Turkish citizenship: new property valuation rules from 28 September 2026

In brief

• From 4 March 2024 a valuation report for citizenship was accepted from only one company, GEDAŞ. Now any valuation firm qualifies if it is licensed by the SPK, is an active member of the Association of Turkish Valuers (TDUB) and is connected to the TADEBİS system.
• The applicant chooses the valuer in the WebTapu portal, or the system assigns one automatically.
• The TTB, the amount confirmation document, can now be used for up to 12 months before the title deed filing. Previously the limit was 6 months.
• A GYO fund selling a property to a foreigner for citizenship must present its own valuation report from the KAP disclosure platform or order a new one through WebTapu and TADEBİS.
• The $400,000 threshold and the rule that the valuation must cover the deal amount remain unchanged.

What has changed

The land registry published announcements on the amendment of circulars 2024/2 and 2024/4 on its website on 29 September 2026. The basis is a decision of the Ministry of Environment, Urbanisation and Climate Change of 18 September 2026. The first circular sets out who prepares valuation reports and how. The second sets out how the registry checks citizenship transactions.

What this means for you. A queue for a single valuer no longer holds up the deal. But choosing the valuer is now your responsibility: the report must pass the registry's check.

The valuer: a choice instead of a queue

From March 2024 citizenship reports were prepared only by GEDAŞ, a company linked to the state housing administration. This was how the authorities fought inflated valuations. The downside was clear: one company for the whole country, queues and delayed deals.

The updated circular 2024/2 now says plainly that citizenship reports may be prepared by any valuation firm licensed by the Capital Markets Board (SPK). In addition, it must be an active TDUB member and be connected to TADEBİS, the state valuation report system. The owner applies through WebTapu and either chooses the firm or leaves the choice to automatic allocation.

What an SPK report is and why the registry compares three figures at once - the contract, the valuation and the payment - we covered in detail in the article on SPK valuation for Turkish citizenship.

What this means for you. Choose a valuer with experience of citizenship deals. An undervaluation will not produce a TTB for the amount you need, and the deal will have to be redone.

The TTB window: 12 months instead of 6

The TTB is the document in which the registry confirms the deal amount based on the valuation report. Up to 12 months may now pass between the TTB and the citizenship title deed filing. Once the window has passed, the valuation report must be redone.

The circular has no transitional rule. The window is measured to the date of the title deed filing, so an application made after 28 September 2026 is checked against the new 12-month window, even if the TTB was issued earlier.

What this means for you. If your deal stalled because the TTB was older than 6 months, check the dates again. You may no longer need a new report.

Buying from a GYO fund

A GYO is a Turkish real estate investment fund whose shares are listed on the stock exchange. Such funds build and sell housing, including to foreigners for citizenship. Previously deals with a GYO, like deals with state companies, were not checked through a TTB.

Under the updated circular 2024/4, a fund selling a property to a foreigner for citizenship must present, before the deal, its own valuation report published on the KAP disclosure platform, or order a new report through WebTapu and TADEBİS. If the fund brings a KAP report, the land registry office sends a query to the foreign affairs department and acts on its reply.

On Emlak Konut, the largest fund with state participation: reviews by Turkish lawyers and agencies say the new rule applies to it as well.

What this means for you. Buying from a GYO no longer means "no valuation". Allow time for the registry query if the fund brings its own report.

What to do now

1. Check the date of the TTB on your deal and count 12 months to the title deed filing.
2. If there is no report yet, choose an SPK-licensed valuer with experience of citizenship deals, not the first firm on the list.
3. Compare the valuation with the contract amount before filing. The TTB confirms only the amount the report covers.
4. If you are buying from a GYO fund, ask the seller for the KAP report in advance and allow time for the registry's reply.
5. Keep all payment documents and currency purchase certificates: the registry checks them against the deal amount.

The full list of programme changes in 2026 is in the review of Turkish citizenship changes in 2026, and the deal process in the article on Turkish citizenship through real estate.

How this piece was prepared

This piece is based on the announcements of the Turkish General Directorate of Land Registry and Cadastre of 29 September 2026 on the amendment of circulars 2024/2 and 2024/4, on the updated text of circular 2024/2 as published by the Association of Turkish Valuers, and on Turkish lawyers' account of the text of circular 2024/4. A separate registry guide on applying the new rules had not been published at the time of writing; the article will be updated when it appears. It is not legal advice on a specific transaction.