[{"data":1,"prerenderedAt":316},["ShallowReactive",2],{"page:\u002Fen\u002Fblog\u002Finherited-shared-and-mortgaged-flats-in-urban-transformation-turkey\u002F":3,"nav:en":245},{"kind":4,"locale":5,"path":6,"alternates":7,"seo":11,"breadcrumbs":17,"jsonld":26,"data":169,"dims":241},"blog","en","\u002Fen\u002Fblog\u002Finherited-shared-and-mortgaged-flats-in-urban-transformation-turkey\u002F",{"tr":8,"en":6,"ar":9,"ru":10},"\u002Fblog\u002Fkentsel-donusumde-hisseli-tapu-mirasci-ipotekli-daire\u002F","\u002Far\u002Fblog\u002Finherited-shared-and-mortgaged-flats-in-urban-transformation-turkey\u002F","\u002Fru\u002Fblog\u002Fnasledstvo-dolevaya-sobstvennost-i-ipoteka-pri-gorodskoy-renovatsii\u002F",{"title":12,"description":13,"image":14,"canonical":6,"type":15,"published":16,"modified":16},"Inheritance, Co-Ownership and Mortgages in Urban Transformation","How does urban transformation (kentsel dönüşüm) proceed when a registered owner has died, an inheritance is undivided, heirs disagree, or flats carry a…","\u002Fimages\u002Fuploads\u002F2025\u002F04\u002Fyesilkoy-akuren-apartmani-img-04.jpg","article","2026-10-21",[18,21,24],{"text":19,"href":20},"Home","\u002Fen\u002F",{"text":22,"href":23},"Blog","\u002Fen\u002Fblog\u002F",{"text":25},"Inherited, Co-Owned and Mortgaged Flats in Urban Transformation: How Does It Work? (2026)",[27,40,62,87],{"@type":28,"itemListElement":29},"BreadcrumbList",[30,34,37],{"@type":31,"position":32,"name":19,"item":33},"ListItem",1,"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002F",{"@type":31,"position":35,"name":22,"item":36},2,"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fblog\u002F",{"@type":31,"position":38,"name":25,"item":39},3,"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fblog\u002Finherited-shared-and-mortgaged-flats-in-urban-transformation-turkey\u002F",{"@type":41,"@id":42,"headline":25,"description":43,"datePublished":16,"dateModified":16,"inLanguage":5,"image":44,"author":45,"publisher":51,"mainEntityOfPage":39,"keywords":52,"articleSection":53,"wordCount":54,"mentions":55},"BlogPosting","https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fblog\u002Finherited-shared-and-mortgaged-flats-in-urban-transformation-turkey\u002F#article","How does urban transformation (kentsel dönüşüm) proceed when a registered owner has died, an inheritance is undivided, heirs disagree, or flats carry a mortgage, attachment or usufruct? A guide based on Turkish Law No. 6306 and its regulation.","https:\u002F\u002Fwww.cetyapi.com.tr\u002Fimages\u002Fuploads\u002F2025\u002F04\u002Fyesilkoy-akuren-apartmani-img-04.jpg",{"@type":46,"name":47,"url":48,"parentOrganization":49},"Organization","ÇET Yapı Editorial Team","https:\u002F\u002Fwww.cetyapi.com.tr\u002F",{"@id":50},"https:\u002F\u002Fwww.cetyapi.com.tr\u002F#organization",{"@id":50},"urban transformation heirs Turkey, inherited flat kentsel dönüşüm, mortgaged flat urban transformation, co-owned title deed Turkey, certificate of inheritance Turkey, attachment haciz urban transformation","Urban Transformation",944,[56,58,60],{"@id":57},"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fprojects\u002Fyesilkoy-ates-sitesi\u002F#project",{"@id":59},"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fprojects\u002Fcet-merter-insaya-residences\u002F#project",{"@id":61},"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fprojects\u002Fcet-bahcelievler-insaya-konaklari\u002F#project",{"@type":63,"mainEntity":64},"FAQPage",[65,71,75,79,83],{"@type":66,"name":67,"acceptedAnswer":68},"Question","Can urban transformation go ahead if the registered owner has died?",{"@type":69,"text":70},"Answer","Yes. Heirs obtaining a certificate of inheritance and registering the transfer at the land registry speeds things up. Law No. 6306 also empowers the Ministry, TOKİ and the authority to obtain a certificate of inheritance, have a trustee appointed, or act on the basis of the last registered owner.",{"@type":66,"name":72,"acceptedAnswer":73},"What happens if the heirs disagree?",{"@type":69,"text":74},"If the estate is undivided, the heirs own that share jointly and, as a rule, must act together. Any heir may ask the civil court of peace to appoint a representative for the community of heirs (Turkish Civil Code Art. 640). The heirs can also convert the joint ownership into co-ownership so that each votes with their own share.",{"@type":66,"name":76,"acceptedAnswer":77},"Can heirs object to the risky-building assessment?",{"@type":69,"text":78},"Yes. Under Article 7 of the 6306 Implementing Regulation, an objection may be filed by the owner or legal representative — or by the heirs if the owner has died — within 15 days of the last day of the notice at the neighbourhood office.",{"@type":66,"name":80,"acceptedAnswer":81},"Can a mortgaged or attached flat enter urban transformation?",{"@type":69,"text":82},"Yes. Under Article 6 of Law No. 6306, mortgages, attachments and other annotations continue on the shares and do not block plot merger, subdivision or condominium registration. In the new building they continue only on the units allocated to that owner.",{"@type":66,"name":84,"acceptedAnswer":85},"Does a lawsuit to end co-ownership stop urban transformation?",{"@type":69,"text":86},"No. Under Article 15 of the 6306 Implementing Regulation, a pending action to end co-ownership does not prevent a decision by simple majority of shares or acting on that decision.",{"@type":88,"@id":50,"name":90,"alternateName":91,"legalName":95,"identifier":96,"hasCredential":104,"url":48,"logo":111,"image":113,"description":114,"foundingDate":115,"founder":116,"email":119,"telephone":120,"address":121,"openingHoursSpecification":127,"areaServed":137,"knowsAbout":158,"sameAs":166},[46,89],"GeneralContractor","ÇET Yapı Turizm A.Ş.",[92,93,94],"ÇET Yapı","Çet Yapı","CET Yapi","ÇET YAPI TURİZM ANONİM ŞİRKETİ",[97,101],{"@type":98,"propertyID":99,"value":100},"PropertyValue","MERSİS","0242051074500011",{"@type":98,"propertyID":102,"value":103},"İstanbul Ticaret Sicil No","818550-0",{"@type":105,"credentialCategory":106,"name":107,"recognizedBy":108},"EducationalOccupationalCredential","license","Yapı Müteahhitliği Yetki Belgesi – E grubu (No 0034211566204056)",{"@type":109,"name":110},"GovernmentOrganization","T.C. Çevre, Şehircilik ve İklim Değişikliği Bakanlığı",{"@type":112,"url":113},"ImageObject","https:\u002F\u002Fwww.cetyapi.com.tr\u002Fimages\u002Ftheme\u002Fcet-yapi-logo.png","Founded in Istanbul in 1993, ÇET Yapı is a Turkish contractor delivering turnkey school campuses, housing, urban transformation, design and restoration.","1993",{"@type":117,"name":118},"Person","Doç. Dr. Ahmet Çetinsaya","info@cetyapi.com.tr","+902126623000",{"@type":122,"streetAddress":123,"addressLocality":124,"addressRegion":125,"addressCountry":126},"PostalAddress","Çobançeşme Mah. Sanayi Cad. No:44 Nish İstanbul Residence D Blok D:186 Yenibosna","Bahçelievler","İstanbul","TR",{"@type":128,"dayOfWeek":129,"opens":135,"closes":136},"OpeningHoursSpecification",[130,131,132,133,134],"Monday","Tuesday","Wednesday","Thursday","Friday","09:00","18:00",[138,141,143,146,148,150,152,154,156],{"@type":139,"name":140},"Country","Türkiye",{"@type":142,"name":125},"City",{"@type":144,"name":145},"AdministrativeArea","Beşiktaş, İstanbul",{"@type":144,"name":147},"Kadıköy, İstanbul",{"@type":144,"name":149},"Sarıyer, İstanbul",{"@type":144,"name":151},"Bakırköy, İstanbul",{"@type":144,"name":153},"Üsküdar, İstanbul",{"@type":144,"name":155},"Şişli, İstanbul",{"@type":144,"name":157},"Bahçelievler ve Güngören, İstanbul",[159,160,161,162,163,164,165],"School construction","Educational campus construction","Urban transformation","Real estate development","Architectural design","Historic building restoration","Turnkey construction",[167,168],"https:\u002F\u002Fwww.instagram.com\u002Fcet_yapi\u002F","https:\u002F\u002Fx.com\u002FCetYapi",{"title":25,"html":170,"toc":171,"tldr":193,"faq":198,"sources":204,"image":14,"imageAlt":214,"published":215,"publishedIso":16,"modified":216,"modifiedIso":16,"reading":217,"related":218,"more":228,"urbanCta":216},"\u003Cp>In older Istanbul apartment buildings, what slows urban transformation (kentsel dönüşüm) most is often legal rather than technical: an owner on the title deed who died years ago, an undivided inheritance, heirs who cannot reach each other, or mortgages and attachments on flats. The good news is that the law contains provisions that stop these situations from blocking the process entirely. Based on Law No. 6306 and its Implementing Regulation, here is how ÇET Yapı sees these common cases play out.\u003C\u002Fp>\n\u003Ch2 id=\"the-basic-rule-decisions-by-simple-majority-of-shares\">The basic rule: decisions by simple majority of shares\u003C\u002Fh2>\n\u003Cp>Under Article 6 of Law No. 6306, decisions on a plot with a risky building — rebuilding, flat-for-land, sale of shares — are taken by \u003Cstrong>a simple majority of co-owners in proportion to their shares\u003C\u002Fstrong>. Not everyone has to agree, but it must be clear who casts each share&#39;s vote. That is exactly where inheritance and co-ownership matter. We explain the decision itself in our \u003Ca href=\"\u002Fen\u002Fblog\u002Fmajority-decision-in-urban-transformation-turkey\u002F\">majority decision guide\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"a-registered-owner-who-has-died\">A registered owner who has died\u003C\u002Fh2>\n\u003Cp>If a deceased person is still registered as owner:\u003C\u002Fp>\n\u003Col>\n\u003Cli>\u003Cstrong>Certificate of inheritance:\u003C\u002Fstrong> issued by the civil court of peace or a notary.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Registration of the transfer:\u003C\u002Fstrong> with the certificate, the share is registered in the heirs&#39; names at the land registry.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Acting together or through a proxy:\u003C\u002Fstrong> the heirs act together at the owners&#39; meeting or give one of them a power of attorney.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Cp>Even if the heirs take no action, the process does not stop entirely: Article 6 of Law No. 6306 empowers \u003Cstrong>the Ministry, TOKİ and the authority to obtain a certificate of inheritance, have a trustee appointed, or act on the basis of the last registered owner\u003C\u002Fstrong>. Still, timely registration is the healthiest path so that heirs can protect their rights and avoid delay.\u003C\u002Fp>\n\u003Cp>Heirs can also object to the risky-building assessment: under Article 7 of the Implementing Regulation, an objection may be filed by the owner or legal representative — \u003Cstrong>or by the heirs if the owner has died\u003C\u002Fstrong> — within \u003Cstrong>15 days\u003C\u002Fstrong> of the last day of the notice at the neighbourhood office. See our \u003Ca href=\"\u002Fen\u002Fblog\u002Frisky-building-assessment-in-turkey\u002F\">risky-building assessment guide\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"when-heirs-disagree\">When heirs disagree\u003C\u002Fh2>\n\u003Cp>If the estate is undivided, the heirs own the share \u003Cstrong>jointly\u003C\u002Fstrong>. Under the Turkish Civil Code, joint owners decide \u003Cstrong>unanimously\u003C\u002Fstrong> as a rule, so one heir&#39;s refusal can leave that share&#39;s vote unusable. Solutions:\u003C\u002Fp>\n\u003Cdiv class=\"table-responsive\">\u003Ctable class=\"table table-striped table-hover\">\n\u003Cthead>\n\u003Ctr>\n\u003Cth>Situation\u003C\u002Fth>\n\u003Cth>Solution\u003C\u002Fth>\n\u003C\u002Ftr>\n\u003C\u002Fthead>\n\u003Ctbody>\u003Ctr>\n\u003Ctd>Heirs agree but live far apart\u003C\u002Ftd>\n\u003Ctd>A notarised \u003Cstrong>power of attorney\u003C\u002Fstrong> to one heir\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>One heir does not take part\u003C\u002Ftd>\n\u003Ctd>Ask the civil court of peace to \u003Cstrong>appoint a representative\u003C\u002Fstrong> for the community of heirs (Civil Code Art. 640)\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>Heirs want to decide separately\u003C\u002Ftd>\n\u003Ctd>\u003Cstrong>Convert joint ownership into co-ownership\u003C\u002Fstrong>; each heir votes with their own share\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>Co-owners want to end co-ownership entirely\u003C\u002Ftd>\n\u003Ctd>An action to end co-ownership (it does not stop the transformation decision)\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003C\u002Ftbody>\u003C\u002Ftable>\n\u003C\u002Fdiv>\u003Cp>Under Article 15 of the Implementing Regulation, \u003Cstrong>a pending action to end co-ownership does not prevent\u003C\u002Fstrong> a decision by simple majority of shares or acting on it.\u003C\u002Fp>\n\u003Ch2 id=\"co-owned-title-deeds-several-owners-of-one-flat\">Co-owned title deeds: several owners of one flat\u003C\u002Fh2>\n\u003Cp>A flat owned by several people (co-ownership) is not a problem for transformation: each co-owner votes in proportion to their share. Points to watch:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>Establish the share ratios on the title deed and up-to-date contact details at the start\u003C\u002Fli>\n\u003Cli>For the shares of co-owners who do not join the decision, the \u003Cstrong>auction\u003C\u002Fstrong> procedure in Article 15\u002FA of the Regulation applies; only consenting co-owners may bid in the first sale\u003C\u002Fli>\n\u003Cli>Settle in the contract which new unit goes to whom, together with the split between co-owners\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"mortgaged-attached-or-usufruct-encumbered-flats\">Mortgaged, attached or usufruct-encumbered flats\u003C\u002Fh2>\n\u003Cp>Flats with a bank mortgage, an attachment or a usufruct can also enter transformation. Article 6 of Law No. 6306 and Article 15 of the Regulation set out clearly what happens:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cstrong>The rights continue:\u003C\u002Fstrong> after demolition, real and personal rights and annotations restricting disposal \u003Cstrong>continue on the shares\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>They do not block the process:\u003C\u002Fstrong> these entries do not prevent plot merger, subdivision, allocation, cession, registration, condominium servitude or condominium ownership, and no consent is required.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>They move only to the right unit:\u003C\u002Fstrong> in the new building they continue, without consent, \u003Cstrong>only on the units allocated to the owner who bears them\u003C\u002Fstrong>. Your neighbour&#39;s mortgage does not move to your new flat.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>On a share sale:\u003C\u002Fstrong> if a non-consenting owner&#39;s share is sold, a mortgage, attachment or usufruct \u003Cstrong>does not block the sale\u003C\u002Fstrong>; the rights continue \u003Cstrong>on the sale proceeds\u003C\u002Fstrong>, which are frozen at the bank, and the entries are then removed from the register (Regulation Art. 15\u002FA).\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>In practice, an owner with a mortgaged flat should \u003Cstrong>talk to the bank\u003C\u002Fstrong> before the decision and agree how the mortgage will move to the new flat.\u003C\u002Fp>\n\u003Ch2 id=\"a-checklist-for-the-start-of-the-process\">A checklist for the start of the process\u003C\u002Fh2>\n\u003Col>\n\u003Cli>Obtain \u003Cstrong>current title records\u003C\u002Fstrong> for every unit: owners, share ratios, mortgages, attachments, usufruct and other annotations.\u003C\u002Fli>\n\u003Cli>Start \u003Cstrong>certificate of inheritance and registration\u003C\u002Fstrong> for deceased owners.\u003C\u002Fli>\n\u003Cli>Agree a \u003Cstrong>power of attorney\u003C\u002Fstrong> or \u003Cstrong>representative\u003C\u002Fstrong> for scattered heirs and co-owners.\u003C\u002Fli>\n\u003Cli>Owners with mortgages should speak to their \u003Cstrong>banks\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003Cli>Hold the owners&#39; meeting in line with the Regulation&#39;s \u003Cstrong>notice and service rules\u003C\u002Fstrong> and document the decision.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Cp>Fee and tax exemptions for transformation transactions are summarised in our \u003Ca href=\"\u002Fen\u002Fblog\u002Ftax-and-fee-exemptions-in-urban-transformation-turkey\u002F\">tax exemptions guide\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"working-with-cet-yapi\">Working with ÇET Yapı\u003C\u002Fh2>\n\u003Cp>ÇET Yapı has delivered housing, education and urban transformation projects in Istanbul since 1993; we completed the \u003Ca href=\"\u002Fen\u002Fprojects\u002Fyesilkoy-ates-sitesi\u002F\">Yeşilköy Ateş Residence\u003C\u002Fa> transformation in 20 months. To review your building&#39;s ownership structure and title records and map out the right path, fill in our \u003Ca href=\"\u002Fen\u002Furban-transformation\u002F#on-basvuru\">pre-application form\u003C\u002Fa>.\u003C\u002Fp>\n\u003Cblockquote>\n\u003Cp>This article is general information and not legal advice. Any case involving inheritance, co-ownership, mortgages or attachments should be reviewed by a lawyer on the basis of the title records.\u003C\u002Fp>\n\u003C\u002Fblockquote>\n",[172,175,178,181,184,187,190],{"id":173,"text":174},"the-basic-rule-decisions-by-simple-majority-of-shares","The basic rule: decisions by simple majority of shares",{"id":176,"text":177},"a-registered-owner-who-has-died","A registered owner who has died",{"id":179,"text":180},"when-heirs-disagree","When heirs disagree",{"id":182,"text":183},"co-owned-title-deeds-several-owners-of-one-flat","Co-owned title deeds: several owners of one flat",{"id":185,"text":186},"mortgaged-attached-or-usufruct-encumbered-flats","Mortgaged, attached or usufruct-encumbered flats",{"id":188,"text":189},"a-checklist-for-the-start-of-the-process","A checklist for the start of the process",{"id":191,"text":192},"working-with-cet-yapi","Working with ÇET Yapı",[194,195,196,197],"Urban transformation decisions are taken by a simple majority of co-owners in proportion to their shares; a share passing to heirs does not stop the process, but the heirs' position must be settled for that share's vote to be used.","Law No. 6306 empowers the Ministry, TOKİ and the authority to obtain a certificate of inheritance, have a trustee appointed, or act on the basis of the last registered owner.","Mortgages, attachments, usufruct and other annotations continue on the shares after demolition and move only to the new units allocated to that owner; they do not block plot merger, subdivision or condominium registration.","If a non-consenting owner's share is auctioned, a mortgage or attachment on it does not block the sale; the rights continue on the sale proceeds, which are frozen.",[199,200,201,202,203],{"q":67,"a":70},{"q":72,"a":74},{"q":76,"a":78},{"q":80,"a":82},{"q":84,"a":86},[205,208,211],{"title":206,"url":207},"Law No. 6306 on the Transformation of Areas under Disaster Risk (Article 6)","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=6306&MevzuatTur=1&MevzuatTertip=5",{"title":209,"url":210},"Implementing Regulation of Law No. 6306 (Articles 7, 15 and 15\u002FA)","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=16849&MevzuatTur=7&MevzuatTertip=5",{"title":212,"url":213},"Turkish Civil Code No. 4721 (certificate of inheritance, community of heirs, joint ownership)","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=4721&MevzuatTur=1&MevzuatTertip=5","Yeşilköy Aküren Apartment, a residential design by ÇET Yapı in Yeşilköy, Istanbul","21 October 2026",null,"5 min read",[219,222,225],{"href":220,"title":221},"\u002Fen\u002Fprojects\u002Fyesilkoy-ates-sitesi\u002F","Yeşilköy Ateş Residence",{"href":223,"title":224},"\u002Fen\u002Fprojects\u002Fcet-merter-insaya-residences\u002F","Çet Merter İnsaya Residences",{"href":226,"title":227},"\u002Fen\u002Fprojects\u002Fcet-bahcelievler-insaya-konaklari\u002F","Çet Bahçelievler İnsaya Residences",[229,232,235,238],{"href":230,"title":231},"\u002Fen\u002Fblog\u002Furban-transformation-in-bakirkoy-yesilkoy-florya-atakoy\u002F","Urban Transformation in Bakırköy: Yeşilköy, Florya, Ataköy and Kartaltepe (2026 Guide)",{"href":233,"title":234},"\u002Fen\u002Fblog\u002Fwill-my-flat-shrink-in-urban-transformation-turkey\u002F","Will My Flat Get Smaller in Urban Transformation? Land Share, Floor Area Ratio and m² (2026)",{"href":236,"title":237},"\u002Fen\u002Fblog\u002Furban-transformation-in-besiktas-etiler-levent-ulus\u002F","Urban Transformation in Beşiktaş: Etiler, Levent, Ulus and the Bosphorus Area (2026 Guide)",{"href":239,"title":240},"\u002Fen\u002Fblog\u002Fseismic-retrofit-or-rebuild-turkey\u002F","Seismic Retrofit or Rebuild? 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