Turkey Real Estate Appraisal Guide 2026: Key Changes and What Investors Need to Know

Real Estate Valuation in Turkey 2026: Key Changes and What Investors Need to Know

If you are planning to purchase property in Turkey during 2026, real estate valuation is not merely a formal procedure. It helps estimate the property's market value, compare the asking price with similar properties, and review certain technical and legal information related to the property.

Valuation becomes particularly important when purchasing property as part of an application for Turkish citizenship through real estate investment, as the property's value and the way the transaction is registered are among the factors relevant to eligibility.

On September 29, 2026, the Turkish General Directorate of Land Registry and Cadastre (TKGM) published an official update concerning the procedures and principles for valuation reports used in foreigners' acquisition of real estate and certain other transactions, through an update to Circular No. 2024/2. The updated official text should be consulted when carrying out any transaction after this date.

It is important to emphasize that this procedural update does not, by itself, change the minimum real estate investment required for Turkish citizenship, which is USD 400,000 or its equivalent, subject to the requirement not to sell the property for three years under the official rules.

What Is Real Estate Valuation in Turkey?

Real estate valuation is a professional report that estimates the market value of a specific property on a specific date, based on a range of factors, including the property's location, size, technical and legal condition, market data, and comparable properties.

A valuation report does not mean that the buyer or seller can determine whatever value they wish. The valuation is expected to be carried out independently and in accordance with applicable professional standards and procedures.

If you are at the planning stage of your purchase, you can browse properties for sale in Turkey and compare your options before moving on to the valuation and due-diligence stage.

Market Value

This is the estimated value at which a property could be sold between a willing seller and a willing buyer, without coercion and following appropriate marketing, according to the valuation methodology used.

Legal Use of the Property

The valuation and property due diligence take into consideration the permitted use of the property according to the relevant plans, licenses, and documents.

Value Used in Land Registry Transactions

A distinction must be made between the price agreed upon by the buyer and seller and the values used for registration and fee purposes. An artificial or inaccurate value should not be registered for the purpose of obtaining a tax or procedural benefit.

What Is New in Real Estate Valuation in Turkey as of September 29, 2026?

Update to Circular No. 2024/2

On September 29, 2026, TKGM published an official announcement titled:

"Yabancıların Taşınmaz Edinimlerinde ve Bazı İşlemlerde Kullanılacak Değerleme Raporlarına İlişkin Usul ve Esaslar"

In English: Procedures and Principles Regarding Valuation Reports to Be Used in Foreigners' Acquisition of Real Estate and Certain Other Transactions.

Why Does This Update Matter to Foreign Investors?

Because a valuation report may form part of the procedures related to foreigners' acquisition of real estate, and its importance increases when the real estate investment is connected to the Turkish citizenship process.

However, the circular update should not be interpreted as a change to the investment amount required for citizenship. The government source concerning real estate ownership and citizenship continues to set the threshold at USD 400,000 or more, with a three-year restriction on selling the property.

Does the Update Mean That Investors Can Choose the Valuation Amount?

No.

Choosing a company or following a specific submission procedure does not mean that the investor can choose the valuation result. The value stated in the report should reflect professional analysis and available data, rather than the value the investor wishes to obtain.

Does Every Foreigner Need a Real Estate Valuation Report?

Not necessarily.

Real estate valuation should not be treated as a single procedure that applies in exactly the same way to every transaction involving every foreign buyer.

Requirements may vary depending on:

• The buyer's nationality.

• The type of transaction.

• The nature of the property.

• The purpose of the purchase.

• The registration method.

• The existence of bank financing.

• Whether the investment is connected to an application for Turkish citizenship.

Therefore, the requirements applicable to the specific transaction should be verified before starting the procedures.

When the property forms part of a citizenship application, valuation should be treated as an important component of the application file, while recognizing that it does not replace a complete legal due diligence review of the property.

Why Does Real Estate Valuation Matter When Buying Property in Turkey?

Real estate valuation provides several practical benefits for investors:

1. Comparing the Price with Market Value

The report helps determine whether the asking price is reasonably consistent with the estimated value and comparable properties.

2. Reviewing Data Consistency

The valuation data can be compared with the property listing, sales contract, title deed, and project information.

3. Supporting the Investment File

When the purpose is Turkish citizenship, documenting the property's value becomes an important part of structuring the application, alongside the other official requirements.

4. Reducing the Risk of Purchasing at an Unsuitable Price

A significant difference between the asking price and the estimated market value deserves careful consideration before completing the transaction.

How Is Real Estate Valuation Carried Out in Turkey?

Step One: Determine the Purpose of the Valuation

Before submitting the application, the purpose of the transaction should be determined, such as:

• Purchasing a property.

• Bank financing.

• A transaction at the Land Registry.

• An investment connected to a Turkish citizenship application.

Requirements and procedures may vary depending on the purpose of the valuation.

Step Two: Prepare the Property Information

The basic information reviewed may include:

• City, district, and neighborhood.

• Plot number.

• Independent unit number.

• Size.

• Floor.

• Building age.

• Occupancy status.

• Facilities.

• Relevant licenses and project information.

• Data registered with the competent authorities.

Step Three: Submit the Valuation Application

The application is submitted through the official channel or system specified for the relevant procedure, in accordance with the applicable rules.

The application number, payment receipt, and documents related to the valuation should be retained.

Step Four: Property Inspection and Analysis

The expert reviews the property and available information and may use a methodology appropriate to the nature of the property, such as:

• Sales comparison approach.

• Income approach.

• Cost approach.

The buyer or intermediary should not direct the expert toward a target value.

Step Five: Review the Report

Before completing the transaction, it is important to review:

• Owner's name.

• Property description.

• Property location.

• Size.

• Market value.

• Remarks.

• Report date.

• Relevant restrictions.

• Consistency of the information with the property and supporting documents.

Step Six: Match the Report with the Other Documents

The report data should be compared with:

• Sales contract.

• Title deed information.

• Bank transfers.

• Project information.

• Transaction value.

• Investment conditions, if the purpose is Turkish citizenship.

Comparison of Key Figures and Documents

Requirements for Foreigners Buying Property in Turkey

The required documents vary depending on the transaction. However, the Turkish Investment Office lists among the requirements related to Land Registry procedures:

• Property registration or basic property information.

• Passport or identity document.

• Translation and certification when required.

• Representation document or power of attorney if the transaction is carried out through a representative.

• Current market value document issued by the relevant municipality.

• Compulsory earthquake insurance for buildings.

• Sworn interpreter when one of the parties does not speak Turkish.

The existence of mortgages, attachments, or restrictions that could affect the sale should also be checked before starting the registration procedures. The Parsel Sorgu platform provides access to certain basic property information, while the owner's personal data is not publicly available.

Turkish Citizenship Through Real Estate Investment: Key Requirements

According to current government information, eligible foreigners may apply for Turkish citizenship through real estate investment when purchasing one or more properties with a value of at least:

USD 400,000

or its equivalent, with a commitment not to sell the property for three years in accordance with the official conditions and procedures.

You can find more comprehensive information in our guide to Turkish citizenship through real estate investment in 2026.

Investors can also explore properties suitable for obtaining Turkish citizenship before making a purchase decision.

Important: Meeting the investment amount alone does not guarantee Turkish citizenship, as additional requirements and procedures must also be fulfilled.

What Does a Valuation Report Not Prove?

A valuation report alone does not guarantee Turkish citizenship.

Investor eligibility also depends on other factors, including:

• Investor identity.

• Source of funds.

• Method of transferring the funds.

• Validity of the documents.

• Restrictions registered against the property.

• Fulfillment of the investment conditions.

• Land Registry procedures.

• Administrative and security requirements.

• Completion of the citizenship application file.

It should also not be assumed that all additional costs associated with purchasing the property are included in the required investment amount.

Costs to Include in Your Budget

When preparing a budget, the property price alone should not be considered. Depending on the transaction, the total cost may include:

• Property purchase price.

• Title deed transfer fees and related charges according to the applicable rules.

• Valuation cost.

• Translation, certification, and notary fees.

• Legal and attorney fees, if professional legal services are used.

• Earthquake insurance.

• Management and maintenance fees.

• Relevant property taxes.

• Financing or bank transfer costs, if applicable.

The final cost may vary depending on the number of properties, their location, the number of family members, the purchase method, and the services required.

Therefore, relying on a fixed total figure is not recommended without preparing a transaction-specific cost breakdown.

Checklist Before Paying a Deposit

Before paying a deposit or making a final purchase commitment, verify:

• Is the seller the registered owner or does the seller have a valid legal power of attorney?

• Are there any mortgages, attachments, or restrictions on the property?

• Do the unit number, size, and permitted use match across the listing, title deed, and project documents?

• Was the valuation issued in accordance with the applicable procedure?

• Is the report recent and valid for the specific transaction?

• Is the bank transfer traceable?

• Is the property actually eligible for the intended citizenship purpose?

• Has the sales contract been reviewed by an independent lawyer?

• Do all documents and data match before registration?

Buying Property Through a Power of Attorney

If the investor is outside Turkey or unable to attend all procedures personally, a power of attorney may form part of the transaction structure.

Government information indicates that a power of attorney used in real estate acquisition procedures must satisfy the applicable requirements and include the powers related to the procedure to be carried out, with additional requirements when the power of attorney is issued outside Turkey.

Therefore, it is important not to use a general power of attorney without reviewing the scope of its powers and confirming that it is appropriate for the specific transaction.

For more information, you can read our guide on power of attorney when buying property in Turkey.

Property Management After Purchase

If the investor lives outside Turkey, the challenge does not end once ownership is registered.

The owner may require services related to:

• Renting out the property.

• Managing tenants.

• Collecting rent.

• Following up on maintenance.

• Paying certain obligations.

• Managing the property while the owner is away.

You can learn more about our property management services in Turkey.

Common Mistakes When Buying Property in Turkey

Relying on the Listing Price

The listing price is not a valuation report and does not necessarily represent the property's actual market value.

Choosing a Valuation Based on the Expected Figure

A professional valuation should be independent and should not be intended to reach a predetermined figure.

Confusing Residency with Citizenship

Purchasing property may be connected to a residency pathway under the applicable conditions, but it does not automatically result in Turkish citizenship.

Registering an Inaccurate Value

Registering an inaccurate value or providing incorrect information may create legal and tax risks and may affect transactions related to the investment.

Ignoring Property Restrictions

The existence of a mortgage, attachment, or restriction can affect the sale. Therefore, the property's records should be checked before beginning the registration procedures.

Conclusion

Real estate valuation in Turkey is an important step for foreign investors, particularly when purchasing property for investment purposes or when the property forms part of a Turkish citizenship application.

The subject has gained additional importance following the official update published by TKGM on September 29, 2026, concerning the procedures and principles for valuation reports used in foreigners' acquisition of real estate and certain other transactions. Therefore, the updated version of the relevant circular and official procedures should be used when carrying out a transaction.

At the same time, this update did not, by itself, change the official real estate investment threshold for Turkish citizenship, which remains USD 400,000 or its equivalent, with a three-year restriction on selling the property under the official conditions.

Therefore, before paying a deposit, it is advisable to combine real estate valuation, legal due diligence, verification of ownership and restrictions, contract review, verification of the method of transferring funds, and confirmation that all transaction requirements are satisfied.

Are You Planning to Buy Property in Turkey?

The Luxury Signature Real Estate team can help you explore available properties, review suitable investment options, and coordinate the necessary steps with legal professionals when required.

Contact Luxury Signature to discuss your real estate options in Turkey.

Official Sources

• Turkish General Directorate of Land Registry and Cadastre (TKGM) — September 29, 2026 Update: Official TKGM Update on Valuation Reports

• Investment Office of the Presidency of the Republic of Türkiye — Property Acquisition and Citizenship: Invest in Türkiye – Acquiring Property and Citizenship

• TKGM — Legislation System: TKGM Mevzuat

The information contained in this article is general in nature and is based on official sources available at the time the content was prepared. Requirements and procedures should be verified with the relevant authorities or an independent legal adviser before making any decision or carrying out any transaction.