How to Apply for a Real Estate Valuation Report via Web Tapu in Türkiye

Real estate valuation reports (“Değerleme Raporu”) are crucial documents, especially for property transactions involving foreign buyers and for Turkish citizenship by investment applications. In Türkiye, these reports are requested and processed through the Web Tapu system, and both Turkish and foreign individuals or legal entities must follow specific procedures depending on their legal status.

In this blog, we explain how to apply for a valuation report through Web Tapu, how to pay the valuation fees, how to troubleshoot common issues, and what valuation experts must consider when preparing the report. All procedures outlined here comply with the latest standards set by the Turkish General Directorate of Land Registry and Cadastre (TKGM).

Who Can Apply for a Valuation Report on Web Tapu?

The application path varies depending on the legal status of the property owner:

• Turkish Citizens (Individuals):Apply via Web Tapu Individual.

• Foreign Nationals (Individuals):Apply via Web Tapu For Foreigner.

• Foreign-to-Foreign Transactions:Must apply for a valuation report.

• Foreign-to-Turkish Transactions:No valuation report is required.

• Legal Entities (Companies):

  • If the company is registered with the trade registry (Turkish or foreign), applications are submitted through the Company Portal.

  • If the company manager is a Turkish citizen, the Company Portal is used.

  • If the company manager is a foreign national, the For Foreignerportal is used.

• Institutions with Protocols (e.g., universities, special provincial administrations, municipalities):Apply through the Institutional Portal.

• Guardianship Cases:For properties managed by legal guardians, applications must be made via the Alo 181call center.

• Investment Funds:As they are not legal entities, applications should be made through the For Foreignerportal.

⚠️ Application conditions on Web Tapu are constantly evolving. Always check TKGM announcements or official user guides.

How to Pay the Valuation Fee

Valuation fees are paid through T.C. Ziraat Bank channels. Once your application is complete and approved, you will receive an SMS with the payment amount, due date, and a reference number (tahakkuk numarası). You can use this number or your Tax ID to pay the fee via the following methods:

Ziraat Bank Payment Methods:

• Branch:Kurumsal Tahsilat İşlemleri > GABİM

• Internet Banking:Ödemeler > Diğer ödemeler > Diğer kurumlar > MKK Gayrimenkul Bilgi Merkezi GABİM

• Mobile Banking:Same steps as internet banking

• ATM (Cardless):Ödeme işlemleri > Fatura ödemeleri > Diğer faturalar > MKK Gabim

• ATM (With Card):Ana menü > Ödeme işlemleri > Fatura ödemeleri > Diğer faturalar > MKK Gabim

Common Errors and Troubleshooting

Here are frequent problems encountered during application and how to solve them:

• Name Mismatch Errors (For Foreigners):If the applicant’s name is entered incorrectly, the system may not recognize it. Use the exactname listed on the official title deed, including dots, spaces, and spelling.

• Duplicate Application Error:If a valuation request already exists, cancel the old request via Web Tapu before submitting a new one.

• Authorization Conflicts:If another person has authorization over the property, cancel the authorization before reapplying.

• Report Objection Pending:If there was a prior report with an unresolved objection, you must contact the valuation company to complete the process. Otherwise, the system will block further applications.

• Still Facing Errors?Contact the technical support team via: [email protected]

Frequently Asked Questions

If a property is jointly owned by two foreigners and will be sold to a third foreigner, how many reports are needed?

Only one valuation report is sufficient for the entire property. The report reflects the property's legal and current condition and includes its value upon completion if it is an unfinished property. This rule applies as long as:

• No major legal changes (e.g., zoning updates or easement rights) have occurred.

• The report remains within the validity period stated in the 2019/1 and 2019/5 Circulars of the TKGM’s Department of Foreign Affairs.

Valuation Report Format and What Experts Must Consider

All valuation experts must follow Turkish Capital Markets Board (SPK) and TKGM standards. Here are key points:

• Legal, Current, and Upon-Completion Valuesmust be entered accurately and correspond to the entire property—not just shares.

• Avoid Nonstandard Terms:Stick to approved terminology. Avoid using speculative or informal expressions.

• Reporting Shares:If referencing a shareholder's portion, clarify this in the “Valuation Result Explanation” section.

• No Informational Estimates:Reports should contain official, applicable valuations only—not commentary or internal projections.

Important Report Elements:

• Evaluable property and comparable examples must be shown on the same site plan (kroki).

• For unfinished properties, include construction progress photos in the report.

• If there’s a discrepancy between the legal and actual state of the property, it must be illustrated on the architectural plan.

• Include at least 3 clear photos showing interior and exterior views and location within the building (if it’s an independent unit).

• Clearly explain how valuation figures were calculated, including rounding, prestige (şerefiye), bargaining adjustments, and other factors.

All numerical values must be transferred accurately to the following fields:

• Mevcut Kullanıma Esas Piyasa Değeri (TL)

• Yasal Kullanıma Esas Piyasa Değeri (TL)

Conclusion

Applying for a real estate valuation report in Türkiye involves attention to detail and adherence to Web Tapu and TKGM guidelines. For foreign individuals and companies, understanding the nuances of the system is essential to avoid unnecessary delays or rejections.

At Bayraktar Attorneys, we assist clients through the entire valuation and property transfer process—from preparing your Web Tapu application to resolving technical issues and ensuring your valuation report meets the required standards for citizenship, residence permits, or real estate transactions.

For legal assistance or a personalized consultation, feel free to contact our office.