Anyone buying property in Turkey to qualify for citizenship has to work through a valuation report. It is a small document, but it decides whether the purchase counts toward the investment threshold. An Executive Approval dated 28 September 2026 (no. 21914825) has now changed how those reports are obtained, who is covered, and how long they stay usable. The changes are mostly in the buyer’s favour, but they also remove a shortcut some investors relied on.
Why the valuation report matters?
The report is an independent assessment of what a property is worth. Authorities use it to confirm that the declared purchase value is genuine and that the property meets the minimum required for a citizenship application. A weak or outdated report can delay the file or force you to start the process again.
Change 1: You now choose your valuation firm
Until recently, reports were generally arranged through GEDAŞ. From 29 September 2026, applicants can instead select an authorized valuation firm themselves through GABİM, the Real Estate Appraisal Information Center.
For buyers, this means more room to compare:
- Turnaround time: Firms differ in how quickly they can inspect a property and issue a report, which matters when you are working against a closing date.
- Cost: With more than one option, you can compare fees.
- Language and communication: Some firms are better set up to work with international clients.
Freedom of choice does not mean looser standards. Every report remains under GABİM’s audit and control mechanisms, so a firm still has to deliver an accurate, defensible valuation. Choose on reputation and accreditation, not on price alone.
Change 2: REIT-owned properties lose their exemption
Real Estate Investment Trusts (REITs) were previously exempt from the valuation requirement. That exemption has been abolished, so properties owned by REITs are now treated like any other asset and need a valuation report for citizenship purposes.
There is a transitional allowance. Valuation reports a REIT has already prepared under its own sector rules can still be used. To be accepted in a citizenship file, though, such a report must first be reviewed and approved by the Department of Foreign Affairs.
If you are looking at a REIT-held unit, ask the seller early whether a valuation already exists. If one does, find out whether it has been through the Department’s approval, because that step could otherwise hold up your application.
Change 3: Reports stay valid for twelve months
The validity period has doubled, from six months to twelve. This is probably the change that will matter most day to day.
A six-month window was tight. Off-plan purchases, delayed title deed transfers, and slow paperwork could all push a buyer past the deadline and require a second report at extra cost. With twelve months, you have much more breathing room.
The limit still applies. If the application for registering the annotation is not filed within the twelve months, the report must be renewed. Treat the new period as a buffer, not a reason to put off filing.
What this means in practice?
- Plan your sequence. Decide on your valuation firm before you reach the final stages of the purchase, so the report is not the bottleneck.
- Check accreditation. Confirm that any firm you consider is authorized and registered through the official system.
- Track your dates. Note the issue date of your report and work backward to a filing deadline, even with the longer validity.
- Ask about REIT status. If a property is owned by a REIT, raise the valuation question before you commit.
- Keep records. Hold on to the report, the firm’s authorization details, and any correspondence with GABİM or the Department of Foreign Affairs.
The bigger picture
Taken together, the changes point in two directions. The process becomes more flexible and investor-friendly through firm choice and the longer validity period. It also becomes more consistent and transparent, since REIT properties are brought into the same framework and GABİM’s oversight is reinforced.
Rules on citizenship by investment have been adjusted several times in recent years, so always confirm the current requirements before you commit funds. Work with a licensed real estate professional and a qualified immigration lawyer who can check your specific property and timeline against the latest official guidance.
Frequently asked questions
- Can I still use the previous valuation route?
The new rules allow selection through GABİM from 29 September 2026. Confirm with your advisor which route applies to your file. - Do I need a new report if mine is older than six months?
Under the amendment, reports are valid for twelve months from issue. Check the date on yours and confirm with your lawyer. - Is a REIT’s own valuation report enough?
Not by itself. It must be reviewed and approved by the Department of Foreign Affairs to be accepted.
