New 2026 Changes to Turkish Citizenship by Real Estate: What Foreign Investors Need to Know

Important Changes to the Property Valuation Process

Türkiye’s citizenship-by-investment programme has introduced an important change to the way real estate values are assessed for applications based on property investment.

According to the 28 September 2026, No. 21914825 administrative approval, changes have been introduced to the valuation process used in applications for Turkish citizenship through real estate investment.

The changes affect three important areas:

• How investors select property valuation companies
• How valuation reports are reviewed and processed
• How the value stated in the valuation report is treated for citizenship purposes
• How properties owned by Real Estate Investment Trusts (REITs/GYO) are assessed

For international investors considering Turkish citizenship through real estate, understanding these changes is important before purchasing a property or beginning the citizenship application process.

Türkiye’s USD 400,000 Real Estate Citizenship Requirement

The current Turkish citizenship programme allows eligible foreign investors to apply for citizenship through the acquisition of qualifying real estate with a minimum value of USD 400,000, subject to the applicable conditions, including a three-year restriction on resale. This threshold is confirmed by Türkiye’s official “Your Key Türkiye” platform.

The investment amount is not determined simply by the price advertised by the seller. Property valuation and the supporting documentation are important parts of the citizenship procedure.

This is why the latest valuation changes are particularly relevant to foreign buyers.

1. Investors Can Choose Their Valuation Company

One of the notable changes concerns the selection of the valuation company.

Under the new arrangement described in the 28 September 2026 administrative approval, the previous valuation system obtained through GEDAŞ is being removed, with the process returning to a system subject to GABİM supervision and control.

This means that applicants will be able to select an authorised real estate valuation company of their choice for preparing the valuation report.

However, choosing the company does not mean that the report automatically becomes acceptable for citizenship purposes.

The completed valuation report will remain subject to the review and control process conducted by GABİM.

Why is this important?

For investors, the change creates greater flexibility when arranging a valuation while maintaining an additional review mechanism.

The process can therefore be viewed as having two stages:

Authorised valuation company → Valuation report → GABİM review/control

Foreign investors should therefore avoid assuming that selecting a particular valuation company guarantees a specific property value.

2. A 25% Addition to the Reported Property Value

The most significant change concerns the treatment of the value determined in the valuation report.

Under the new procedure described in the 28 September 2026 administrative approval, once the valuation report is uploaded into the system, 25% will be automatically added to the property value stated in the report for the purpose of determining the value used in the citizenship process.

In simple terms:

Valuation Report Value × 125% = System Value for Citizenship Processing

Example

Suppose an authorised valuation company determines that a property has a value of:

USD 320,000

Under the reported new mechanism:

USD 320,000 × 125% = USD 400,000

The system would therefore calculate a citizenship-related value of USD 400,000.

This is particularly relevant because the current real-estate investment threshold for Turkish citizenship is USD 400,000.

However, investors should not interpret the 25% mechanism as meaning that a property can simply be purchased for any amount and automatically qualify for citizenship. The official documentation, purchase price, payment records, valuation process and applicable regulations continue to matter.

3. New Valuation Rules for Real Estate Investment Trust Properties

Another important change concerns properties belonging to Real Estate Investment Trusts (GYO/REITs).

Previously, certain transactions involving GYO properties benefited from an exemption from the valuation/TTB confirmation process.

The new arrangement removes that general valuation exemption.

As a result, properties belonging to GYOs will generally be brought into the valuation process for Turkish citizenship applications.

This creates an additional compliance step for investors purchasing qualifying properties from REIT-related structures.

Can Existing GYO Valuation Reports Be Used?

There is an important qualification.

Existing valuation reports prepared by GYOs under their own applicable regulations may potentially be used for citizenship-related transactions.

However, according to the new procedure, such reports would need to be reviewed and considered appropriate by the Foreign Affairs Department (Yabancı İşler Dairesi Başkanlığı) before being accepted for the citizenship process.

Investors should therefore not assume that a valuation report prepared for another purpose will automatically be accepted for citizenship.

What Does This Mean for Foreign Investors?

The latest changes make the valuation stage an even more important part of the Turkish citizenship-by-investment process.

Foreign investors should consider several points before completing a property purchase.

1. Check the property’s eligibility

Not every property can automatically be used for Turkish citizenship. The property and transaction must satisfy the applicable legal requirements.

2. Understand the valuation process

The valuation report is an important document in establishing the property’s value for the citizenship procedure.

3. Consider the 25% calculation

Under the newly reported system, the value determined in the valuation report is subject to a 25% system-generated addition when calculating the value used for citizenship processing.

4. Keep payment documentation

The official government guidance states that the amounts declared in the official deed and payment documentation must satisfy the applicable investment requirement and be confirmed through the relevant valuation/investment determination process.

5. Pay attention to GYO properties

Investors purchasing from a Real Estate Investment Trust should confirm whether the property’s valuation documentation satisfies the requirements for citizenship applications.

Does the USD 400,000 Requirement Still Apply?

Yes.

The new valuation procedure does not, by itself, mean that Türkiye has reduced the statutory real-estate investment threshold.

The official government information continues to state that the qualifying real estate investment threshold is USD 400,000, together with the applicable three-year resale restriction.

The important distinction is between:

The legal investment requirement

and

the method used to determine and confirm the property’s value for the citizenship procedure.

This distinction is particularly important for investors because the valuation report, official deed, payment records and relevant government confirmations all form part of the overall application process.

Why Professional Due Diligence Is Essential

Turkish citizenship through real estate is a significant investment decision. The valuation stage should therefore be addressed before the transaction is completed, rather than treated as a formality after the property has been purchased.

A foreign investor should review:

• Property title and ownership status
• Existing mortgages or restrictions
• Property eligibility for citizenship
• Official purchase price
• Valuation methodology
• Payment documentation
• Foreign currency purchase requirements where applicable
• Three-year resale restriction
• Current valuation and citizenship procedures
• Whether the seller or project involves a GYO structure

Türkiye’s official guidance also confirms that the citizenship process includes valuation documentation and verification of the investment amount.

A More Structured Valuation System for 2026

The reported September 2026 changes create a different framework for property valuation in citizenship applications.

The main elements can be summarised as follows:

The purpose of the changes is to establish a clearer valuation mechanism while retaining government oversight of the figures used in citizenship applications.

Final Thoughts for Property Investors

The September 2026 changes represent an important development for foreigners considering Turkish citizenship through real estate.

The ability to select an authorised valuation company provides greater flexibility, while the return of GABİM supervision introduces an additional review stage. At the same time, the new 25% system calculation can have a significant effect on how the property’s value is reflected in the citizenship process.

The changes concerning GYO properties are also particularly relevant for investors purchasing from large-scale developers and investment structures.

For anyone planning to purchase property in Türkiye for citizenship purposes, the safest approach is to examine the property, valuation, payment structure and eligibility requirements before signing the transaction.

At SelectTurkey, we help international investors understand the Turkish real estate market and evaluate properties in line with the applicable investment and citizenship requirements.