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Gordion Partners

Property Selection and Due Diligence in Turkey

Before you commit to a property, the title deed, the building and the seller should be checked. We help you choose a property that fits your plans and coordinate the checks with licensed professionals, so that you decide on facts.

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In short

Before you buy property in Turkey, the title deed record, any mortgage or annotation, the building's legal status and the seller should be checked, and a sale to a foreigner requires a valuation report from an SPK-licensed firm. For citizenship, the unit and the seller must also pass the eligibility tests and the USD 400,000 three-way test. We help you choose a property and coordinate these checks with licensed professionals, and we recommend an independent lawyer.

By , Founder & Managing Partner, Gordion Partners · Updated

Key facts (as of October 2026)

Valuation report
Required for every sale to a foreigner, from a valuation firm licensed by the Capital Markets Board (SPK), through TADEBİSSource: TKGM, tkgm.gov.tr (opens in a new tab)
Eligible units for citizenship
Independent units under Condominium Law No. 634 (since 12 December 2023); no land, no shares acquired from 1 February 2023, no property bought with a statutory mortgageSource: TKGM, tkgm.gov.tr (opens in a new tab)
Seller for citizenship
Not a foreigner, not an earlier investment citizen, and not someone to whom such a person transferred it in the last 3 yearsSource: TKGM, yourkeyturkiye.gov.tr (opens in a new tab)
Three-way test for citizenship
Title deed price, bank-proven payments and valuation must each be at least USD 400,000; TKGM then issues the Amount Determination Certificate (TTB)Source: TKGM, yourkeyturkiye.gov.tr (opens in a new tab)
Off-plan for citizenship
The full amount in one promise-of-sale contract; separate contracts cannot be added togetherSource: TKGM, yourkeyturkiye.gov.tr (opens in a new tab)
Under-declaration
The penalty for declaring a price lower than the real one is 100% of the tax (Law No. 7566, from 19 December 2025)Source: Resmî Gazete, resmigazete.gov.tr (opens in a new tab)
Revocations in 2026
The Interior Ministry announced that citizenship decisions for 6,134 people had been cancelled or withdrawn, mainly over irregular transactions such as inflated appraisals

Each figure links to its official source. Rules change, so we confirm the current position before you act.

Who it is for

  • Buyers who have chosen a property and want it checked before they commit
  • Investors buying for Turkish citizenship, where the unit and the seller must qualify
  • Buyers of off-plan units who want the developer and the contract looked at
  • Buyers abroad who need someone on the ground in Turkey

Choosing a property

We start from your purpose (a home, a rental investment, citizenship or a residence permit), the city and district, the budget, the size and the timeline. We review the projects and units you are considering against these criteria, and we tell you early when a unit cannot meet a rule you depend on, such as a citizenship or residence permit threshold.

Gordion Partners does not list, market or sell property. Where you need a property search or viewings, this real estate brokerage is provided by Burak Ünal, a registered real estate broker, through his own brokerage; viewings can be in person or by video call. The property projects pages give information on projects in Turkey; they are not our listings.

What is checked before you commit

  • The title deed record: who owns the property, the type of title, the size and the use recorded on it.
  • Encumbrances: mortgages, annotations (şerh), liens and other restrictions registered on the title deed.
  • The building's legal status: whether the building permit and the occupancy permit (iskan) match the unit you are buying.
  • The seller and the contract: whether the person selling is entitled to sell, and what the reservation or sale agreement commits you to.
  • Off-plan projects: the developer, the project's permits, the payment plan and the delivery terms in the contract.
  • The value: whether the price is in line with the market, and the valuation report from a firm licensed by the Capital Markets Board (SPK) that a sale to a foreigner requires.

We coordinate these checks with licensed professionals and recommend that you appoint an independent lawyer to review the title deed record and the contract.

Extra checks for citizenship

A property bought for Turkish citizenship must pass further tests, which we check before you sign:

  • It is an independent unit (bağımsız bölüm) registered under Condominium Law No. 634, for purchases from 12 December 2023. Vacant land does not qualify.
  • It is not a share of a property acquired on or after 1 February 2023, and it was not bought with a statutory mortgage (kanuni ipotek).
  • The seller is not a foreigner or a person who became a Turkish citizen through investment, and not a Turkish citizen or company to whom such a person, or your own first-degree relatives, transferred it in the last 3 years.
  • It has not already been used for a citizenship application.
  • The title deed price, the payments proven by bank records and the valuation are each at least USD 400,000.
  • For an off-plan purchase on a promise-of-sale contract, the full amount is in one contract.

In 2026 the Interior Ministry announced that citizenship decisions for 6,134 people had been cancelled or withdrawn, mainly over irregular transactions such as inflated appraisals. A file must be accurate in every figure. See citizenship by real estate investment.

Who it does not suit

  • Buyers who want a formal legal opinion from us: we do not give legal advice; an independent lawyer does.
  • Buyers who want a check to promise that a property will gain value or earn a set rent: no check can do that.

Costs

The valuation report is charged by the valuation firm, and an independent lawyer charges separately. The state's taxes and fees on the purchase (the title deed fee of 4% in total, the revolving fund fee and any VAT) are explained on purchase assistance. Our own fees are not published: contact us for fees, questions and service scope.

Common red flags

  • A seller who asks for a deposit before you have seen the title deed record.
  • A title deed price lower than the price you actually pay. Since Law No. 7566 (19 December 2025), the penalty for under-declaration is 100% of the tax.
  • Payment requested in cash or to a third party's account.
  • An off-plan unit sold with a promised buy-back or a guaranteed rent.
  • For citizenship: a valuation far above comparable sales, or a seller who used the unit for citizenship before.

Guides

Book a consultation or message us on WhatsApp: send us the project or the unit you are considering, and we will tell you what needs to be checked.

How the process works

  1. Brief and criteria

    We agree your purpose, area, budget and timeline, and the rules a unit must meet for your purpose.

  2. Documents of the unit

    We collect the title deed details, the building's permits and the seller's or developer's documents for the unit you choose.

  3. Checks with licensed professionals

    The title deed record, encumbrances, the building's legal status, the seller's authority and the contract are checked with licensed professionals.

  4. Value

    We compare the price with the market, and an SPK-licensed firm prepares the valuation report that a sale to a foreigner requires.

  5. Citizenship tests

    For citizenship, we check the unit type, the seller, earlier use for citizenship and the USD 400,000 three-way test before you sign.

  6. Findings and decision

    We explain the findings in plain language, in your language, and you decide; an independent lawyer can give you a legal opinion on the contract.

Documents checklist

  • The title deed details of the unit (owner, parcel and unit number)
  • The building permit and the occupancy permit (iskan), or the project's permits for an off-plan unit
  • The reservation, promise-of-sale or sale agreement
  • The seller's identity or company documents and authority to sign
  • The valuation report from an SPK-licensed firm
  • For citizenship: the earlier transfers of the unit

Your full list depends on your situation; we prepare it with you.

Updated

The information on this page is general and is not legal, tax or investment advice. Rules, amounts and procedures change; contact us to confirm the current requirements before you act.

Frequently asked questions

What does property due diligence in Turkey cover?

The title deed record (owner, type of title, size and use), mortgages, annotations and other encumbrances, the building's legal status, the seller's authority to sell, the contract and the value. For citizenship, the eligibility of the unit and the seller as well.

Do you give legal advice?

No. We are investment advisors, not a law firm. We coordinate the checks with licensed professionals and recommend that you appoint an independent lawyer for a legal opinion on the title deed record and the contract.

Is a valuation report required?

Yes, for a sale to a foreigner: a valuation firm licensed by the Capital Markets Board (SPK) prepares it through TADEBİS. For citizenship, the valuation must also be at least USD 400,000, and the land registry (TKGM) checks it before issuing the Amount Determination Certificate (TTB).

Which properties cannot be used for citizenship?

Vacant land, a share of a property acquired on or after 1 February 2023, property bought with a statutory mortgage, property bought from a foreigner or from an earlier investment citizen, and property already used for a citizenship application.

When should the checks be done?

Before you pay a deposit or sign a reservation or sale agreement. A check after payment can show a problem, but it can rarely undo the purchase.

Can the checks be done while I am abroad?

Yes. We collect the documents in Turkey, the property can be viewed by video call, and we explain the findings to you in your language.

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