Documents: Turkish to English Turkish → English
Turkish property valuation (ekspertiz) report translation
Certified English translation of a Turkish property valuation report (ekspertiz raporu, değerleme raporu) by an SPK-licensed appraiser, for divorce financial disclosure, probate and inheritance tax, capital gains tax, mortgage lenders and source-of-wealth checks. Full report or summary letter.
What the receiving body requires
“If you need to certify a translation of a document that's not written in English or Welsh, ask the translation company to confirm in writing on the translation: that it's a ‘true and accurate translation of the original document’; the date of the translation; the full name and contact details of the translator or a representative of the translation company.”
Source:
· checked 29 August 2026What a Turkish valuation report is
A valuation report (gayrimenkul değerleme raporu, commonly ekspertiz raporu) is prepared by a licensed real-estate appraiser (SPK lisanslı gayrimenkul değerleme uzmanı) working for a valuation company authorised by the Capital Markets Board (Sermaye Piyasası Kurulu, SPK). Banks commission one for every mortgage (konut kredisi), and since 2019 the land registry requires one for any sale to a foreign national, so most owners have met the document. A full report runs to 15 to 40 pages: identification of the property from the tapu, zoning status (imar durumu), the building permit (yapı ruhsatı) and occupancy permit (yapı kullanma izin belgesi, often called iskân), construction details and photographs, comparable sales (emsal), the valuation approaches used (market, income, cost), the value in lira with and without VAT (KDV), and the appraiser's licence number and signature under the international valuation standards (UDES). A bank's internal version is shorter, at 5 to 10 pages.
A different and much shorter document is the municipal assessed value letter (rayiç bedel or emlak vergisi değeri) issued by the belediye for property tax; it is one page and is not a market valuation, although UK advisers sometimes accept it for a rough figure.
We translate text, tables and headings, photograph captions and the appraiser's stamp. Photographs themselves are described in square brackets and appear in the attached copy of the original.
Who needs it in the UK
- Family court. Form E asks each party to value every property they own, wherever it is, and a Turkish appraisal is the standard way to do it. See translations for the family court.
- Probate and HMRC. The value of a Turkish property at the date of death for inheritance tax, and the value at acquisition or disposal for capital gains tax. HMRC can ask for a professional valuation rather than the owner's estimate.
- Mortgage lenders and banks. Evidence of equity in an overseas property as the source of a deposit, and source-of-wealth checks when sale proceeds arrive in a UK account. Read translations for banks and mortgage lenders.
- Home Office. Visitor-visa applicants sometimes include a valuation as evidence of assets in Türkiye. It is not cash savings for Appendix FM and carries no weight there.
What the translation must contain
None of these bodies has a wording of its own for valuations, so the gov.uk certification standard below is applied: a written confirmation of accuracy, the date and the translator's or company's name and contact details. Our certificate carries them with our registry number and address. In the text we keep every value in lira with the valuation date next to it, because HMRC and the court convert at the rate on that date, not on the date of the translation. Areas are kept in square metres, gross and net (brüt and net alan) are distinguished, and zoning terms are translated with the Turkish original in brackets.
Full report or extract
A certified translation must be complete, and a full report contains many pages of methodology that no UK reader needs. There are three honest ways round this. The first is to translate the whole report and choose the economy option. The second is to ask the valuation company for a summary letter (değerleme özeti), one or two pages with the key figures, which we translate in full. The third is an extract translation, clearly labelled as covering named sections only, which some lenders and accountants accept but courts do not. Tell us who the reader is and we will say which suits.
A valuation is a private document and is not apostilled. An old report is of little use: HMRC and the court want the value at a specific date, and most UK readers treat a report older than a year as out of date.
Price and turnaround
A full report of 15 to 25 pages of 1,000 characters is £150.00 to £250.00; a bank's short report 5 to 8 pages, £50.00 to £80.00; a summary letter 1 or 2 pages. Certification is within the price, and we charge no UK VAT. A full report takes 3 to 5 working days, and this is the document where the economy option, 20 per cent less for double the time, is most often chosen. The fast option halves the time for 60 per cent more. Delivery is a certified PDF; a courier hard copy from Ankara is £30, and collection is not available because we have no UK office.
What you receive
- Translation of the report, including tables, comparables, zoning and permit details and the appraiser's licence block
- Values kept in lira with the valuation date; areas in square metres
- Certificate in the gov.uk wording, dated and signed, with our company details; extract translations clearly labelled
- Certified PDF by e-mail; courier hard copy optional
Frequently asked questions
Is the belediye rayiç bedel letter a valuation?
No. It is the value the municipality uses to assess property tax and is usually well below the market. Some accountants use it as a floor figure, but a court or HMRC wanting a market value expects an appraiser's report.
Will HMRC accept a Turkish valuation for inheritance tax?
HMRC asks for an open-market value at the date of death and does not prescribe who values foreign property. A report by an SPK-licensed appraiser, translated in full, is what UK executors have used in our experience; your solicitor or accountant can confirm what HMRC will want for your estate.
The valuation company can issue the report in English. Does that end the matter?
If the whole report is in English, yes. Large valuation firms sometimes offer this for foreign buyers. Check that the stamps, permit references and comparables are also in English, since those parts are often left in Turkish.
Can I convert the value to pounds myself?
Yes, in a covering note, and give the rate and its date. We leave the lira figure in the translation because the reader has to apply the rate for the valuation date.
My report is three years old. Should I translate it?
Only if the reader wants the value at that date, for instance the value at acquisition for capital gains tax. For a current value, commission a new report; the translation of an old one will be queried.