Urban Transformation in Turkey Step by Step: How Long Does Each Stage Take? (2026)
- The process starts with a risky building assessment, which is recorded on the title deed and displayed for 15 days, followed by a 15-day objection period.
- After it becomes final, owners decide by a simple majority of land shares; the contractor and design are chosen by this decision.
- The authority gives up to 90 days for eviction and demolition, followed by permit, construction, occupancy permit and registration of the new units.
- Construction of a mid-sized apartment block typically takes 18–30 months; ÇET Yapı's Yeşilköy Ateş residences (2,340 m²) were completed in 20 months.
"How is urban transformation done and how long does it take?" is one of the most searched questions about kentsel dönüşüm. The answer depends on how fast owners agree, the municipality's permit times and the size of the building, but every project follows the same nine steps.
Overview
| # | Step | Legal / typical duration |
|---|---|---|
| 1 | Risky building assessment | A few weeks, depending on the institution |
| 2 | Title deed annotation and notice | Max. 10 working days + 15-day public notice |
| 3 | Objection period | 15 days after the notice ends |
| 4 | Owners' meeting and simple-majority decision | Depends on the owners |
| 5 | Contractor, contract and guarantee | A few weeks to a few months |
| 6 | Eviction and demolition | Period set by the authority, max. 90 days |
| 7 | Design and building permit | Varies by municipality |
| 8 | Construction | Usually 18–30 months for a mid-sized block |
| 9 | Occupancy permit, condominium and handover | A few weeks after application |
1–3. Assessment, notice and objection
One or more owners order a risky building assessment from a Ministry-licensed institution. If complete, it is recorded on the title deed within 10 working days, posted on the building, sent via e-Government and displayed for 15 days; objections can be filed within the following 15 days. See our risky building assessment guide.
4. Simple-majority decision
Decisions on the parcel are taken by a simple majority of land shares (two-thirds until 2023). For owners who do not join, the law provides an auction procedure — see our article on the majority decision.
5. Contractor, contract and guarantee
The contractor and sharing ratio are set by the decision, usually in a notarised flat-for-land agreement. Under Law No. 6306 the contractor must provide building completion insurance or a guarantee before the permit. Use our contractor checklist.
6. Eviction and demolition
The authority asks owners to vacate and demolish within up to 90 days. Owners who vacate by agreement may receive 18 months of rent assistance; tenants get a one-off payment.
7. Design and permit
Architectural, structural and MEP designs are prepared and a building permit obtained. For Yarısı Bizden support in Istanbul, the new area (excluding parking and shelter) must not exceed 1.5 times the existing building. Municipal fees are waived up to 1.5 times the existing area (tax and fee exemptions).
8. Construction
Duration depends on storeys, ground conditions and basements; 18–30 months is realistic for a mid-sized block. ÇET Yapı's Ateş residences in Yeşilköy, with 2,340 m² of construction area, were completed in 20 months.
If the contractor fails to start within one year or work has been stalled for six months, owners can decide by simple majority to terminate and apply to the Directorate; after a 30-day warning the contracts are deemed terminated.
9. Occupancy permit and handover
After completion, the occupancy permit is obtained, condominium ownership established and units registered to owners per the agreement — without land registry or notary fees under Law No. 6306.
Five tips to speed things up
- Collect all owners' contact details and powers of attorney early.
- Choose the assessment institution and contractor on references.
- Prepare the feasibility study before the decision meeting.
- Write delivery time, delay penalties and staged title transfer into the contract.
- Apply for rent and relocation support within one year of eviction.
Urban transformation with ÇET Yapı
ÇET Yapı has delivered residential, school and urban transformation projects in Istanbul since 1993. For a preliminary assessment and timeline for your building, fill in our pre-application form.
This article is general information; durations vary by project and authority.
Frequently Asked Questions
How long does urban transformation take?
It depends on how quickly owners agree, permit times and building size. The statutory periods (notice, objection, demolition) take a few months; construction of a mid-sized apartment block usually takes 18–30 months. Two to three years in total is a realistic expectation.
How does the process start?
One or more owners order a risky building assessment from a Ministry-licensed institution. Once final, the owners run the process by simple-majority decisions.
How many owners must agree?
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.
What if the contractor does not start work?
If, for reasons attributable to the contractor, construction has not started within one year or has been stalled for at least six months, owners can decide by simple majority to terminate and apply to the Directorate, which gives the contractor 30 days; otherwise the contracts are deemed terminated.
Is rent assistance paid during construction?
Owners of risky buildings vacated by agreement may receive monthly rent assistance for 18 months (TRY 8,000 in Istanbul); tenants receive a one-off payment.
Sources
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