Official Property Valuation (Ekspertiz) Reports

When do you need an official real estate valuation report in Turkey?

A real estate valuation report (known locally as "ekspertiz" or "değerleme raporu") is an official document establishing a property's actual market value, and Turkish law requires it in several situations where a transaction cannot be completed without it. Since 2019, a valuation report has been mandatory in every property sale where one of the parties is a foreigner, meaning the land registry office (Tapu) will not register the sale without this report attached. The report is also required when financing a property through a bank loan (mortgage), since the bank needs an independent valuation of the property's value before approving financing. And in cases of applying for a real estate residence permit or Turkish citizenship through real estate investment, an official valuation report is required to prove that the property's value meets the legally required minimum for that type of application. In other words, the valuation report is not just an extra piece of paper — it is a legal condition on which the validity of the transaction itself depends in these cases.

Who is authorized to issue a certified valuation report?

No individual or real estate office has the authority to issue a valuation report with official legal standing. Turkish law restricts this right exclusively to real estate valuation companies and experts licensed by the Turkish Capital Markets Board (SPK - Sermaye Piyasası Kurulu), under the notice regulating real estate valuation institutions operating in the financial market. These entities are subject to periodic supervision and oversight by the board, and the responsible expert at such a firm must meet specific qualifications and practical experience before being permitted to sign reports on the company's behalf. As for an informal price estimate given by a broker or real estate office, it is merely a personal opinion with no legal standing, and it is not accepted as a substitute for a certified valuation report in any of the official transactions mentioned above.

Important points to know

Relying on an unlicensed valuation for an official purpose — such as a citizenship, residence, or bank financing application — exposes the entire transaction to the risk of rejection by the relevant official body, since the land registry, banks, and citizenship authorities only recognize reports issued by entities licensed by the Capital Markets Board. Valuation reports also have a limited period of validity, and once it expires, the same report cannot be used in a new transaction — an updated report must be obtained instead. It's also important to understand that the price offered by the seller or real estate broker may differ from the value determined by the official report, and this discrepancy is normal and common, but it can affect how the transaction proceeds if not accounted for in advance, especially in cases of bank financing or citizenship applications that require a minimum value certified in the report.

Frequently asked questions

Is a price estimate from a real estate broker equivalent to an official valuation report? No. A broker's estimate is a non-binding opinion with no official standing, while a certified valuation report is issued exclusively by an expert or company licensed by the Turkish Capital Markets Board, and only this report is accepted in official transactions.

Does a real estate valuation report expire after a certain period? Yes, valuation reports are valid for a limited period only, and once that period ends, a new report must be obtained for use in any new official transaction.

Is a valuation report required in every property purchase in Turkey? Not necessarily in every case, but it is mandatory when one of the parties to the sale is a foreigner, or when applying for bank financing, or when submitting a residence or citizenship application tied to a property.

Who is officially authorized to issue a certified valuation report in Turkey? Only real estate valuation companies and experts licensed by the Turkish Capital Markets Board (SPK) are entitled to issue reports with official legal standing.

Last updated: 2026-09-07