Simple-Majority Decisions in Turkish Urban Transformation: How a Holdout Owner's Share Is Sold (2026)

The most common cause of delay in urban transformation is that some owners in a building do not agree. Law No. 6306 addresses this with the simple-majority rule and the auction sale of non-consenting owners' shares.

What is a simple majority?

Decisions on the parcel of a risky building are taken by a simple majority of owners by land share — more than half of the total land share as recorded on the title deed, not the number of people or flats.

The threshold was lowered from two-thirds to a simple majority by Law No. 7471 of 7 November 2023. Older sources may still say 2/3.

How the decision is taken

1. All owners are invited. Since the 4 February 2026 amendment, proof of invitation is explicitly required for the sale application.
2. The meeting is held and minuted.
3. The decision — contractor, design and sharing ratio — is signed by the consenting owners.
4. The decision and offer are served on non-consenting owners by e-notification, notary or 15-day neighbourhood notice, giving them 15 days to accept.

How a holdout owner's share is sold

Under Article 15/A of the regulation:

1. Application to the Provincial Directorate with invitation records, minutes, notification records and a valuation report from a CMB-licensed firm.
2. Annotation on the title deed that the share is subject to sale and cannot be transferred.
3. Fair value set by the Directorate's valuation committee.
4. First sale: only consenting owners may bid; bids cannot be below fair value.
5. Payment: the winning bidder pays within 7 days and signs the contract in line with the majority decision.
6. Further sales: if no buyer, the sale is repeated after 15-day notice and third parties who accept the decision may bid.

Demolition is not required before the sale. Mortgages, attachments or usufruct rights do not prevent the sale; they continue over the sale price.

Rights of the owner whose share is sold

• Receives at least the fair value.
• May attend the sale as an observer.
• May challenge administrative acts within 30 days of notification.

If the contractor walks away

The same majority can terminate the contract: if construction has not started within one year or has been stalled for six months for reasons attributable to the contractor, owners apply to the Directorate, which gives a 30-day warning, after which the contracts are deemed terminated.

With ÇET Yapı

ÇET Yapı works with owners to run meetings properly, prepare a transparent sharing offer and manage the contract process. Fill in our pre-application form or read the full process guide.

This article is general information; consult a lawyer about share sales and disputes.