Turkey Changes Property Valuation Rules for Citizenship

Turkey has ended GEDAŞ's monopoly on property valuations for citizenship applications. Since September 28, 2026, foreign investors have been able to choose an authorized appraisal firm themselves. The changes also affect the validity periods of the documents, according to the General Directorate of Land Registry and Cadastre (TKGM).

Why GEDAŞ's Monopoly Was Abolished

From March 2024, GEDAŞ, a company affiliated with the state housing agency TOKİ, was the only provider allowed to value property for Turkish citizenship applications. The restriction was introduced to establish consistent valuation rules and prevent discrepancies between reports. Investors could not use another firm, even if it held all the necessary authorizations.

In September 2026, the authorities abandoned this arrangement by revising Circular No. 2024/2. Valuation reports may now be prepared by companies authorized by Turkey's Capital Markets Board (SPK) and registered with the Turkish Appraisers Association (TDUB). They must also use TADEBİS, the government system through which appraisal results are processed and transmitted.

Buyers can select an appraisal firm themselves or have one assigned automatically through the digital service. GEDAŞ may continue operating in the market but is no longer the exclusive provider. Requirements for appraisal reports and state oversight remain in force, so changing providers does not allow an arbitrary property value to be declared.

How the Valuation Process Works Now

Applications for property valuation are submitted through the government's Web Tapu service. Buyers provide details of the property and either choose an authorized firm or request automatic assignment. The system sends payment information, and once paid, the order is forwarded to appraisers through TADEBİS.

Specialists review documents, floor plans, floor area and prices for comparable apartments or houses. For buildings under construction, they also check the progress of work and compliance with the approved plans. The findings are sent electronically to the land registry, without applicants having to submit paper reports.

Following the appraisal, a TTB document is issued to confirm the investment value for obtaining Turkish citizenship. Authorities compare the verified amount with the price in the sale contract and bank transfers. All information is exchanged electronically between government systems.

The documents for registering a transaction may now be submitted within 12 months of the TTB being issued, up from six months. If this period expires before an application is filed with the land registry, the valuation will need to be renewed. The extension gives buyers more time to arrange payments and prepare paperwork, particularly when a transaction is delayed.

The cost of property valuation is determined by an approved minimum fee schedule rather than unrestricted quotes from appraisal firms. In 2026, the basic charge for an apartment of up to 149 sq m is TRY 16,500 (approximately $333 at the October 21, 2026 exchange rate). Additional fees depend on the property, so allowing more providers does not guarantee lower costs.

Separate amendments concern real estate transactions in Turkey involving properties sold by GYO investment companies. For sales intended to qualify for citizenship, these firms must use an appraisal report published on the KAP corporate disclosure platform or obtain a new valuation under the general rules. Such transactions are subject to additional checks, while exemptions for government organizations remain in place.

Which Turkish Citizenship Requirements Remain Unchanged

The minimum real estate investment required for Turkish citizenship remains $400,000. The property must meet the program's requirements, and a three-year restriction on its sale is recorded in the land registry. Buying property does not guarantee a passport: the competent authorities make the final decision after reviewing the documents.

Several amounts are important when verifying the investment: the price in the sale contract, bank transfers and the value stated in the TTB. Each must meet the applicable requirements, so simply agreeing with the seller on a price above market value is not enough. Discrepancies may prompt requests for clarification and delay the application.

Before a purchase, investors should verify ownership, building permits and the property's land registry records. Particular care is needed with developments under construction, unauthorized alterations and differences in floor area, which can affect the valuation. Even an official appraisal cannot replace checks on the property's legal status and the seller's reliability.

Implications for Foreign Investors

Svetlana Ozgen, head of DenizInvest, noted that the main benefit of the new rules for buyers is the ability to choose an appraiser. “A wider choice of providers may shorten the process, but it is too early to say that valuations will definitely become faster or cheaper,” the expert explained. “Government oversight remains in place: reports may be returned for revision or a second valuation may be required.” Before buying, investors still need to check the property's documents and actual market value.

Analysts at International Investment note that the freedom to choose an appraiser does not mean looser oversight of citizenship by investment. Authorities are reviewing previously completed transactions, including whether the declared property values were accurate. More than 6,000 foreign nationals have already lost their Turkish passports. Meanwhile, foreign demand for real estate in Turkey is declining. According to TÜİK, 67,490 transactions were registered in 2022, compared with only 21,534 in 2025 — a decline of more than threefold.

The decline in property sales in Turkey continued in 2026: foreign buyers purchased 15,308 properties in the first nine months, down 4.3% from the same period of 2025. The main factors include tighter requirements, inflation and low property yields in dollar terms. Allowing buyers to choose an appraiser makes the paperwork easier but does not change the financial appeal of these investments.

FAQ — Questions and Answers

Who can now choose a property appraisal firm in Turkey?

Since September 28, 2026, foreign investors have been able to select a firm authorized by SPK, registered with TDUB and connected to TADEBİS. GEDAŞ is no longer the mandatory provider. The government continues to verify property valuations.

How do you order a property appraisal for Turkish citizenship?

An application is submitted through the government's Web Tapu service. The buyer enters the property details and either chooses a company or requests automatic assignment. Once payment is made, the order goes to appraisers via TADEBİS, and the report is sent electronically to the land registry.

How much must you invest in real estate to obtain Turkish citizenship?

The minimum investment is $400,000. The property must meet the program's requirements and cannot be sold for three years. The competent authorities make the final decision on granting citizenship.

What is TTB, and how long is it valid?

TTB confirms the investment value used for a citizenship application. The amount is checked against the purchase agreement and bank payments. Documents for registering the transaction must be submitted within 12 months of the TTB being issued, rather than the previous six.

How much does a property appraisal cost in Turkey in 2026?

For an apartment of up to 149 sq m, the basic fee is TRY 16,500 (approximately $333 at the October 21, 2026 exchange rate). Additional charges may apply depending on the property. Ending the monopoly does not automatically reduce the cost of the service.

How is property value checked for Turkish citizenship?

Appraisers review the property's characteristics, documentation and market prices, while government authorities oversee the results. An unsubstantiated higher contract price does not establish compliance with the minimum investment threshold. Irregularities may trigger further checks and rejection of the application.

On what grounds can Turkish citizenship obtained through real estate be revoked?

Turkish authorities are reviewing previously approved investment transactions. Violations involving property valuation or other program requirements may lead to revocation of citizenship. It is important to verify documents and the property's actual market value before buying.