Turkish Citizenship Property Valuation: The TTB & GEDAŞ System (2026 Guide)

Turkish Citizenship by Investment: The TTB Property Valuation System, Explained

If you are applying for Turkish citizenship by investment through real estate, the single most important document in your file is no longer a private valuation report. Since December 9, 2024, the Turkish government has replaced private property valuation reports with a state-issued certificate called the TTB (Property Acquisition Amount Determination Certificate) — Taşınmaz Edinim Bedeli Tespit Belgesi in Turkish. This is the reference guide to how the new system works in 2026: who issues the TTB, how you get one, what it costs, and why the old rules can cost you your application.

What Is the TTB Certificate?

The TTB is an official document issued by the state that determines whether the property you purchased actually meets the minimum investment amount required for citizenship. It replaces the valuation reports that were previously prepared by private appraisal firms. The certificate is generated digitally through the TADEBİS system and issued by GEDAŞ Gayrimenkul Değerleme A.Ş., the state-affiliated appraisal company.

In practice, the TTB does three things:

• It verifies that the price on your title deed (tapu) matches the market value recorded in the government's digital systems.
• It confirms that your property meets the $400,000 threshold for citizenship (or the applicable threshold on your purchase date).
• It gives the Ministry of Environment, Urbanisation and Climate Change a single, centralised record of every qualifying property transaction.

Because the certificate is state-issued and centrally registered, it is much harder to manipulate than a paper report from a private firm — which is exactly why the system was introduced. If you are still working with old assumptions about "getting a valuation from any licensed firm," read the hidden truths about Turkish citizenship in 2026 before you spend a single lira.

Why Turkey Abandoned Private Valuation Reports

Before December 2024, applicants hired SPK-licensed private appraisal firms to produce a property valuation report (Değerleme Raporu), which was then attached to the citizenship application. The system worked on paper, but it had a structural weakness: the valuation was produced by firms whose income depended on the deal going through, and overvaluation was common. Property was declared at inflated values, applicants met the threshold on paper, and the state had no central registry to cross-check the figures.

The consequences surfaced publicly in August 2026, when the authorities cancelled 6,134 citizenship decisions linked to fraudulent valuation reports. If your file rests on a valuation that does not match reality, the state can reopen it years later — the revocation wave is living proof. Our full breakdown of the cancellations is in Turkey cancels 6,134 citizenship decisions.

Who Issues the TTB: GEDAŞ and TADEBİS

Two names matter in the new system: the issuing company and the platform it runs on.

GEDAŞ Gayrimenkul Değerleme A.Ş.

GEDAŞ is the state-affiliated appraisal company that issues TTB certificates. It is a subsidiary partnership of the Ministry of Environment, Urbanisation and Climate Change and TOKİ (Turkey's Housing Development Administration). It is also the oldest appraisal firm in Turkey (founded in 1994), holds a licence on the SPK (Capital Markets Board) list of real estate appraisal institutions, and is authorised to appraise for banks under BDDK rules. In other words: the same institution that was already the market's reference appraiser now holds the monopoly on citizenship valuations.

The TADEBİS Platform

TADEBİS is the digital system through which TTB applications are processed. The property is registered, the acquisition value is checked against the government's records, and the certificate is generated electronically. Because everything is digital, the process is faster than the old paper pipeline — but it is also unforgiving: if the declared purchase price does not match the official records, the TTB cannot be issued, and the citizenship application cannot proceed.

How the TTB Process Works: Step by Step

Here is the practical sequence a property buyer follows in 2026:

1. Choose a qualifying property. The property must be residential, in an unrestricted area, and priced at or above the citizenship threshold on the date of purchase.
2. Complete the purchase and register the title deed (tapu). The price declared in the tapu must be the real price — the TTB check will compare it with the official records.
3. Apply for the TTB through TADEBİS. Your file is processed by GEDAŞ, which determines the acquisition amount certificate for the property.
4. Receive the TTB certificate. This document is attached to your citizenship file in place of the old private valuation report.
5. Submit your citizenship application. The certificate travels with the rest of your dossier to the relevant directorate.

Anyone offering to "arrange a valuation report" from a private firm for your citizenship file is offering you an invalid document. Do not pay for it. The only valid path runs through the TTB process described here.

Does the SPK List Still Matter?

Yes — but the role changed. The SPK (Capital Markets Board) list of authorised real estate appraisal institutions still exists, and it still matters for other purposes such as bank lending, corporate reporting and tax valuations. For citizenship applications specifically, however, the operative rule is the TTB system: private firm reports are no longer accepted, even if the firm is SPK-licensed. GEDAŞ itself is on the SPK list, which is why the two systems are sometimes confused.

The practical takeaway for applicants: the SPK list tells you which firms are licensed in Turkey, but it no longer tells you which document to put in your citizenship file. That is decided by the TTB regulation.

Current Investment Thresholds in 2026

The valuation procedure changed in December 2024, but the thresholds themselves have been stable:

Note that older thresholds — such as the $250,000 citizenship level used before 2022 — appear in many older articles and are no longer relevant. The current numbers are $400,000 for citizenship and $200,000 for the residence permit route. Our complete $400,000 citizenship investment guide walks through the entire path with current figures.

The August 2026 Warning: 6,134 Revocations

No guide to the TTB system is complete without the revocation wave. In August 2026 the authorities cancelled 6,134 citizenship decisions tied to fraudulent property valuations. Most of these files had one thing in common: valuations that did not match the real purchase price — exactly the weakness the TTB system was built to close.

What this means for you:

• A citizenship granted on a false valuation can be revoked years later — there is no "statute of limitations" protection for a file built on fraud.
• If you are buying now, the TTB protects you: the state cross-checks the price before you are approved, so a clean file stays clean.
• If a seller or agent promises you a "guaranteed valuation" at any price, that is a red flag, not a service.

We analyse the full scope of the cancellations in Turkey cancels 6,134 citizenship decisions — it is essential reading before you commit to any property.

Bottom Line: Build Your File on the TTB, Not on Old Habits

The TTB system is not a rumour or a temporary rule — it is the current, enforced procedure for citizenship by property investment in 2026. Private valuation reports are invalid for citizenship, GEDAŞ issues the certificate through TADEBİS, and the state now has a central record of every qualifying transaction. The 6,134 revocations show the cost of ignoring this.

If you want to structure your purchase so that the TTB is issued cleanly and your citizenship application runs without surprises, talk to SimplyTR. We verify the valuation route, check the property against the current rules, and prepare the complete dossier — including the full documents checklist for Turkish citizenship.