Türkiye Centralized Citizenship Property Valuations in 2024: What GEDAŞ and the TTB Mean in 2026

Türkiye centralized the official valuation route for citizenship-related property transactions in 2024. The change still matters to buyers in 2026, but it is not a new 2026 law and it did not change the USD 400,000 qualifying threshold.

TKGM Circular 2024/2, effective March 4, 2024, requires valuation-report requests made from that date for citizenship-related sales or sale promises to use GEDAŞ Gayrimenkul Değerleme A.Ş., a subsidiary of the state housing administration TOKİ, through WebTapu/TADEBİS. A buyer may still commission a separate independent appraisal for commercial due diligence, but it cannot replace the GEDAŞ report in the citizenship file (TKGM Circular 2024/2).

The headline requirements did not move. The route still requires at least USD 400,000 in qualifying real estate, with a three-year no-sale restriction annotated on the title deed (Invest in Türkiye).

The two 2024 changes

Circular 2024/2 centralized the official citizenship valuation report with GEDAŞ. Circular 2024/4, effective December 9, 2024, then introduced the Taşınmaz Edinim Sureti ile Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi, or TTB. The TTB is generated through TADEBİS from the GEDAŞ report and sent into the TAKBİS/WebTapu system. It records the amount that can be accepted for citizenship purposes (TKGM Circular 2024/4).

Circular 2024/2 states that the purpose was to standardize reports and prevent differences in property values. That is a compliance control, not a warranty. A GEDAŞ report or TTB does not guarantee that a property is fairly priced, liquid, structurally sound, or likely to resell at the purchase price.

For an ordinary transaction covered by the TTB rules, three records matter and each must support the applicable USD 400,000 threshold:

• the declared sale price, or the total price stated in the qualifying sale-promise documents;
• the documented payment transfers, including the required banking and foreign-exchange evidence; and
• the TTB-confirmed amount derived from the official GEDAŞ report.

If the TTB-confirmed amount is below the threshold, that property package does not establish the required investment amount. The buyer should resolve the shortfall before proceeding and obtain Turkish legal advice on whether to add or replace property or use another qualifying route.

Our read at Civita

Centralization can reduce provider-shopping inside the official process, but it should not be mistaken for investment protection.

The official report answers a citizenship-compliance question: what amount the state will accept for the file. It does not answer the commercial questions that determine whether the purchase is sound. Those include comparable sales, developer solvency, title and construction risk, rental assumptions, currency exposure, resale demand, and the price a non-CBI buyer would pay.

That is why an independent commercial valuation remains useful even though it cannot replace the GEDAŞ report. The two reports serve different purposes: one supports the citizenship file, while the other helps the buyer assess whether the asset and exit assumptions make economic sense.

Türkiye remains one of the major active citizenship routes built around a property asset that may be sold after the required hold. The eventual proceeds are not guaranteed, which makes the distinction between eligibility value and investment value especially important.

What this means for you

If Türkiye is on your shortlist, this control concerns the property transaction rather than the applicant’s personal eligibility. The official scrutiny asks whether the declared price, payment records and TTB-confirmed amount establish the qualifying investment. That is different from proving what the property will be worth in an ordinary resale.

Underwrite it like an investor, not a passport shopper:

• Buy on real value, with margin above the threshold. Do not target exactly $400,000. Target a property whose honest market value clears $400,000 comfortably, so a state appraisal that comes in slightly conservative still leaves you above the line. The cost of a small buffer is trivial next to the cost of a bounced file.
• Reconcile all three official records before you commit. The declared sale price, documented payment transfers, and TTB-confirmed amount must support the threshold. A mismatch is a compliance problem, not a paperwork detail.
• Treat a guaranteed official valuation as a red flag. A private commercial appraisal can help test market value, but it cannot substitute for or predetermine the GEDAŞ report used in the citizenship process. Verify the current citizenship-by-investment requirements against official sources before funds move.

If you are weighing Türkiye against other routes, the calculus is now cleaner, not murkier. Compare it on honest value and a real three-year hold, using our entry-cash and exit-risk framework, and remember that a real-estate program lives or dies on what the asset is actually worth when you eventually sell. If you want a plain-English grounding first, our guides on what citizenship by investment really is and the documents behind a clean source-of-funds file are the place to start.

This is the kind of distinction we exist to make clear. We take a fee for advice and never a commission, so the citizenship requirement and the commercial quality of the asset remain separate questions. If you want an independent view on whether Türkiye fits your situation and what entry price is commercially defensible, that is what our Program-Fit Report is built to deliver.

This is a policy explainer, not legal or tax advice. Program rules and valuation practice change quickly; confirm specifics with a licensed Turkish advisor and the official registry before committing funds.