Moving to Turkey
Complete relocation guide
Moving Checklist
Before & after arrival
Relocation Timeline
Week-by-week what to expect
Cost of Living
Budgets across major cities
Healthcare in Turkey
Insurance, SGK, hospitals
From the UK
From Germany
From the Netherlands
From Belgium
From France
From Sweden
From Norway
From Switzerland
From Austria
From the USA
From Canada
From Australia
From the UAE
Property in Turkey
Property Valuation Report Turkey (2026):
Mandatory Ekspertiz Guide
Since 2019, a property valuation report from an SPK-licensed appraiser is mandatory for foreign buyers in Turkey. What it is, what it costs, who prepares it, how to interpret it, and its role in the citizenship by investment programme.
Quick Answer
Foreign buyers in Turkey must obtain an SPK-licensed property valuation report (değerleme raporu) before title deed transfer — mandatory since 2019. The report costs ₺3,000–8,000 depending on property size and location, is valid for 3 months, and is commissioned by the buyer. It establishes the assessed market value used as the basis for the 4% tapu transfer tax calculation and is also required for citizenship by investment applications.
When is a Property Valuation Report Required?
| Transaction Type | Valuation Report Required? | Notes |
|---|---|---|
| Foreign buyer purchasing any property | Yes — mandatory since 2019 | Without it, land registry will not process title deed transfer |
| Turkish citizen purchasing property | No (unless mortgage-funded) | Required by banks for mortgage applications |
| Turkish citizenship by investment application | Yes — essential | Must confirm value meets $400,000 threshold |
| Bank mortgage (any buyer) | Yes — required by lender | Bank commissions its own report (at borrower's cost) |
| Off-plan property purchase (foreign) | Yes — at title deed transfer stage | Not required at contract signing stage |
| Commercial property purchase (foreign) | Yes | Same requirement as residential |
| Private sale between Turkish citizens (no mortgage) | No | Not currently required |
Valuation Report Costs by City
| City | Standard Apartment | Luxury / Large | Commercial |
|---|---|---|---|
| Istanbul | ₺5,000–8,000 | ₺8,000–15,000 | ₺8,000–20,000+ |
| Antalya | ₺3,000–5,000 | ₺5,000–8,000 | ₺5,000–12,000 |
| Alanya | ₺3,000–5,000 | ₺4,000–7,000 | ₺5,000–10,000 |
| Bodrum | ₺4,000–6,000 | ₺5,000–10,000 | ₺6,000–12,000 |
| Izmir | ₺3,500–5,000 | ₺5,000–8,000 | ₺5,000–10,000 |
| Fethiye | ₺3,000–5,000 | ₺4,000–7,000 | ₺4,000–8,000 |
Fees as of early 2026. Fees vary by firm and are subject to Turkish inflation adjustments. Always confirm fees before commissioning.
What the Report Contains — Section by Section
Property identification
Legal description, title deed reference (ada/parsel), full address, registered owner
Zoning and imar status
Land use classification, floor area ratios, any planning restrictions
Physical description
Building type, floor, unit area (net and gross), year of construction, condition assessment, photographs
Market analysis
Overview of local property market, comparable sales (emsal), recent transaction prices
Valuation methodology
Approach used (comparable sales, income, cost) and calculation details
Final assessed value
Single stated market value figure with date of assessment — this is the key figure for tax and citizenship purposes
Appraiser certification
SPK licence number, firm details, appraiser's signature
The Valuation Report Is One Step in a Longer Process
The SPK report is mandatory — but it doesn't replace independent legal due diligence. A valuation assesses market value; a lawyer checks title, encumbrances, and contract legality. After both are complete, the title deed transfer can proceed at the land registry. Factor in all the purchase costs beyond the valuation fee when budgeting.
Frequently Asked Questions
What is a property valuation report in Turkey and when is it required?
A property valuation report (değerleme raporu, also called ekspertiz raporu) is a formal written assessment of a property's market value, prepared by an SPK-licensed (Capital Markets Board) real estate appraisal company. It is mandatory for foreign buyers since a 2019 regulation — a foreign national cannot transfer title deed ownership without this report having been prepared. It is also required for Turkish citizenship by investment applications, bank mortgages, and some commercial transactions. The report assesses the property based on comparable sales, location analysis, and physical condition.
Who must commission the property valuation report in Turkey?
The buyer typically commissions and pays for the valuation report. In practice, the estate agent or property developer often assists with arranging it — but the obligation and cost fall to the buyer. The report must be prepared by an SPK-licensed appraisal company (Sermaye Piyasası Kurulu lisanslı değerleme firması) — unlicensed valuations are not accepted by the land registry. The list of licensed firms is published on the SPK's website.
How much does a property valuation report cost in Turkey?
The cost of an SPK-licensed property valuation report in Turkey typically ranges from ₺3,000 to ₺8,000 for a standard residential apartment. The fee depends on: property size (larger properties = higher fee), location (Istanbul typically higher than smaller cities), property type (commercial is usually more expensive than residential), and the specific licensed firm used. Premium firms in Istanbul may charge ₺8,000–12,000 for complex or high-value properties. The report is valid for 3 months from the date of issue.
What does a Turkish property valuation report contain?
A standard Turkish property valuation report (RICS-equivalent SPK methodology) includes: property identification and legal description, cadastral (parcel) information, zoning and imar status, physical description of the property, photographs, comparable sales analysis (emsal karşılaştırma), income approach (for investment properties), cost approach (for new or unique buildings), final assessed market value, assessment date, and the licensed appraiser's signature and SPK licence number. The report is typically 25–60 pages long.
Can the property valuation report be used for the citizenship by investment programme?
Yes. The SPK-licensed valuation report is a required document for the Turkish citizenship by investment programme. It establishes the assessed value of the qualifying property investment. For citizenship purposes, the report must confirm the property value meets or exceeds the minimum threshold ($400,000 USD equivalent). The assessed value (not necessarily the purchase price) is what the citizenship application authorities consider. If the assessed value is below the threshold but the purchase price is above it, the citizenship application may have a problem.
What if the valuation report comes in lower than the agreed purchase price?
This is not uncommon in Turkey, particularly in fast-appreciating markets or where sellers are asking above current market value. If the valuation is lower: for foreign buyers, the 4% tapu harcı (title deed tax) is calculated on the higher of the declared price or the valuation report value — so a higher price alone doesn't reduce tax. More importantly for citizenship by investment, if the valuation is below the citizenship threshold, it creates a compliance problem. You should negotiate the purchase price, accept the lower valuation, or commission a second opinion from a different SPK-licensed firm.
How long is a property valuation report valid in Turkey?
SPK-licensed property valuation reports in Turkey are valid for 3 months from the date of preparation. If the title deed transfer does not complete within 3 months, a new report must be commissioned. In a rising market, properties may appreciate enough within the 3-month window to affect the valuation — though most standard transactions complete well within this timeframe.
Is a valuation report the same as a structural survey in Turkey?
No. A valuation report (değerleme raporu) assesses market value — it is not a structural survey. It notes visible defects and general condition but does not include a structural engineering assessment of seismic safety, building quality, or hidden defects. For earthquake risk assessment of older buildings, a separate structural inspection by a licensed civil engineer (inşaat mühendisi) is recommended. The valuation and structural survey serve different purposes and neither replaces the other.