Foreign buyers often see “valuation-exempt” in Turkish property listings. For a citizenship investment, the phrase needs careful checking: an exemption from a separate property valuation report applies to certain transactions, not to every project advertised under that label.
What does valuation report exemption mean?
The real estate route to Turkish citizenship requires a qualifying property investment of at least USD 400,000 and a three-year restriction on sale. Normally, the land registry also examines a property valuation report. Under Land Registry and Cadastre General Directorate (TKGM) instructions, certain sales can be assessed without that separate report.
Exemption does not mean the price is automatically accepted or that the investment is risk-free. In an exempt transaction, the official sale deed and bank transfer records still matter. TKGM may request further valuation evidence when it considers this necessary.
Which property sales may qualify?
Public bodies and TOKİ
Sales by qualifying public institutions and their entities, including certain TOKİ transactions, may fall within the report exemption. The actual selling entity and transaction documents must be reviewed.
Emlak Konut and revenue-sharing arrangements
Relevant sales by Emlak Konut GYO and qualifying revenue-sharing arrangements can be exempt. A developer’s marketing reference to Emlak Konut is not enough: the contractual structure and documentary link to the qualifying entity should be verified.
Real estate investment trusts (GYO / REIT)
The rules cover sales by a GYO legal entity. A project developed, branded or marketed by a listed company is not automatically exempt if a different seller completes the transaction. Verify the seller in the official deed.
Municipalities and affiliated entities
Qualifying sales by municipalities, their enterprises or subsidiaries, and relevant revenue-sharing transactions may also be exempt. Municipal involvement alone does not establish that every unit in a project qualifies.
What should an investor check before signing?
- Confirm the legal identity of the seller and obtain documents showing any qualifying public or revenue-sharing structure.
- Check the title deed, mortgages, liens, annotations, zoning status and the property’s eligibility for the citizenship route.
- Ensure the official sale price and traceable bank payments meet the applicable investment threshold; plan the three-year sale restriction.
- Ask the land registry or legal adviser to confirm whether a report is required for this transaction and whether additional evidence may be requested.
How IGA Law Firm can help
Our Istanbul team can review the seller and contract structure, examine title and payment documents, coordinate the land registry process and prepare the citizenship file. Each application depends on its documents and official assessment; neither the exemption nor citizenship approval is guaranteed.
Published: 15 November 2025. Legal information last reviewed: 14 October 2026. Rules and administrative practice can change; confirm the requirements before committing to a purchase.
Official sources
TKGM: 7 December 2021 clarification on transactions without valuation reports
TKGM: notice on exempt institutions
Invest in Türkiye: property acquisition and citizenship guidance
