Valuation Report for Turkish Citizenship

If you are buying property in Turkey to apply for citizenship by investment, one document has a decisive role in your application: the property valuation report. It confirms the market value of the property you are buying and shows whether your investment meets the requirements of the citizenship programme.

Many delays in citizenship applications start with valuation problems. This guide explains what a valuation report is, who prepares it, how the process works and what you can do to avoid surprises.

What Is a Property Valuation Report?

A property valuation report (in Turkish, gayrimenkul değerleme raporu or ekspertiz raporu) is an independent assessment of a property's market value. For citizenship applications, it must be prepared by a valuation company licensed by Turkey's Capital Markets Board.

The report examines the property's location, size, condition, legal status and comparable sales in the area, and states an estimated market value. Authorities use this value to confirm that the investment meets the minimum amount required for Turkish citizenship by investment.

Why the Valuation Report Matters for Citizenship

For a citizenship application, it is not enough for the sale price to meet the requirement. The property's value must also be supported by an independent valuation. The report helps authorities to:

Confirm that the property's market value meets the programme requirement
Prevent properties from being sold to foreigners at artificially high prices
Check that the declared price, the payments and the property's real value are consistent

If the valuation comes out lower than expected, the property may not qualify on its own, even if you have already agreed a higher price with the seller. This is why the valuation should be checked before you complete the purchase.

How the Valuation Process Works

Property selection. You choose a property and agree the main terms with the seller or developer.
Valuation request. A licensed valuation company is appointed to assess the property.
Site inspection. A valuation expert visits the property, checks its condition and reviews the title deed and planning records.
Market analysis. The expert compares the property with similar sales and listings in the area.
Report issued. The report is prepared and registered in the official system so that the land registry and other authorities can access it.
Title deed and next steps. If the value is sufficient, the purchase proceeds to title deed transfer and the citizenship eligibility process.

A valuation report is valid for a limited period, so timing matters. If the purchase is delayed, a new report may be needed.

What Affects the Valuation Result?

Location and district: transport links, neighbourhood demand and future development plans
Comparable sales: recent prices achieved for similar properties nearby
Legal status: whether the property has a completed title deed and occupancy permit (iskan)
Building quality and age: construction standards, materials and condition
Size and layout: net and gross area, floor level, view and orientation
Project facilities: security, parking, social facilities and management quality

For off-plan purchases, the valuation also considers the project's legal status and construction progress. Our article on off-plan vs ready property for Turkish citizenship explains the differences in more detail.

Common Valuation Problems and How to Avoid Them

The valuation is lower than the agreed price

This is the most common issue. It usually happens when a property is priced well above comparable sales. To avoid it, compare prices carefully before you commit and ask for a preliminary assessment of the property's value.

Missing or incomplete legal documents

Problems with the title deed, planning status or occupancy permit can delay or complicate the valuation. A thorough property due diligence check should be completed early.

Inconsistent payment records

The price in the title deed, the bank transfers and the valuation should all match. Payments for citizenship purchases need to be made and documented through the banking system, so plan the payment method with your advisers before transferring funds.

Timing issues

If too much time passes between the valuation and the title deed transfer, the report may need to be renewed. Coordinate the steps so the purchase can be completed while the report is still valid.

Tips for Buyers Applying for Citizenship

Choose a property that is clearly eligible rather than one that only just meets the requirement
Ask for the valuation to be completed before the final payment and title deed transfer
Keep every contract, receipt and bank record related to the purchase
Check that the property has not previously been used for a citizenship application
Work with advisers who handle citizenship purchases regularly

Our guide to buying property for Turkish citizenship explains the wider process, and our investment property listings show which projects are suitable for citizenship applications.

Related Guides

How Bigist Invest Can Help

Bigist Invest helps international buyers choose citizenship-eligible properties, coordinate the valuation process and prepare the documents required for the application. We check the expected value of a property before you commit, so you can move forward with confidence.

Contact our team to discuss your citizenship investment.

This article is for general information only. Citizenship requirements can change, so confirm the current rules with qualified advisers before you invest.

Property Valuation Report for Turkish Citizenship: What Buyers Need to Know