Property Valuation and Due Diligence for Foreign Buyers in Muğla
Muğla Eksper (Muğla Gayrimenkul Ekspertizlik ve Danışmanlık A.Ş.) works with foreign nationals buying property in Bodrum, Fethiye, Marmaris, Datça, Dalaman, Ortaca, Köyceğiz, Menteşe and the other districts of Muğla. We offer independent valuation and due diligence. Where an official report is required — for citizenship and certain other transactions — we coordinate the process with authorised valuation companies.
- 15 years of sector experience
- SPK-licensed valuation expert
- RICS APC candidate
- Offices across Muğla
Is a valuation report required when a foreign national buys property?
Not as a general rule — a report is required for citizenship-related purchases and may be required in certain transactions governed by specific rules.
Under the Land Registry (TKGM) circulars in force at the time of writing, a valuation report is not required in transactions involving foreign nationals, except those aimed at acquiring Turkish citizenship (TKGM Circular No. 2024/4, as amended in September 2026).
- The earlier rule that required a report in every sale involving a foreign national (Circular No. 2019/1) was repealed on 13 June 2024.
- This applies when the buyer is a foreign national, when both parties are foreign, and when a foreign seller sells to a Turkish buyer.
- Some other land registry transactions have their own rules and may require a report. Your Land Registry Office will tell you if this applies to your case.
Even where no report is required, many buyers commission an independent valuation before signing.
Two separate services
Independent Property Valuation and Due Diligence
Optional. Commissioned by you, the buyer, before you pay a deposit or sign at the Land Registry: market value, title deed, zoning, building documents and an on-site inspection.
How it works →Citizenship Valuation and Official Report Coordination
For citizenship purchases and other transactions where the regulations require an official report. These reports are issued by SPK-authorised valuation companies; we work with them as a local solution partner.
How it works →A — Independent Property Valuation and Due Diligence
This service is optional and is commissioned by you, the buyer. It helps you understand what you are buying before you commit. It is not an official Land Registry report and does not replace one where the regulations require it.
What we review
- Market value: an estimate of the property's market value on the valuation date, based on International Valuation Standards (IVS) and the evidence available.
- Title deed: ownership, shares, mortgages, annotations and restrictions on the register.
- Zoning status: the planning designation and building rights of the plot, and coastline or forest restrictions where relevant.
- Building documents: building permit and occupancy permit (iskân), and whether the building appears to match its approved project.
- On-site inspection: the property's condition, access, surroundings and visible differences from the documents.
What you receive
A written report setting out what was checked, which documents were seen, the value conclusion and its limitations. On request, the report can be prepared in English; the scope and fee are agreed in advance.
B — Citizenship Valuation and Official Report Coordination
Who issues the official report
Where a report is required — for citizenship purchases and for certain other transactions governed by specific rules — it is issued through the Land Registry's valuation system (TADEBİS) by valuation companies authorised by the Capital Markets Board of Türkiye (SPK). The company must be an active member of the Association of Turkish Valuation Experts (TDUB) and registered in TADEBİS (TKGM Circular No. 2024/2). Since September 2026, citizenship-related reports may be prepared by any such SPK-authorised company.
Muğla Eksper is not an authorised valuation company and does not issue these reports in its own name. We prepare your file and explain the Web Tapu steps, and we coordinate with an authorised valuation company. Where that company assigns the work to us, our SPK-licensed valuation expert carries out the on-site inspection and valuation work. The report is always issued and signed in the name of the authorised company.
How the application works
For a citizenship-related report, the process is as follows:
- Who applies: the property owner (normally the seller) applies through the Land Registry's Web Tapu portal, using the valuation request option for citizenship purposes. For a company, its authorised representative applies; for shared ownership, one co-owner's application is enough.
- Choice of company: the valuation company is either chosen by the applicant or assigned automatically by the system.
- Fee: the fee and payment deadline are sent by SMS or e-mail. No company is assigned until the fee is paid; unpaid requests are cancelled.
- Report: the company inspects the property and sends the electronically signed report to the Land Registry system. It is signed by at least three people: the responsible valuation expert, a reviewer and a valuation expert.
Citizenship by property acquisition: key rules at the time of writing
- Threshold: for sale or sale-promise contracts (satış vaadi) concluded on or after 13 June 2022, the minimum investment is USD 400,000. Earlier acquisitions are subject to the thresholds and rules in force at their date.
- Threshold test: the sale price in the official deed and the related bank transfers must each meet the threshold. This is confirmed by an Amount Determination Document (TTB — Tutar Tespit Belgesi), issued as an annex to the valuation report through the Land Registry's valuation system (TADEBİS) and sent to the Land Registry system. Paper TTBs are not accepted.
- Currency: the foreign currency is converted at a bank in Türkiye, and the bank sends its foreign currency purchase document to the Land Registry Office.
- Three-year commitment: the buyer undertakes not to sell the property for three years, and this commitment is annotated on the title deed.
- Eligible property: generally an independent unit under condominium ownership (kat mülkiyeti), or a plot with a permanent building that has an occupancy permit (yapı kullanma izni / iskân). Plots without buildings, agricultural land and timeshares are among the exclusions; some previously transferred properties are also excluded.
- Exceptions: when the seller is a public body or municipality, a TTB is not normally required. When the seller is a real estate investment company (Gayrimenkul Yatırım Ortaklığı, GYO), no TTB is required either; instead, the GYO submits a valuation report published on the Public Disclosure Platform (KAP) and dated before the title deed transaction, or a new report is requested through Web Tapu/TADEBİS.
- Title deed fee: the TTB amount is not binding for the title deed fee.
- Who decides: the Land Registry Regional Directorate issues the Real Estate Investment Certificate (Taşınmaz Yatırımı Tespit Belgesi, TYTB); the citizenship decision is made by the competent authorities.
| Document | Period | Note |
|---|---|---|
| Valuation report used in land registry transactions | 12 months | A change in the land register that affects value requires a new report regardless of the period. |
| TTB → transaction application | 12 months at most | After 12 months, the underlying report must be renewed. |
These rules change from time to time. Check them against the current official texts and your Land Registry Office before every transaction.
No guarantees. We give no guarantee that a report or TTB will be accepted, that a transaction will be completed or that citizenship will be granted. These decisions belong to the competent authorities.
Can foreign nationals buy property in Türkiye?
Yes, within the limits of Article 35 of the Land Registry Law No. 2644:
- Nationality: the buyer must be a citizen of a country whose nationals may acquire property in Türkiye. The list is determined by the President of the Republic and can change.
- Area limits: a foreign individual may acquire up to 30 hectares across Türkiye, and total foreign ownership may not exceed 10% of the privately owned land in a district.
- Undeveloped land: a buyer of land without buildings must have a development project approved within two years.
- Military and security zones: restrictions apply. The Land Registry checks them from its own records during the transaction.
Authorised valuation company vs. SPK-licensed valuation expert
| Authorised valuation company | SPK-licensed valuation expert | |
|---|---|---|
| What it is | A company authorised by SPK to perform valuation in the capital markets | An individual holding the Real Estate Valuation Licence |
| Official reports for Land Registry / citizenship | Yes, in the company's name, through TADEBİS | No, not in their own name. Works within an authorised company and signs on its behalf. |
| Muğla Eksper | Consultancy firm | Our founder Yaşar Kırdar personally holds SPK Licence No. 404057 and is an RICS APC candidate (No. 6840553) |
Documents usually needed for a purchase
This list is for orientation only, based on the Land Registry's published guidance for foreign nationals. Your Land Registry Office confirms the exact documents when the appointment is booked.
- Identity: the buyer's passport or national identity document, with a translation where needed.
- Identity Information Declaration Form: completed and signed by foreign individuals for land registry applications, with one recent photograph (6 × 4 cm, taken within the last six months).
- Foreign identification number: if the buyer does not have one, the Land Registry Office arranges it during the application.
- Sworn translator: required at the appointment if a party does not speak Turkish.
- Representative: if acting through a representative, the power of attorney or other authorisation document.
- Property: the title deed, if available, and a valid compulsory earthquake insurance policy for buildings. Some municipalities also require a property value certificate (emlak rayiç değeri).
- Valuation report: only where required — for citizenship purchases (together with the TTB) or a transaction governed by specific rules.
- Citizenship transactions: the bank documents for the currency conversion and transfers.
Local inspection across Muğla
Muğla is a large province with very different coastal and inland markets. Local knowledge matters when reading the title deed, the zoning plan and the coastline and forest restrictions. With 15 years of sector experience, we arrange inspections across the province from:
Contact us
Tell us the district, the type of property and whether you need an independent valuation (Service A) or support with a citizenship or other official report (Service B). We will explain the scope and the fee before any work starts.
E-mail: info@muglaeksper.com.tr
Please do not send passport copies or other personal documents until the scope has been agreed. Personal data is processed under our KVKK privacy notice (in Turkish).
Frequently asked questions
Do I need a valuation report to buy a property as a foreigner?
Not as a general rule. Under the Land Registry circulars in force at the time of writing, a report is required for purchases aimed at Turkish citizenship, and for other transactions only where specific rules apply. You can still commission an independent valuation for your own decision.
Can you issue the official report for my citizenship application?
No. Official reports are issued by SPK-authorised valuation companies through the Land Registry system. We prepare your file and coordinate with an authorised company. Where that company assigns the work to us, we carry out the inspection and valuation with our SPK-licensed expert.
Who applies on Web Tapu — the buyer or the seller?
The property owner, normally the seller, applies. We can explain each step to both sides.
How long can a valuation report be used?
At the time of writing, a valuation report can be used in land registry transactions for 12 months, and the interval between the TTB and the transaction application may not exceed 12 months. A change in the land register that affects value requires a new report.
Do you guarantee citizenship eligibility?
No. Eligibility and citizenship decisions belong to the competent authorities.
Last updated: 31 October 2026. This page is for general information only and is not legal advice. Regulations change; check with the Land Registry and Web Tapu before any transaction. The official Turkish texts prevail.