A valuation report assesses a property at a stated date and for a defined purpose. Requirements differ by transaction and authority; it is not required for every title transfer merely because it concerns real estate. In the citizenship process, distinguish the valuation report from the Tutar Tespit Belgesi (TTB) and follow current TKGM instructions rather than a universal three-month/six-month rule.
Real estate valuation plays a key role in property purchases in Türkiye, especially for foreign investors who want to apply for residence or citizenship.
A Real Estate Valuation Report, called Taşınmaz Değerleme Raporu in Turkish, gives a full analysis of the property's market value, legal status, and other important features. These reports are prepared for a defined purpose by appropriately authorised professionals. Whether one is required, and who may prepare it, depends on the transaction and the receiving authority; not every title transfer requires the same report.
The main aim of a valuation report is to determine the true market value of a property through an impartial and standardized method. It ensures that buyers, sellers, banks, and government authorities have a transparent, objective view of the property's worth.
It is used for:
Citizenship by investment applications
Title deed registration
Real estate financing and mortgages
Legal disputes and asset declarations
The valuation process begins with gathering legal data from official institutions (like the Land Registry or Municipality). This includes:
Title deed details
Zoning and planning status
Construction permits
After the documentation phase, the valuation expert visits the property for physical inspection. During this visit, the property is compared with similar listings or transactions in the same area. The expert examines:
Property location
View and surroundings
Construction quality
Floor plans and number of units
Heating system and other utilities
Accessibility and neighborhood infrastructure
All these inputs are analyzed to estimate the most realistic market value of the property. Investors who want to verify the registry data themselves can check official details using TKGM's parcel inquiry system before commissioning a report.
A standard valuation report in Türkiye generally includes the following sections:
An overview of the property's value, the reason for the report, and key highlights.
Title deed type: freehold, construction servitude, or condominium
Zoning status and allowed construction density (KAKS/TAKS)
Information on construction permits and building usage approvals
Details such as:
City, district, neighborhood
Parcel number, block, and lot
Total construction area
Current usage (residential, commercial, industrial, etc.)
Independent unit features: gross area, number of rooms, balconies, etc.
The report compares the subject property with relevant comparable properties (called emsal) in terms of:
Unit price per m²
Sale or rental status
Property age and condition
Distance from the subject property
The valuation is done using one or more of these internationally recognized approaches:
Market comparison method
Income capitalization approach
Cost approach
Check the report's valuation date, currency and exchange-rate basis against the instructions for its intended use. Do not assume that one currency-conversion rule applies to every valuation report.
If the property has any legal encumbrances (like mortgages or easements), they are listed along with their potential impact on value. Such restrictions are part of the broader subject of annotations and declarations in title deeds.
The report is signed with electronic signature by both the responsible licensed valuation expert and the valuation company, ensuring legal validity and traceability.
Also read: Real estate purchase procedures for foreigners in Türkiye
A number of legal, economic, and physical factors influence the valuation:
Legal status: Ownership structure, permits, construction rights
Location: City center, suburban, rural, impacting demand
Surrounding facilities: Proximity to transportation, hospitals, schools, and shopping malls
View and orientation: Sea, forest, park, or city views
Supply and demand balance: The general real estate trend in the region
Valuation reports are used by:
Investors: to make informed purchase decisions
Banks: for mortgage lending
Government agencies: for specified procedures, including the property-investment route discussed in our citizenship guide; requirements are procedure-specific
Courts: in property disputes or divorce asset divisions
Do not apply a blanket “three months for the land registry, six months for citizenship” distinction. TKGM’s official acquisition guide describes a six-month validity framework and separately addresses the Tutar Tespit Belgesi (TTB), including cases where a later undertaking does not require renewal solely because six months have elapsed. Confirm the document type, transaction stage and current instructions with the receiving authority.
For workflow background, see our Web Tapu valuation guide. A report estimates value at a date; acceptance for an administrative purpose is a separate issue.
Consult TKGM Circular 2024/2 and the official property-acquisition guide for the relevant procedure. In citizenship cases, distinguish the underlying valuation report from the TTB. This page does not provide an official bilingual sample report.
It estimates a property’s value at a stated date for a defined purpose. Requirements differ across investment, lending, administrative and dispute contexts.
The expert reviews relevant title, planning and permit records, inspects the property and analyses appropriate market evidence and valuation methods. The applicable instructions depend on the assignment.
Typical sections cover the purpose and valuation date, property description, legal and physical characteristics, market evidence, methods, assumptions, restrictions and the responsible experts.
Relevant factors include location, physical condition, legal status, permitted use, restrictions, comparable transactions and market conditions.
No. Check the rules of the land registry, lender or other receiving authority for the specific transaction, purpose and authorised report provider.
Do not apply a blanket “three months for the land registry, six months for citizenship” distinction. TKGM’s official acquisition guide describes a six-month validity framework and separately addresses the Tutar Tespit Belgesi (TTB), including cases where a later undertaking does not require renewal solely because six months have elapsed. Confirm the document type, transaction stage and current instructions with the receiving authority.
Source-check update: 27 September 2026. Report acceptance and investment eligibility require transaction-specific verification.
Documents referenced in this article, free to download.
Real Estate Valuation Report TurkiyeDownloadAny downloadable PDF below is an earlier version and has not been updated with the corrections on this page. Use the revised web article and cited official sources for current information.
