 Sisli, Istanbul. Contact us for more information.
Frequently Asked Questions
Do foreign buyers always need a property valuation report in Turkey?
Yes. A property valuation report is mandatory for every property purchase that involves a foreign buyer, and has been since 2019. The land registry will not complete the title deed transfer without a valid report from a licensed company.
How much does a property valuation report Turkey cost?
A property valuation report usually costs several thousand Turkish lira, paid by the buyer, as of the time this article is written. The exact fee depends on the property and rises with inflation, so confirm the current price with the valuation company.
How long is the valuation report valid?
The report is valid for three months from the date it is issued. If the title transfer is not completed within that period, you will need a fresh report before the land registry proceeds.
Who prepares the report?
An SPK licensed valuation company prepares the report. Only appraisers authorised by the Capital Markets Board of Turkey can produce a document the land registry will accept.
Does the valuation report affect a Turkish citizenship application?
Yes. For citizenship by investment, the appraised value must reach the qualifying threshold, which is $400,000 as of the time this article is written. The authorities rely on the valuation report to confirm the property meets it.
How long does it take to get the report?
A report is usually ready within around two to five business days after the appraiser inspects the property. Timing it close to your transfer date helps you avoid the three-month validity running out.
Can I use any appraiser for the report?
No. The appraiser must work for an SPK licensed valuation company. An estate agent’s estimate or a private opinion of value does not qualify and will be rejected.
About Gordion Partners
Gordion Partners is an Istanbul-based advisory firm specialising in immigration and real estate services for foreigners in Turkey. Since 2020, our advisors have guided international clients through Turkish citizenship by investment, residence and work permits, and property purchases, working in English, French, Turkish, Russian and Chinese. The firm is led by Burak Unal, an investment advisor and registered real estate broker in Turkey (Tasinmaz Ticareti Bilgi Sistemi, registration no. 3408704), who holds an MSc in Finance from the London School of Economics and a BBA from Bogazici University. We focus on clear, responsive and professional guidance at every step.
Disclaimer: This article is for general informational purposes only and you are strongly advised to consult a professional to evaluate your personal situation. No liability is accepted that may arise from the use of the information in this article.
