Turkey's Land Registry and Cadastre Directorate (TKGM) published updates on 29 September 2026 that change who may prepare the appraisal used in property-based citizenship files. The previous rule reserved these reports to GEDAŞ. Under the updated framework, the applicant can use an eligible valuation company authorised by the Capital Markets Board (SPK), provided it has active professional membership and access to the official TADEBİS valuation system.
What changed
For a citizenship-linked sale or promise-to-sell, the appraisal no longer has to come from one named company. The updated 2024/2 circular allows an eligible SPK-authorised real-estate valuation organisation to be selected for the request. The applicant can make a preferred choice or use the system's automatic allocation route. The request still travels through the official Web Tapu and TADEBİS workflow; obtaining a private report outside that channel is not an equivalent substitute.
The USD 400,000 investment requirement has not been removed
The change concerns the organisation preparing the valuation report. It does not lower the statutory citizenship threshold, remove the three-year no-sale undertaking or replace the other evidence required for the investment determination. The foreign-exchange purchase document, official deed or promise-to-sell amount, bank transfer evidence and the accepted investment amount must still be consistent with the applicable rules.
Not every appraisal company automatically qualifies
A company needs more than a familiar brand name. It must be authorised by SPK, have the required active standing with the Appraisers Association of Türkiye and participate in TADEBİS. Buyers should verify the current official status before paying. A salesperson, estate agency or independent consultant cannot issue the statutory report merely because they work with property prices.
Report validity and property changes still matter
The updated procedures describe a 12-month validity period for reports used in land-registry transactions. A fresh report can nevertheless be required sooner if the registered characteristics affecting value change between the report and the sale application — for example a change of property type, road surrender, a new easement or certain legal annotations. An old report should not be reused without checking the title record and the purpose selected in the application.
Technical controls remain part of the report
The valuation file is expected to carry the required professional signatures, photographs including an interior view, and a comparison of the approved architectural project with the property's actual condition. Differences between legal and physical use must be identified. The wider choice of provider is therefore a competition and access change, not a relaxation of valuation standards.
Practical checklist for a foreign buyer
Before ordering, confirm the exact citizenship-purpose option in Web Tapu, the company's SPK and TADEBİS eligibility, the fee and payment reference, and the property's title and building records. Keep the valuation request, report, payment notice and all bank documents together. Do not sign or transfer funds on the assumption that a valuation alone guarantees a citizenship-eligibility certificate; the land registry and the competent authorities still assess the complete file.
TKGM — 2024/4 circular amendment notice, 29 September 2026 →
TKGM — procedures for valuation reports used in foreign property transactions →
Capital Markets Board — authorised real-estate valuation organisations →