04.02.2026 12:16
A new regulation that fundamentally changes the decision-making, demolition, and sales processes in urban transformation has been published in the Official Gazette and has come into effect. With this regulation, the decision process can begin at the request of a rights holder, if an objection is made to the decision, the share of the objector will be sold to other rights holders, and if the building is converted into land, the state will have the priority to purchase.
The Urban Transformation Directorate has made comprehensive changes to the implementation regulation of Law No. 6306. With the new regulation, the demolition of risky structures and subsequent processes have been accelerated, while the majority requirement in decision-making processes has been redefined. Now, for many transactions in urban transformation, the decision of the simple majority of stakeholders will be sufficient.
PROCESS CAN START WITH A SINGLE OWNER
In parcels with risky structures, the request of only one of the owners will be sufficient to convene a meeting for decisions on new applications. Meetings will be announced to all owners regardless of their share and stake ratio. The simple majority of shares will be taken into account during the meeting and decision-making stage.
DECISIONS WILL BE MADE WITH SIMPLE MAJORITY
According to the new regulation, in risky areas and parcels with risky structures; even if no demolition has taken place, the approval of the simple majority of stakeholders will be sufficient for transactions such as parcel consolidation, separation, sale, new construction, or profit sharing. This aims to prevent minority objections that have long blocked transformation projects.
SHARE OF THE OBJECTIONIST CAN BE SOLD
Owners who do not participate in the decision taken by simple majority will be notified of the decision. If the offer is not accepted within 15 days from the notification, the land shares of the objecting owners will be sold to other stakeholders through auction, provided that they are not below the market value. If the sale does not take place, the shares can be purchased by the Urban Transformation Directorate, the relevant administration, or TOKI.
STATE WILL HAVE PRIORITY AFTER DEMOLITION
If the risky building is demolished and the property becomes land, and a decision to sell is made, the sale of land shares will be offered primarily to the public. If deemed appropriate by the Urban Transformation Directorate, the administration, or TOKI, new housing or business contracts can be made with the owners whose shares have been acquired.
PARCEL CONSOLIDATION AND TRANSFER OF ZONING RIGHTS
Multiple parcels identified as risky can be consolidated with a separate simple majority decision for each parcel. In case of ground unsuitability or lack of construction rights, zoning rights can be transferred to another parcel. In this case, the rights arising from the transformation will continue to be used on the new parcel.
SALE CAN BE RENEWED, EXEMPTIONS WILL BE PROTECTED
If shares are not acquired in the first sale, sales transactions can be renewed with the request of the simple majority. Additionally, in case of transfer to a different parcel, title deed fees and exemption rates will be preserved at certain ratios. The guarantees provided under building permits can also be restructured at a 6% guarantee rate upon the contractor's request.