[{"data":1,"prerenderedAt":309},["ShallowReactive",2],{"page:\u002Fen\u002Fblog\u002Fmajority-decision-in-urban-transformation-turkey\u002F":3,"nav:en":238},{"kind":4,"locale":5,"path":6,"alternates":7,"seo":11,"breadcrumbs":17,"jsonld":26,"data":167,"dims":234},"blog","en","\u002Fen\u002Fblog\u002Fmajority-decision-in-urban-transformation-turkey\u002F",{"tr":8,"en":6,"ar":9,"ru":10},"\u002Fblog\u002Fkentsel-donusumde-salt-cogunluk-karari-anlasmayan-malik\u002F","\u002Far\u002Fblog\u002Fmajority-decision-in-urban-transformation-turkey\u002F","\u002Fru\u002Fblog\u002Freshenie-bolshinstva-pri-gorodskoy-renovatsii\u002F",{"title":12,"description":13,"image":14,"canonical":6,"type":15,"published":16,"modified":16},"Urban Transformation Majority Rule and Holdout Owners | ÇET Yapı","How many owners must agree in Turkish urban transformation? A simple majority of land shares, a 15-day offer to non-consenting owners and sale of their share…","\u002Fimages\u002Fuploads\u002F2025\u002F04\u002Fcet-insaya-konaklari-img-04.jpg","article","2026-10-01",[18,21,24],{"text":19,"href":20},"Home","\u002Fen\u002F",{"text":22,"href":23},"Blog","\u002Fen\u002Fblog\u002F",{"text":25},"Simple-Majority Decisions in Turkish Urban Transformation: How a Holdout Owner's Share Is Sold (2026)",[27,40,60,85],{"@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\u002Fmajority-decision-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\u002Fmajority-decision-in-urban-transformation-turkey\u002F#article","How many owners must agree in Turkish urban transformation? A simple majority of land shares, a 15-day offer to non-consenting owners and sale of their share by auction at fair value.","https:\u002F\u002Fwww.cetyapi.com.tr\u002Fimages\u002Fuploads\u002F2025\u002F04\u002Fcet-insaya-konaklari-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 majority decision Turkey, kentsel dönüşüm salt çoğunluk, holdout owner Istanbul building, land share auction Law 6306, two-thirds rule urban transformation","Urban Transformation",476,[56,58],{"@id":57},"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fprojects\u002Fcet-merter-insaya-residences\u002F#project",{"@id":59},"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fprojects\u002Fyesilkoy-ates-sitesi\u002F#project",{"@type":61,"mainEntity":62},"FAQPage",[63,69,73,77,81],{"@type":64,"name":65,"acceptedAnswer":66},"Question","How many owners must agree?",{"@type":67,"text":68},"Answer","Land shares count, not people or flats. Decisions are taken by owners holding a simple majority (more than half) of the land shares of the parcel.",{"@type":64,"name":70,"acceptedAnswer":71},"Does the two-thirds rule still apply?",{"@type":67,"text":72},"No. Law No. 7471 of 7 November 2023 replaced the two-thirds requirement with a simple majority by share.",{"@type":64,"name":74,"acceptedAnswer":75},"How is a holdout owner's share sold?",{"@type":67,"text":76},"The decision and offer are served on non-consenting owners with 15 days to accept. If they do not, the majority applies to the Provincial Directorate; a committee sets the fair value and the share is auctioned, first among consenting owners, at not less than fair value.",{"@type":64,"name":78,"acceptedAnswer":79},"What does the owner whose share is sold receive?",{"@type":67,"text":80},"The sale price, which cannot be below the fair value set by the committee. Mortgages or attachments on the share continue over the sale price.",{"@type":64,"name":82,"acceptedAnswer":83},"Must the building be demolished first?",{"@type":67,"text":84},"No. The regulation states that the share sale does not require the building to have been demolished.",{"@type":86,"@id":50,"name":88,"alternateName":89,"legalName":93,"identifier":94,"hasCredential":102,"url":48,"logo":109,"image":111,"description":112,"foundingDate":113,"founder":114,"email":117,"telephone":118,"address":119,"openingHoursSpecification":125,"areaServed":135,"knowsAbout":156,"sameAs":164},[46,87],"GeneralContractor","ÇET Yapı Turizm A.Ş.",[90,91,92],"ÇET Yapı","Çet Yapı","CET Yapi","ÇET YAPI TURİZM ANONİM ŞİRKETİ",[95,99],{"@type":96,"propertyID":97,"value":98},"PropertyValue","MERSİS","0242051074500011",{"@type":96,"propertyID":100,"value":101},"İstanbul Ticaret Sicil No","818550-0",{"@type":103,"credentialCategory":104,"name":105,"recognizedBy":106},"EducationalOccupationalCredential","license","Yapı Müteahhitliği Yetki Belgesi – E grubu (No 0034211566204056)",{"@type":107,"name":108},"GovernmentOrganization","T.C. Çevre, Şehircilik ve İklim Değişikliği Bakanlığı",{"@type":110,"url":111},"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":115,"name":116},"Person","Doç. Dr. Ahmet Çetinsaya","info@cetyapi.com.tr","+902126623000",{"@type":120,"streetAddress":121,"addressLocality":122,"addressRegion":123,"addressCountry":124},"PostalAddress","Çobançeşme Mah. Sanayi Cad. No:44 Nish İstanbul Residence D Blok D:186 Yenibosna","Bahçelievler","İstanbul","TR",{"@type":126,"dayOfWeek":127,"opens":133,"closes":134},"OpeningHoursSpecification",[128,129,130,131,132],"Monday","Tuesday","Wednesday","Thursday","Friday","09:00","18:00",[136,139,141,144,146,148,150,152,154],{"@type":137,"name":138},"Country","Türkiye",{"@type":140,"name":123},"City",{"@type":142,"name":143},"AdministrativeArea","Beşiktaş, İstanbul",{"@type":142,"name":145},"Kadıköy, İstanbul",{"@type":142,"name":147},"Sarıyer, İstanbul",{"@type":142,"name":149},"Bakırköy, İstanbul",{"@type":142,"name":151},"Üsküdar, İstanbul",{"@type":142,"name":153},"Şişli, İstanbul",{"@type":142,"name":155},"Bahçelievler ve Güngören, İstanbul",[157,158,159,160,161,162,163],"School construction","Educational campus construction","Urban transformation","Real estate development","Architectural design","Historic building restoration","Turnkey construction",[165,166],"https:\u002F\u002Fwww.instagram.com\u002Fcet_yapi\u002F","https:\u002F\u002Fx.com\u002FCetYapi",{"title":25,"html":168,"toc":169,"tldr":188,"faq":193,"sources":199,"image":14,"imageAlt":209,"published":210,"publishedIso":16,"modified":211,"modifiedIso":16,"reading":212,"related":213,"more":220,"urbanCta":233},"\u003Cp>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 \u003Cstrong>simple-majority\u003C\u002Fstrong> rule and the \u003Cstrong>auction sale\u003C\u002Fstrong> of non-consenting owners' shares.\u003C\u002Fp>\n\u003Ch2 id=\"what-is-a-simple-majority\">What is a simple majority?\u003C\u002Fh2>\n\u003Cp>Decisions on the parcel of a risky building are taken by \u003Cstrong>a simple majority of owners by land share\u003C\u002Fstrong> — more than half of the total land share as recorded on the title deed, not the number of people or flats.\u003C\u002Fp>\n\u003Cdiv class=\"table-responsive\">\u003Ctable class=\"table table-striped table-hover\">\n\u003Cthead>\n\u003Ctr>\n\u003Cth>Example\u003C\u002Fth>\n\u003Cth>Total share\u003C\u002Fth>\n\u003Cth>Consenting owners\u003C\u002Fth>\n\u003Cth>Result\u003C\u002Fth>\n\u003C\u002Ftr>\n\u003C\u002Fthead>\n\u003Ctbody>\u003Ctr>\n\u003Ctd>8 flats, equal shares\u003C\u002Ftd>\n\u003Ctd>8\u002F8\u003C\u002Ftd>\n\u003Ctd>5\u002F8 (62.5%)\u003C\u002Ftd>\n\u003Ctd>Decision taken\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>8 flats, equal shares\u003C\u002Ftd>\n\u003Ctd>8\u002F8\u003C\u002Ftd>\n\u003Ctd>4\u002F8 (50%)\u003C\u002Ftd>\n\u003Ctd>\u003Cstrong>Not taken\u003C\u002Fstrong> (not more than half)\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>Building with shops, unequal shares\u003C\u002Ftd>\n\u003Ctd>1,000\u002F1,000\u003C\u002Ftd>\n\u003Ctd>520\u002F1,000\u003C\u002Ftd>\n\u003Ctd>Decision taken\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003C\u002Ftbody>\u003C\u002Ftable>\n\u003C\u002Fdiv>\u003Cp>The threshold was lowered from two-thirds to a simple majority by \u003Cstrong>Law No. 7471 of 7 November 2023\u003C\u002Fstrong>. Older sources may still say 2\u002F3.\u003C\u002Fp>\n\u003Ch2 id=\"how-the-decision-is-taken\">How the decision is taken\u003C\u002Fh2>\n\u003Col>\n\u003Cli>\u003Cstrong>All owners are invited.\u003C\u002Fstrong> Since the 4 February 2026 amendment, proof of invitation is explicitly required for the sale application.\u003C\u002Fli>\n\u003Cli>The meeting is held and \u003Cstrong>minuted\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003Cli>The decision — contractor, design and sharing ratio — is signed by the consenting owners.\u003C\u002Fli>\n\u003Cli>The decision and offer are served on non-consenting owners \u003Cstrong>by e-notification, notary or 15-day neighbourhood notice\u003C\u002Fstrong>, giving them \u003Cstrong>15 days\u003C\u002Fstrong> to accept.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Ch2 id=\"how-a-holdout-owner-s-share-is-sold\">How a holdout owner's share is sold\u003C\u002Fh2>\n\u003Cp>Under Article 15\u002FA of the regulation:\u003C\u002Fp>\n\u003Col>\n\u003Cli>\u003Cstrong>Application\u003C\u002Fstrong> to the Provincial Directorate with invitation records, minutes, notification records and a \u003Cstrong>valuation report from a CMB-licensed firm\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Annotation\u003C\u002Fstrong> on the title deed that the share is subject to sale and cannot be transferred.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Fair value\u003C\u002Fstrong> set by the Directorate's valuation committee.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>First sale:\u003C\u002Fstrong> only \u003Cstrong>consenting owners\u003C\u002Fstrong> may bid; bids \u003Cstrong>cannot be below fair value\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Payment:\u003C\u002Fstrong> the winning bidder pays within \u003Cstrong>7 days\u003C\u002Fstrong> and signs the contract in line with the majority decision.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Further sales:\u003C\u002Fstrong> if no buyer, the sale is repeated after 15-day notice and \u003Cstrong>third parties\u003C\u002Fstrong> who accept the decision may bid.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Cp>Demolition is \u003Cstrong>not required\u003C\u002Fstrong> before the sale. Mortgages, attachments or usufruct rights do not prevent the sale; they continue over the sale price.\u003C\u002Fp>\n\u003Ch2 id=\"rights-of-the-owner-whose-share-is-sold\">Rights of the owner whose share is sold\u003C\u002Fh2>\n\u003Cul>\n\u003Cli>Receives at least the \u003Cstrong>fair value\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003Cli>May attend the sale as an observer.\u003C\u002Fli>\n\u003Cli>May challenge administrative acts within \u003Cstrong>30 days of notification\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"if-the-contractor-walks-away\">If the contractor walks away\u003C\u002Fh2>\n\u003Cp>The same majority can terminate the contract: if construction has not \u003Cstrong>started within one year\u003C\u002Fstrong> or has been \u003Cstrong>stalled for six months\u003C\u002Fstrong> for reasons attributable to the contractor, owners apply to the Directorate, which gives a \u003Cstrong>30-day\u003C\u002Fstrong> warning, after which the contracts are deemed terminated.\u003C\u002Fp>\n\u003Ch2 id=\"with-cet-yapi\">With ÇET Yapı\u003C\u002Fh2>\n\u003Cp>ÇET Yapı works with owners to run meetings properly, prepare a transparent sharing offer and manage the contract process. Fill in our \u003Ca href=\"\u002Fen\u002Furban-transformation\u002F#on-basvuru\">pre-application form\u003C\u002Fa> or read the full \u003Ca href=\"\u002Fen\u002Fblog\u002Furban-transformation-process-step-by-step-turkey\u002F\">process guide\u003C\u002Fa>.\u003C\u002Fp>\n\u003Cp>\u003Cem>This article is general information; consult a lawyer about share sales and disputes.\u003C\u002Fem>\u003C\u002Fp>\n",[170,173,176,179,182,185],{"id":171,"text":172},"what-is-a-simple-majority","What is a simple majority?",{"id":174,"text":175},"how-the-decision-is-taken","How the decision is taken",{"id":177,"text":178},"how-a-holdout-owner-s-share-is-sold","How a holdout owner's share is sold",{"id":180,"text":181},"rights-of-the-owner-whose-share-is-sold","Rights of the owner whose share is sold",{"id":183,"text":184},"if-the-contractor-walks-away","If the contractor walks away",{"id":186,"text":187},"with-cet-yapi","With ÇET Yapı",[189,190,191,192],"Decisions on the parcel of a risky building are taken by a simple majority of owners by land share; before Law No. 7471 (November 2023) the threshold was two-thirds.","A February 2026 amendment explicitly requires proof that all owners were invited to the meeting.","The decision and offer are notified to non-consenting owners, who have 15 days to accept; otherwise their share can be sold by auction.","The sale cannot be below the fair value set by a committee, taking into account a licensed valuation report; only consenting owners may bid in the first sale.",[194,195,196,197,198],{"q":65,"a":68},{"q":70,"a":72},{"q":74,"a":76},{"q":78,"a":80},{"q":82,"a":84},[200,203,206],{"title":201,"url":202},"Implementing Regulation of Law No. 6306, Articles 15 and 15\u002FA (incl. 4 February 2026 amendment)","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=16849&MevzuatTur=7&MevzuatTertip=5",{"title":204,"url":205},"Law No. 6306, Article 6","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=6306&MevzuatTur=1&MevzuatTertip=5",{"title":207,"url":208},"Hukuki Haber – From two-thirds to simple majority in urban transformation","https:\u002F\u002Fwww.hukukihaber.net\u002Fkentsel-donusumde-23ten-salt-cogunluga-6306-sayili-kanunda-karar-rejimi-ve-arsa-payi-satisi-muteahhitler-icin-uygulama-rehberi-ve-uyusmazlik-risk-haritasi","Merter İnsaya Konakları by ÇET Yapı","1 October 2026",null,"3 min read",[214,217],{"href":215,"title":216},"\u002Fen\u002Fprojects\u002Fcet-merter-insaya-residences\u002F","Çet Merter İnsaya Residences",{"href":218,"title":219},"\u002Fen\u002Fprojects\u002Fyesilkoy-ates-sitesi\u002F","Yeşilköy Ateş Residence",[221,224,227,230],{"href":222,"title":223},"\u002Fen\u002Fblog\u002Furban-transformation-in-bakirkoy-yesilkoy-florya-atakoy\u002F","Urban Transformation in Bakırköy: Yeşilköy, Florya, Ataköy and Kartaltepe (2026 Guide)",{"href":225,"title":226},"\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":228,"title":229},"\u002Fen\u002Fblog\u002Finherited-shared-and-mortgaged-flats-in-urban-transformation-turkey\u002F","Inherited, Co-Owned and Mortgaged Flats in Urban Transformation: How Does It Work? (2026)",{"href":231,"title":232},"\u002Fen\u002Fblog\u002Furban-transformation-in-besiktas-etiler-levent-ulus\u002F","Urban Transformation in Beşiktaş: Etiler, Levent, Ulus and the Bosphorus Area (2026 Guide)","\u002Fen\u002Furban-transformation\u002F#on-basvuru",{"\u002Fimages\u002Fuploads\u002F2025\u002F04\u002Fcet-insaya-konaklari-img-04.jpg":235},[236,237],800,533,{"home":20,"corporate":239,"projectTypes":258,"allProjects":271,"news":272,"blog":23,"contact":273,"urban":276,"legal":278,"legalPages":294,"languages":295},[240,243,246,249,252,255],{"href":241,"title":242},"\u002Fen\u002Fabout-us\u002F","About Us",{"href":244,"title":245},"\u002Fen\u002Fchairmans-message\u002F","Chairman's Message",{"href":247,"title":248},"\u002Fen\u002Four-mission-and-vision\u002F","Our Mission and Vision",{"href":250,"title":251},"\u002Fen\u002Fhistory\u002F","History",{"href":253,"title":254},"\u002Fen\u002Fquality-policy\u002F","Our Quality Policy",{"href":256,"title":257},"\u002Fen\u002Fhuman-resources\u002F","Human Resources",[259,262,265,268],{"href":260,"title":261},"\u002Fen\u002Fproject-type\u002Fcontracting-services\u002F","Contracting Services",{"href":263,"title":264},"\u002Fen\u002Fproject-type\u002Freal-estate-development\u002F","Real Estate Development",{"href":266,"title":267},"\u002Fen\u002Fproject-type\u002Farchitectural-project\u002F","Architectural Project",{"href":269,"title":270},"\u002Fen\u002Fproject-type\u002Frenovation-restoration\u002F","Renovation Restoration","\u002Fen\u002Fprojects\u002F","\u002Fen\u002Fcategory\u002Fnews\u002F",{"href":274,"title":275},"\u002Fen\u002Fcontact-us\u002F","Contact Us",{"href":277,"title":53},"\u002Fen\u002Furban-transformation\u002F",[279,282,285,288,291],{"href":280,"title":281},"\u002Fen\u002Fcookie-policy\u002F","Cookie Policy",{"href":283,"title":284},"\u002Fen\u002Furban-transformation-pre-application-privacy-notice\u002F","Urban Transformation Pre-Application Form Privacy Notice",{"href":286,"title":287},"\u002Fen\u002Fcommercial-electronic-message-consent\u002F","Commercial Electronic Message Consent",{"href":289,"title":290},"\u002Fen\u002Fpersonal-data-retention-and-destruction-policy\u002F","Personal Data Retention and Destruction Policy",{"href":292,"title":293},"\u002Fen\u002Fprivacy-and-security-policy\u002F","Privacy and Security Policy",{"cerez-politikasi":280,"kentsel-donusum-aydinlatma-metni":283,"ticari-elektronik-ileti-onayi":286,"kisisel-veri-saklama-ve-imha-politikasi":289,"gizlilik-ve-guvenlik-politikasi":292},[296,299,301,305],{"code":297,"label":124,"home":298},"tr","\u002F",{"code":5,"label":300,"home":20},"EN",{"code":302,"label":303,"home":304},"ar","AR","\u002Far\u002F",{"code":306,"label":307,"home":308},"ru","RU","\u002Fru\u002F",1793451806919]