Web Tapu<\/strong>.<\/p>\nFor natural persons, the property owner or a legally authorized representative may submit the request. In applicable circumstances, Turkish citizens may also use the ALO 181 call center.<\/p>\n
After the request is registered, the valuation company may be selected according to the applicable system and procedures, or the company may be assigned through the system.<\/p>\n
Following the request, information concerning the valuation fee, payment deadline, and request number can be communicated by SMS or email.<\/p>\n
The valuation assignment process begins after the required fee has been paid. The request is then electronically transmitted to the designated valuation company, allowing the expert assignment and inspection process to proceed.<\/p>\n
How Long Is a Property Valuation Report Valid?<\/h2>\n
Another important point in the Turkey Citizenship Laws Latest Changes<\/strong> concerns the validity period of valuation reports used in Tapu transactions.<\/p>\nUnder the updated circular, valuation reports used for title deed transactions are valid for 12 months<\/strong>.<\/p>\nIf the report expires before the relevant transaction is completed, a new valuation report must be requested through the applicable system.<\/p>\n
However, the 12-month period should not be considered the only factor determining whether a report can still be used.<\/p>\n
If there are material changes to the property’s registration, legal status, or other circumstances that affect its value, a new valuation may be required even if the original report is less than 12 months old.<\/p>\n
What Property Changes Can Require a New Valuation Report?<\/h2>\n
The circular identifies circumstances that may affect a property’s status and value.<\/p>\n
Examples can include:<\/p>\n
\n- \n
Changes to the property’s registered type<\/p>\n<\/li>\n
- \n
Land dedication or surrender for roads<\/p>\n<\/li>\n
- \n
Creation of easements<\/p>\n<\/li>\n
- \n
New encumbrances<\/p>\n<\/li>\n
- \n
Registry annotations or notes<\/p>\n<\/li>\n
- \n
Other changes affecting the property’s legal or physical status<\/p>\n<\/li>\n<\/ul>\n
If such a change occurs between the valuation date and the transaction at the Tapu office and the change affects the property’s value, a new report may be required.<\/p>\n
Therefore, foreign buyers should verify both the age of the valuation report and the current status of the property<\/strong>.<\/p>\nHow Is Market Value Determined?<\/h2>\n
Market value, or Piyasa De\u011feri<\/strong>, is one of the central concepts in the updated valuation framework.<\/p>\nIn general terms, market value represents the estimated amount for which an asset would exchange between a willing buyer and a willing seller in an arm’s-length transaction, following appropriate marketing and with both parties acting knowledgeably and without compulsion.<\/p>\n
The circular establishes market value as an important benchmark for Tapu transactions.<\/p>\n
The report may also include Market Value Based on Legal Use<\/strong>, providing additional information about the property’s value based on its legally permitted use.<\/p>\nThis distinction can become particularly important when the property’s asking price, purchase price, and professionally assessed market value differ.<\/p>\n
Legal Gross Area vs. Existing Gross Area<\/h2>\n
Another important aspect of the Turkey Citizenship Laws Latest Changes<\/strong> concerns the distinction between legally documented property area and the property’s actual physical area.<\/p>\nThe circular distinguishes between Legal Gross Area<\/strong> and Existing Gross Area<\/strong>.<\/p>\nLegal gross area generally relates to areas recognized through building permits, official documents, and applicable construction regulations.<\/p>\n
Existing gross area reflects the physical condition observed during the inspection. It may therefore include areas or modifications that are not fully reflected in the property’s official documentation.<\/p>\n
This distinction is particularly important for properties that have undergone renovations, extensions, or structural modifications.<\/p>\n
The appraiser is required to assess the actual physical condition and reflect relevant discrepancies in the valuation report.<\/p>\n
Can Building Violations Affect Property Valuation?<\/h2>\n
Yes. Differences between a property’s registered\/legal condition and its physical condition can affect the valuation process.<\/p>\n
Where the physical condition does not correspond to the official documentation, the discrepancy may need to be identified and measured and appropriately reflected in the report.<\/p>\n
In certain circumstances, legal or structural problems may prevent the appraiser from determining a reliable market value or value based on legal use.<\/p>\n
For foreign buyers, this means that the property’s appearance alone should not be used to determine whether it is suitable for a transaction. Title deed information, architectural plans, permits, and the actual physical condition should all be reviewed.<\/p>\n
New Rules for Properties Under Construction<\/h2>\n
The updated circular also provides important guidance for properties that are still under construction.<\/p>\n
When valuing an unfinished property, the appraiser should consider the value of comparable completed properties as of the valuation date while also taking construction and completion risks into account.<\/p>\n
The construction permit is another important factor.<\/p>\n
Under the applicable rules, certain properties may not be valued when the relevant period has passed after the construction permit was issued without construction beginning. In such circumstances, renewal or correction of the permit may be necessary.<\/p>\n
Similarly, specific rules apply where five years have passed from the issuance of the construction permit while construction remains incomplete.<\/p>\n
Therefore, buyers considering off-plan or under-construction properties should carefully verify:<\/p>\n
\n- \n
Construction permit dates<\/p>\n<\/li>\n
- \n
Current construction status<\/p>\n<\/li>\n
- \n
Completion timetable<\/p>\n<\/li>\n
- \n
Legal status of the project<\/p>\n<\/li>\n
- \n
Whether the permit remains valid<\/p>\n<\/li>\n
- \n
Risks associated with completion<\/p>\n<\/li>\n<\/ul>\n
What Information Must a Valuation Report Contain?<\/h2>\n
The updated circular requires valuation reports to contain sufficient information and supporting documentation.<\/p>\n
Among other requirements, the report should contain photographs showing the actual condition of the property and its construction status. At least three photographs are required, including at least one interior photograph.<\/p>\n
The report should also provide sufficient evidence for the valuation conclusion.<\/p>\n
Market comparables must be auditable, while the methodology used to determine the final value should be clearly explained.<\/p>\n
Where adjustments are made because of differences between the subject property and comparable properties, the report should explain factors such as:<\/p>\n
\n- \n
Price differences<\/p>\n<\/li>\n
- \n
Location<\/p>\n<\/li>\n
- \n
Property characteristics<\/p>\n<\/li>\n
- \n
Market conditions<\/p>\n<\/li>\n
- \n
Physical differences<\/p>\n<\/li>\n
- \n
Other relevant valuation factors<\/p>\n<\/li>\n<\/ul>\n
This documentation helps make the valuation process more transparent and reviewable.<\/p>\n
What Happens If Title Deed Information Does Not Match the Property?<\/h2>\n
One of the most important issues for foreign buyers is a mismatch between the property’s official records and its actual physical identity.<\/p>\n
For example, if the unit number, location, or position shown in the title deed or architectural plan does not correspond to the property presented to the appraiser, the valuation may not be performed.<\/p>\n
In such cases, the report may contain the phrase \u201cNot Calculated\u201d (Hesaplanmad\u0131)<\/strong>.<\/p>\nThe underlying issue must then be resolved before the valuation can proceed appropriately.<\/p>\n
For this reason, buyers should compare:<\/p>\n
\n- \n
Title deed information<\/p>\n<\/li>\n
- \n
Unit number<\/p>\n<\/li>\n
- \n
Architectural plans<\/p>\n<\/li>\n
- \n
Building location<\/p>\n<\/li>\n
- \n
Actual physical property<\/p>\n<\/li>\n
- \n
Other relevant registry information<\/p>\n<\/li>\n<\/ul>\n
before completing the purchase.<\/p>\n
Web Tapu and TADEB\u0130S in the Updated Valuation Process<\/h2>\n
Digital systems play a central role in the updated process.<\/p>\n
Valuation requests are submitted through Web Tapu<\/strong>. After the valuation report is prepared and electronically signed, it is transmitted through the relevant digital infrastructure to TAKB\u0130S via TADEB\u0130S<\/strong>.<\/p>\nApplicants can subsequently access the submitted report through Web Tapu.<\/p>\n
This means that the valuation process has become increasingly digital, reducing the importance of traditional physical delivery of valuation reports.<\/p>\n
Can One Valuation Report Be Used for Multiple Owners?<\/h2>\n
The updated procedures also address jointly owned properties.<\/p>\n
Where a property is held in co-ownership, a request submitted by one co-owner may be sufficient, and the resulting valuation report can potentially be used by the other co-owners, subject to the applicable legal requirements and validity period.<\/p>\n
Where several individuals own shares in the same property, the value attributable to an applicant’s specific share may also be indicated in the remarks section of the valuation report.<\/p>\n
Summary of the Turkey Citizenship Laws Latest Changes<\/h2>\n
The September 2026 amendment to Circular No. 2024\/2 primarily updates the rules and procedures governing property valuation reports used in transactions involving foreigners and in relevant evaluations connected with Turkish citizenship.<\/p>\n
The main points include:<\/p>\n
\n- \n
Relevant citizenship-related valuation reports may be prepared by eligible SPK-licensed valuation companies.<\/p>\n<\/li>\n
- \n
Valuation reports used for Tapu transactions have a 12-month validity period.<\/p>\n<\/li>\n
- \n
Significant changes to a property’s legal or registered status may require a new valuation before the 12-month period expires.<\/p>\n<\/li>\n
- \n
The actual physical condition of a property must be properly considered.<\/p>\n<\/li>\n
- \n
Legal and existing gross areas are distinguished.<\/p>\n<\/li>\n
- \n
Building and construction irregularities can affect the valuation process.<\/p>\n<\/li>\n
- \n
Additional requirements apply to properties under construction.<\/p>\n<\/li>\n
- \n
Reports must contain photographs and auditable market comparables.<\/p>\n<\/li>\n
- \n
Title deed and architectural information must correspond with the actual property.<\/p>\n<\/li>\n
- \n
Web Tapu and TADEB\u0130S play a central role in the electronic valuation process.<\/p>\n<\/li>\n<\/ul>\n
It is important to understand that these Turkey Citizenship Laws Latest Changes<\/strong> primarily concern property valuation procedures. They should not be interpreted as a complete list of all requirements for obtaining Turkish citizenship through real estate investment.<\/p>\nApplicants should also review the applicable Turkish citizenship legislation, implementation regulations, investment requirements, and other relevant administrative procedures when assessing a citizenship application.<\/p>\n
What Should Foreign Buyers Check Before Purchasing Property in Turkey?<\/h2>\n
For anyone considering Turkish real estate investment in 2026, the updated valuation rules make pre-purchase due diligence particularly important.<\/p>\n
Before proceeding with a transaction, buyers should consider verifying:<\/p>\n
\n- \n
The property’s title deed and registration information.<\/p>\n<\/li>\n
- \n
The legal status of the building and unit.<\/p>\n<\/li>\n
- \n
The property’s actual physical condition.<\/p>\n<\/li>\n
- \n
Legal and existing gross areas.<\/p>\n<\/li>\n
- \n
Construction permits and project status.<\/p>\n<\/li>\n
- \n
Any easements, encumbrances, or registry annotations.<\/p>\n<\/li>\n
- \n
The valuation company’s eligibility.<\/p>\n<\/li>\n
- \n
The valuation report’s date and validity.<\/p>\n<\/li>\n
- \n
The relationship between the purchase price and professionally assessed market value.<\/p>\n<\/li>\n
- \n
Whether the property meets the applicable requirements for the intended citizenship application.<\/p>\n<\/li>\n<\/ol>\n
Understanding the Turkey Citizenship Laws Latest Changes<\/strong> can help foreign investors and their advisors navigate the valuation stage more effectively and reduce the risk of delays caused by discrepancies in property documentation.<\/p>\nExpert Guidance for Turkish Citizenship in 2026<\/h2>\n
The latest changes to Turkey’s property valuation procedures demonstrate the importance of carefully reviewing real estate documentation before purchasing a property for citizenship purposes.<\/p>\n
The 2026 update does not, by itself, establish every requirement for Turkish citizenship. Instead, it provides an updated framework for valuation reports and related property transactions.<\/p>\n
For this reason, foreign investors should evaluate the property, title deed, construction status, valuation report, and citizenship requirements as interconnected parts of the overall process.<\/p>\n
The 4K Group team provides guidance and support for foreign investors throughout the real estate acquisition and Turkish citizenship<\/a> application process, including assistance with property evaluation, documentation, and transaction procedures.<\/p>\nOfficial Sources<\/h3>\n\n- \n
General Directorate of Land Registry and Cadastre (TKGM) \u2014 Circular No. 2024\/2 and its September 2026 amendment.<\/p>\n<\/li>\n
- \n
Turkish Appraisers Association (TDUB) \u2014 Information regarding the September 29, 2026 amendment.<\/p>\n<\/li>\n
- \n
Memurlar.net \u2014 Turkish media coverage regarding the removal of the GEDA\u015e requirement for property-based citizenship transactions.<\/p>\n<\/li>\n<\/ul>\n
Turkey Citizenship Laws Latest Changes<\/strong> should therefore be viewed in the broader context of Turkey’s real estate and citizenship framework. Foreign investors should verify the latest official requirements before making an investment or beginning a citizenship application.<\/p>\n","protected":false},"excerpt":{"rendered":"In 2026, one of the most important changes to Turkish citizenship laws regarding real estate investment has been implemented in the property valuation report process. The General Directorate of Land Registry and Cadastre (TKGM) updated Circular No. 2024\/2 on September 28, 2026, announcing new details regarding how property valuation reports are prepared and reviewed. The […]<\/p>\n","protected":false},"author":3,"featured_media":118972,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_lmt_disableupdate":"no","_lmt_disable":"no","yasr_overall_rating":0,"yasr_post_is_review":"","yasr_auto_insert_disabled":"","yasr_review_type":"","footnotes":""},"categories":[178,208,179],"tags":[255,254,256,252,253,359,355],"class_list":["post-118974","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-property-in-istanbul-turkiye","category-turkish-citizenship","category-turkiye-facts","tag-buying-a-house-in-istanbul-en","tag-buying-a-house-in-turkey-en","tag-buying-property-in-istanbul-en","tag-buying-property-in-turkey-en","tag-turkey-real-estate-website-en","tag-turkish-citizenship-laws","tag-turkish-passport"],"modified_by":"\u06a9\u0627\u0631\u0634\u0646\u0627\u0633 \u0641\u0648\u0631\u06a9\u06cc \u06af\u0631\u0648\u067e","yasr_visitor_votes":{"stars_attributes":{"read_only":false,"span_bottom":false},"number_of_votes":0,"sum_votes":0},"_links":{"self":[{"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/posts\/118974","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/users\/3"}],"replies":[{"embeddable":true,"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/comments?post=118974"}],"version-history":[{"count":2,"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/posts\/118974\/revisions"}],"predecessor-version":[{"id":118976,"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/posts\/118974\/revisions\/118976"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/media\/118972"}],"wp:attachment":[{"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/media?parent=118974"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/categories?post=118974"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/4kgroup.com.tr\/en\/wp-json\/wp\/v2\/tags?post=118974"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}
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