Ekspertiz (değerleme raporu) is a property valuation report prepared by an appraisal company licensed by Turkey's Capital Markets Board (SPK). It records the property's market value, its legal status and its main physical characteristics.
When a valuation report is required
- Residence permit through property. The appraised value must be at least $200,000 (for purchases after 16 October 2023), and the neighbourhood must be open to foreign residents' registration.
- Citizenship by investment. The appraised value must be at least $400,000, and the property cannot be sold for three years.
- Other purchases. The land registry may also ask for a report on an ordinary purchase.
For a residence permit or citizenship, what counts is the appraised value, not the price in your contract. If the valuer puts the property below the threshold, it will not qualify, even if you paid more.
How the valuation works
A valuer from a licensed firm visits the property, inspects it and checks it against land registry and municipal records. They then prepare a report tied to that specific property and the date of valuation. Turnaround times and fees vary by firm and property, so ask in advance and build the valuation into your completion timetable.
What the report covers
- market value on the date of valuation;
- title deed details: owner, type of ownership, encumbrances;
- whether there is an iskan (occupancy permit) and whether the building matches its approved plans;
- floor area, layout, condition and photographs.
That makes the report a useful extra check: the valuer compares the actual property with its paperwork and notes any discrepancies.
How long it is valid
A report is valid for a limited time — usually up to three months. If completion or your residence permit application is delayed, you may need a fresh valuation. Rules change, so check current requirements before ordering one.
Common mistakes
- Paying in full for a property you are relying on for a residence permit before confirming that its appraised value will meet the threshold.
- Using a firm without an SPK licence — the report will not be accepted.
- Reusing an old report or one prepared for another purpose. Check both the validity date and what it was issued for.
- Forgetting that the valuer reads the documents: problems with the iskan or shared ownership will show up in the report.
How we help
We assess early on whether a property is likely to meet the threshold for a residence permit or citizenship, arrange the valuation and make sure the report is still valid on the day of completion and when you apply. The full buying process is set out in our guide on how to buy a flat in Alanya.