Property Appraisal in Turkey for Citizenship in 2025

A real estate appraisal in Turkey is the official determination of a property’s market value, required for completing a transaction. For foreign investors applying for Turkish citizenship through property purchase, this report plays a crucial role. In 2025, the requirements for valuation and investment have changed, making it important to follow current legal regulations and correctly manage the process of obtaining a valuation report.

When Property Valuation Is Mandatory for Obtaining Citizenship in Turkey

As of today, real estate appraisal for foreigners in Turkey is mandatory in only one case — when the purchase is intended for obtaining citizenship. Since June 2024, the Turkish government has lifted the requirement for an appraisal in every transaction involving a foreign buyer — now the report is only mandatory if the property is being purchased for the purpose of citizenship (previously, all foreign buyers had to order an appraisal to register the transaction). Therefore, as of 2025, an appraisal is not required for a standard purchase but is strictly necessary in the context of acquiring citizenship.

Requirements for Obtaining Citizenship Through Property Investment in Turkey

The “citizenship by investment” program requires investing a specific amount and fulfilling a number of conditions. The minimum cadastral value of the property or properties required to participate in this program is $400,000. This means a foreign investor must purchase one or more properties officially appraised at a combined minimum of $400,000.

The law also requires that the property be held for at least 3 years: during this period, the property cannot be sold or transferred, otherwise the right to citizenship may be lost. After the three-year period, the investor has the right to sell the property and recover the funds without losing citizenship. Learn more in our article on getting Turkish citizenship through property investment.

The Role of Property Valuation in the Citizenship Process in Turkey

Government authorities consider only the official appraised value — this is what confirms whether the investment threshold is met. Even if the buyer and seller agree on a high price, the determining factor for the government is the value stated in the report. For example, if the property is sold for $450,000, but the appraisal result is only $300,000, such a purchase will not qualify for citizenship — the shortfall will not be counted toward the total investment.

The valuation report is also a required document when registering the TAPU (title deed) for a foreign national. Without a valid appraisal report, the land registry will not register the ownership transfer under the citizenship program. It should also be noted that the report has a validity period — it is valid for 3 months from the date of issue. If the process is delayed, an updated version may be required.

How the Property Valuation Procedure Works

Obtaining an official appraisal report in Turkey is a regulated process: it includes selecting a licensed company, submitting an application through the electronic system, and waiting for the results.

Choosing a Licensed Appraisal Company

The appraisal can only be carried out by accredited specialists with a state license. This activity is regulated by the Capital Markets Board of Turkey (SPK), and the company conducting the appraisal must be listed in the approved register. Reports prepared by unauthorized individuals or companies will not be accepted by the land registry — they will be rejected, and the buyer will need to pay for the service again. Typically, a foreign investor does not need to search for an appraiser independently — when submitting an application through the Web Tapu system, an authorized company is automatically assigned from the list of accredited firms.

Timeframe and Cost of Property Valuation in Turkey in 2025

The process is generally quick. After the application is submitted, a specialist visits the property, gathers the necessary data, and prepares the report. In most cases, the preparation time is between 2 to 5 business days.

Fees are standardized by the government. The cost depends on the type of property (apartment, villa, commercial space) and sometimes the area, but generally falls within a fixed range. In 2025, the service costs approximately 10,000 to 15,000 Turkish lira. Payment is made in lira — either through the Web Tapu system or at the land registry office.

What Documents Are Required for a Property Valuation in Turkey

To begin the procedure, an official application must be submitted along with a set of documents. The buyer (or their representative, such as an agent) registers in the Web Tapu system and fills out a form with the details of the property and the parties to the transaction. The following documents are needed:

• A copy of the foreign passport (with a notarized translation if required) and the foreigner’s tax number (Vergi Numarası)

• A copy of the current TAPU or the preliminary sales agreement between the parties

• The application form, and if a representative is acting on behalf of the buyer — a power of attorney for document submission

The buyer typically receives a digital version of the report in PDF format, signed electronically by the specialist. This report must then be submitted with the documents for TAPU registration and the citizenship application.

Common Mistakes in Property Valuation for Citizenship and How to Avoid Them

Even when all formal requirements are followed, investors may face unexpected issues. Below are the most common problems and how to prevent them.

Mismatch Between Market Price and Appraised Value

Problem: The most frequent issue is when the agreed sale price is higher than the appraised value. Only the amount stated in the report counts toward the citizenship threshold. If the appraised value is below the required amount, the investor will not be able to apply, even if more was paid in practice.

How to avoid it: To prevent this, it is essential to analyze prices of similar properties before closing the deal. Luxury Real Estate agency can help conduct a comparative market analysis and estimate the likely appraised value in advance.

Legal Risks

Problem: Risks include purchasing property with legal encumbrances such as mortgages, liens, bans on sale, pending court proceedings, or lack of required permits (e.g., the occupancy permit known as “iskan”). These can all result in refusal of TAPU registration.

How to avoid it: The only solution is a full legal due diligence check before making any payment. It is also important to verify that the property was not previously used for citizenship purposes — under current rules, if a foreigner buys from another foreigner who already obtained citizenship based on the same property, the new buyer may be refused.

Errors in the Appraisal Report

Problem: Sometimes, reports contain mistakes: incorrect area, address, or failure to include features such as renovations or built-in furniture, which can lower the appraised value. That’s why it is important to review the report immediately upon receipt and request corrections if needed.

How to avoid it: Carefully check the report — all data (size, year of construction, location) must match the actual property. Make sure the appraised value meets the citizenship program requirements.

Working with the licensed agency Luxury Estate Turkey protects the investor from most risks and errors. Our team has not only professional knowledge but also hands-on experience — dozens of clients have successfully obtained Turkish citizenship with our help. We value our reputation and operate transparently, in full compliance with the law, and take responsibility for every step — from selecting the property to obtaining the passport. We support our clients throughout the entire process to ensure they receive citizenship quickly, legally, and with peace of mind.