[{"data":1,"prerenderedAt":353},["ShallowReactive",2],{"page:\u002Fen\u002Fblog\u002Fmulti-block-sites-and-block-based-urban-transformation-turkey\u002F":3,"nav:en":269},{"kind":4,"locale":5,"path":6,"alternates":7,"seo":11,"breadcrumbs":17,"jsonld":26,"data":187,"dims":265},"blog","en","\u002Fen\u002Fblog\u002Fmulti-block-sites-and-block-based-urban-transformation-turkey\u002F",{"tr":8,"en":6,"ar":9,"ru":10},"\u002Fblog\u002Fsite-ve-ada-bazinda-kentsel-donusum-cok-bloklu-parsel\u002F","\u002Far\u002Fblog\u002Fmulti-block-sites-and-block-based-urban-transformation-turkey\u002F","\u002Fru\u002Fblog\u002Frenovatsiya-zhilykh-kompleksov-i-kvartalov-v-turtsii\u002F",{"title":12,"description":13,"image":14,"canonical":6,"type":15,"published":16,"modified":16},"Multi-Block Sites and Block-Based Urban Transformation (2026)","Who decides when a parcel holds several blocks? The rules when all blocks are risky and when only some are, parcel mergers (tevhit), block-based (ada.","\u002Fimages\u002Fuploads\u002F2025\u002F06\u002Fcet-bahcelievler-insaya-konaklari-img-05.jpg","article","2026-11-12",[18,21,24],{"text":19,"href":20},"Home","\u002Fen\u002F",{"text":22,"href":23},"Blog","\u002Fen\u002Fblog\u002F",{"text":25},"Urban Transformation in Multi-Block Sites and Whole Blocks in Turkey: Decision Rules and Parcel Mergers (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\u002Fmulti-block-sites-and-block-based-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\u002Fmulti-block-sites-and-block-based-urban-transformation-turkey\u002F#article","Who decides when a parcel holds several blocks? The rules when all blocks are risky and when only some are, parcel mergers (tevhit), block-based (ada bazında) transformation and the 4 February 2026 amendment to the Implementing Regulation.","https:\u002F\u002Fwww.cetyapi.com.tr\u002Fimages\u002Fuploads\u002F2025\u002F06\u002Fcet-bahcelievler-insaya-konaklari-img-05.jpg",{"@type":46,"name":47,"jobTitle":48,"worksFor":49},"Person","Bahadır Çetinsaya","Architect (M.Arch.)",{"@id":50},"https:\u002F\u002Fwww.cetyapi.com.tr\u002F#organization",{"@id":50},"urban transformation housing estate Turkey, block based urban transformation Istanbul, multi block parcel urban transformation, parcel merger urban transformation Turkey, one block risky in a site, ada bazında dönüşüm","Urban Transformation",1022,[56,58],{"@id":57},"https:\u002F\u002Fwww.cetyapi.com.tr\u002Fen\u002Fprojects\u002Fcet-bahcelievler-insaya-konaklari\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","If one block in a housing estate is risky, is the whole estate demolished?",{"@type":67,"text":68},"Answer","No. Under Article 15\u002F7 of the Implementing Regulation, if only some buildings on the parcel are risky, the annotation is entered only for those blocks and only their shareholders decide on transformation by a simple majority of shares. Owners in the other blocks are not bound.",{"@type":64,"name":70,"acceptedAnswer":71},"How is the decision taken if all blocks in an estate are risky?",{"@type":67,"text":72},"All shareholders in the parcel decide by a simple majority of their shares, regardless of which block they live in (Regulation Art. 15\u002F6).",{"@type":64,"name":74,"acceptedAnswer":75},"Can we merge with the neighbouring building for urban transformation?",{"@type":67,"text":76},"Yes. Parcels whose buildings are all risky and which can be merged under zoning rules can be merged by a simple majority of shares taken in each parcel separately. After the merger, the project is decided by a simple majority of shares in the new parcel.",{"@type":64,"name":78,"acceptedAnswer":79},"Can the estate management board take the urban transformation decision?",{"@type":67,"text":80},"No. Decisions under Law No. 6306 are taken by a simple majority of the title deed shareholders by their shares. The board can organise the meeting and coordinate the process, but it cannot replace the decision.",{"@type":64,"name":82,"acceptedAnswer":83},"What are the benefits of block-based transformation?",{"@type":67,"text":84},"A larger, better-shaped plot, a more efficient layout, shared parking, more green space and often a better sharing ratio. Some municipalities also grant extra building rights for parcel mergers through plan notes.",{"@type":86,"@id":50,"name":89,"alternateName":90,"legalName":94,"identifier":95,"hasCredential":103,"url":110,"logo":111,"image":113,"description":114,"foundingDate":115,"founder":116,"email":118,"telephone":119,"address":120,"geo":127,"hasMap":131,"contactPoint":132,"openingHoursSpecification":137,"areaServed":147,"knowsAbout":170,"sameAs":178,"brand":182},[87,88],"Organization","GeneralContractor","ÇET Yapı Turizm A.Ş.",[91,92,93],"ÇET Yapı","Çet Yapı","CET Yapi","ÇET YAPI TURİZM ANONİM ŞİRKETİ",[96,100],{"@type":97,"propertyID":98,"value":99},"PropertyValue","MERSİS","0242051074500011",{"@type":97,"propertyID":101,"value":102},"İstanbul Ticaret Sicil No","818550-0",{"@type":104,"credentialCategory":105,"name":106,"recognizedBy":107},"EducationalOccupationalCredential","license","Yapı Müteahhitliği Yetki Belgesi – E grubu (No 0034211566204056)",{"@type":108,"name":109},"GovernmentOrganization","T.C. Çevre, Şehircilik ve İklim Değişikliği Bakanlığı","https:\u002F\u002Fwww.cetyapi.com.tr\u002F",{"@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":46,"name":117},"Doç. Dr. Ahmet Çetinsaya","info@cetyapi.com.tr","+902126623000",{"@type":121,"streetAddress":122,"addressLocality":123,"addressRegion":124,"postalCode":125,"addressCountry":126},"PostalAddress","Çobançeşme Mah. Sanayi Cad. No:44 Nish İstanbul Residence D Blok D:186 Yenibosna","Bahçelievler","İstanbul","34197","TR",{"@type":128,"latitude":129,"longitude":130},"GeoCoordinates",40.99583,28.82442,"https:\u002F\u002Fwww.google.com\u002Fmaps\u002Fsearch\u002F?api=1&query=40.99583,28.82442",{"@type":133,"contactType":134,"telephone":119,"email":118,"areaServed":126,"availableLanguage":135},"ContactPoint","customer service",[136],"Turkish",{"@type":138,"dayOfWeek":139,"opens":145,"closes":146},"OpeningHoursSpecification",[140,141,142,143,144],"Monday","Tuesday","Wednesday","Thursday","Friday","09:00","18:00",[148,151,153,156,158,160,162,164,166,168],{"@type":149,"name":150},"Country","Türkiye",{"@type":152,"name":124},"City",{"@type":154,"name":155},"AdministrativeArea","Beşiktaş, İstanbul",{"@type":154,"name":157},"Kadıköy, İstanbul",{"@type":154,"name":159},"Sarıyer, İstanbul",{"@type":154,"name":161},"Bakırköy, İstanbul",{"@type":154,"name":163},"Üsküdar, İstanbul",{"@type":154,"name":165},"Şişli, İstanbul",{"@type":154,"name":167},"Bahçelievler, İstanbul",{"@type":154,"name":169},"Güngören, İstanbul",[171,172,173,174,175,176,177],"School construction","Educational campus construction","Urban transformation","Real estate development","Architectural design","Historic building restoration","Turnkey construction",[179,180,181],"https:\u002F\u002Fwww.instagram.com\u002Fcet_yapi\u002F","https:\u002F\u002Fx.com\u002FCetYapi","https:\u002F\u002Fwww.linkedin.com\u002Fcompany\u002F%C3%A7et-yapi\u002F",{"@type":183,"name":184,"url":185,"description":186},"Brand","İnsaya","https:\u002F\u002Fwww.insaya.com\u002F","ÇET Yapı residential projects brand",{"title":25,"author":188,"html":190,"toc":191,"tldr":216,"faq":221,"sources":227,"image":14,"imageAlt":240,"published":241,"publishedIso":16,"modified":242,"modifiedIso":16,"reading":243,"related":244,"more":251,"urbanCta":264},{"name":47,"title":48,"sep":189},", ","\u003Cp>In Istanbul, housing estates with several blocks on one parcel, cooperative developments and small neighbouring parcels follow separate rules in urban transformation. "One block came out risky: will the whole estate be demolished?", "Can we merge with the building next door?", "Does the management board decide?" are questions we hear constantly. This guide sets out the current rules under the Implementing Regulation as amended on 4 February 2026, and the benefits of transforming together.\u003C\u002Fp>\n\u003Ch2 id=\"short-answer\">Short answer\u003C\u002Fh2>\n\u003Cul>\n\u003Cli>\u003Cstrong>Several blocks on one parcel, all risky:\u003C\u002Fstrong> \u003Cstrong>All shareholders\u003C\u002Fstrong> of the parcel decide.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Several blocks on one parcel, some risky:\u003C\u002Fstrong> Only \u003Cstrong>the shareholders of the risky blocks\u003C\u002Fstrong> decide; the others are not affected.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Merging with neighbouring parcels:\u003C\u002Fstrong> If all buildings are risky, a simple majority \u003Cstrong>in each parcel separately\u003C\u002Fstrong> is enough.\u003C\u002Fli>\n\u003Cli>In every case the majority is counted \u003Cstrong>by land share\u003C\u002Fstrong>, not by number of owners.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"scenario-1-several-blocks-on-one-parcel-all-risky\">Scenario 1: Several blocks on one parcel, all risky\u003C\u002Fh2>\n\u003Cp>Under Article 15(6) of the Implementing Regulation, if a parcel holds more than one building and all are found to be risky, the project is decided by a simple majority of all shareholders by their shares, \u003Cstrong>whether or not they own in that particular building\u003C\u002Fstrong>.\u003C\u002Fp>\n\u003Cp>In practice, an owner in Block A also votes on Block B. In such estates, hold the meeting \u003Cstrong>at parcel level\u003C\u002Fstrong>, not block by block, and put all land shares into one table.\u003C\u002Fp>\n\u003Ch2 id=\"scenario-2-only-some-blocks-on-the-parcel-are-risky\">Scenario 2: Only some blocks on the parcel are risky\u003C\u002Fh2>\n\u003Cp>Paragraph 7 of the same article covers this in detail:\u003C\u002Fp>\n\u003Col>\n\u003Cli>\u003Cstrong>Land register annotation:\u003C\u002Fstrong> The land registry enters the risky building annotation \u003Cstrong>only for the risky blocks\u003C\u002Fstrong>, with their full address, not for every building on the parcel.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Decision:\u003C\u002Fstrong> Only \u003Cstrong>the shareholders of the risky blocks\u003C\u002Fstrong> decide, by a simple majority of their shares.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Permit:\u003C\u002Fstrong> The permit to rebuild the risky blocks is issued with the request and consent of their owners only, \u003Cstrong>provided the other owners' rights are not adversely affected\u003C\u002Fstrong>. If the zoning plan requires land to be ceded for a road or park and the other owners refuse to cede their portion, the permit can still be issued, with an annotation on the title for the portion attributable to the risky blocks' owners.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Construction servitude:\u003C\u002Fstrong> For the new block's construction servitude, only the risky blocks' owners need consent, provided the others' land shares are not affected.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Subdivision:\u003C\u002Fstrong> If the area of the risky blocks can be separated from the rest, subdivision and registration are carried out ex officio.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Cp>This rule does not force owners in sound blocks into transformation, while allowing owners in risky blocks to start the process. The key point is that the new block must not reduce the others' rights when sharing \u003Cstrong>common areas, parking and floor area\u003C\u002Fstrong>, so the design must be based on the building rights of the whole parcel.\u003C\u002Fp>\n\u003Ch2 id=\"scenario-3-merging-with-neighbouring-parcels-tevhit\">Scenario 3: Merging with neighbouring parcels (tevhit)\u003C\u002Fh2>\n\u003Cp>Small parcels produce inefficient projects on their own: no room for parking, smaller flats, higher costs. Article 15(8) (amended 4.2.2026) sets the merger rules:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>Merging parcels whose buildings are \u003Cstrong>all risky\u003C\u002Fstrong> and which can be merged is decided by a simple majority of shares \u003Cstrong>in each parcel separately\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003Cli>Adding \u003Cstrong>vacant parcels\u003C\u002Fstrong> between or next to them requires the \u003Cstrong>unanimous consent of all owners\u003C\u002Fstrong> of the vacant parcel, subject to the relevant provision of the Planned Areas Zoning Regulation.\u003C\u002Fli>\n\u003Cli>After the merger, the project is decided by a simple majority of shares \u003Cstrong>in the new parcel\u003C\u002Fstrong>.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"block-based-transformation\">Block-based transformation\u003C\u002Fh2>\n\u003Cp>Article 15(2) expressly lists merging parcels and carrying out projects \u003Cstrong>individually, combined or on a whole block (imar adası) basis\u003C\u002Fstrong> among the matters decided by a simple majority of shares for parcels with risky buildings. In block-based transformation, the parcels in a block are treated as a single project.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>Benefits:\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>A larger, better-shaped plot and a more efficient layout\u003C\u002Fli>\n\u003Cli>Shared, adequate \u003Cstrong>parking\u003C\u002Fstrong> and more \u003Cstrong>green space\u003C\u002Fstrong>\u003C\u002Fli>\n\u003Cli>Lower unit costs and often a \u003Cstrong>better sharing ratio\u003C\u002Fstrong>\u003C\u002Fli>\n\u003Cli>In some districts, \u003Cstrong>extra building rights\u003C\u002Fstrong> granted by plan notes\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>For example, the Mayor of Bahçelievler announced a 15% bonus for owners who merge to 600 m² or more (NTV, August 2025), and as of October 2026 the municipality said it gives priority to block-based transformation, falling back to parcel-based and then building-based renewal where that is not possible (Yeniçağ). Such incentives vary by district; the conditions for your parcel are on its \u003Cstrong>zoning status certificate\u003C\u002Fstrong>.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>Challenges:\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>The more owners, the longer agreement takes.\u003C\u002Fli>\n\u003Cli>Land shares and values may differ between blocks and parcels.\u003C\u002Fli>\n\u003Cli>Different assessment dates complicate rent assistance and vacating schedules.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>That is why \u003Cstrong>phased construction\u003C\u002Fstrong>, a clear \u003Cstrong>unit allocation list\u003C\u002Fstrong> and a single, managed \u003Cstrong>vacating schedule\u003C\u002Fstrong> are vital in block-based projects.\u003C\u002Fp>\n\u003Ch2 id=\"does-the-management-board-decide-or-the-owners\">Does the management board decide, or the owners?\u003C\u002Fh2>\n\u003Cp>The estate's management plan and board exist for day-to-day management. Transformation decisions under Law No. 6306 are taken by \u003Cstrong>a simple majority of the title deed shareholders by their shares\u003C\u002Fstrong>. The board can organise the meeting, collect offers and coordinate the process, but the decision belongs to the shareholders. For meeting, notice and announcement rules see our \u003Ca href=\"\u002Fen\u002Fblog\u002Fmajority-decision-in-urban-transformation-turkey\u002F\">majority decision guide\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"the-right-process-for-housing-estates\">The right process for housing estates\u003C\u002Fh2>\n\u003Col>\n\u003Cli>\u003Cstrong>Parcel and block table:\u003C\u002Fstrong> Obtain the list of owners and land shares for every block and parcel from the land registry.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Risky building assessment:\u003C\u002Fstrong> A separate report is obtained for each block; which blocks are risky determines the decision rule (\u003Ca href=\"\u002Fen\u002Fblog\u002Frisky-building-assessment-in-turkey\u002F\">risky building assessment guide\u003C\u002Fa>).\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Zoning and merger scenarios:\u003C\u002Fstrong> Compare the approximate floor area under single-parcel, merged-parcel and whole-block scenarios.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Feasibility and offers:\u003C\u002Fstrong> Get offers from contractors on the same scenario (\u003Ca href=\"\u002Fen\u002Fblog\u002Fhow-to-choose-a-contractor-for-urban-transformation-in-turkey\u002F\">choosing a contractor\u003C\u002Fa>).\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Decision and contract:\u003C\u002Fstrong> Record the decision in minutes; put the unit allocation, phases and delivery dates into a notarised contract.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Ch2 id=\"cet-yapi-s-experience\">ÇET Yapı's experience\u003C\u002Fh2>\n\u003Cp>ÇET Yapı is building the four-block \u003Ca href=\"\u002Fen\u002Fprojects\u002Fcet-bahcelievler-insaya-konaklari\u002F\">İnsaya Bahçelievler\u003C\u002Fa> on a podium in Bahçelievler, and completed the \u003Ca href=\"\u002Fen\u002Fprojects\u002Fyesilkoy-ates-sitesi\u002F\">Yeşilköy Ateş Sitesi\u003C\u002Fa> transformation in Yeşilköy. If you are considering transformation in your estate or with neighbouring parcels, compare scenarios with our \u003Ca href=\"\u002Fen\u002Furban-transformation-calculator\u002F\">calculator\u003C\u002Fa> and contact us through 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. In projects with many owners, we recommend legal support at the decision and contract stages.\u003C\u002Fp>\n\u003C\u002Fblockquote>\n",[192,195,198,201,204,207,210,213],{"id":193,"text":194},"short-answer","Short answer",{"id":196,"text":197},"scenario-1-several-blocks-on-one-parcel-all-risky","Scenario 1: Several blocks on one parcel, all risky",{"id":199,"text":200},"scenario-2-only-some-blocks-on-the-parcel-are-risky","Scenario 2: Only some blocks on the parcel are risky",{"id":202,"text":203},"scenario-3-merging-with-neighbouring-parcels-tevhit","Scenario 3: Merging with neighbouring parcels (tevhit)",{"id":205,"text":206},"block-based-transformation","Block-based transformation",{"id":208,"text":209},"does-the-management-board-decide-or-the-owners","Does the management board decide, or the owners?",{"id":211,"text":212},"the-right-process-for-housing-estates","The right process for housing estates",{"id":214,"text":215},"cet-yapi-s-experience","ÇET Yapı's experience",[217,218,219,220],"If a parcel holds several buildings and all are risky, all shareholders of the parcel decide by a simple majority of shares, whether or not they own in that block (Implementing Regulation Art. 15\u002F6).","If only some blocks are risky, the risky building annotation is entered only for those blocks, only their shareholders decide, and the permit is issued with only their consent provided the other owners' rights are not harmed (Art. 15\u002F7).","Merging parcels whose buildings are all risky is decided by a simple majority in each parcel separately; adding vacant parcels requires the unanimous consent of all their owners (Art. 15\u002F8, amended 4.2.2026).","The decision belongs to the shareholders on the title deed, not to the estate's management board.",[222,223,224,225,226],{"q":65,"a":68},{"q":70,"a":72},{"q":74,"a":76},{"q":78,"a":80},{"q":82,"a":84},[228,231,234,237],{"title":229,"url":230},"Implementing Regulation of Law No. 6306 (Arts. 15\u002F2, 15\u002F6, 15\u002F7, 15\u002F8; last amended Official Gazette 4.2.2026\u002F33158) – Turkish text","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=16849&MevzuatTur=7&MevzuatTertip=5",{"title":232,"url":233},"Law No. 6306 on the Transformation of Areas under Disaster Risk (Art. 6) – Turkish text","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=6306&MevzuatTur=1&MevzuatTertip=5",{"title":235,"url":236},"NTV – Bahçelievler leads Yarısı Bizden (17.08.2025, Turkish)","https:\u002F\u002Fwww.ntv.com.tr\u002Fntvpara\u002Fbahcelievler-yarisi-bizdende-lider-oldu,5o0nTXJFkU64ObQnlbKZ6w",{"title":238,"url":239},"Yeniçağ – Urban transformation record in Bahçelievler (26.10.2026, Turkish)","https:\u002F\u002Fwww.yenicaggazetesi.com\u002Fbahcelievlerde-kentsel-donusum-rekoru-6-bininci-bina-yikildi-1085324h.htm","The four-block İnsaya Bahçelievler project built by ÇET Yapı in Bahçelievler","12 November 2026",null,"5 min 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