[{"data":1,"prerenderedAt":316},["ShallowReactive",2],{"page:\u002Fen\u002Fblog\u002Fwill-my-flat-shrink-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\u002Fwill-my-flat-shrink-in-urban-transformation-turkey\u002F",{"tr":8,"en":6,"ar":9,"ru":10},"\u002Fblog\u002Fkentsel-donusumde-daire-kuculur-mu-arsa-payi-emsal\u002F","\u002Far\u002Fblog\u002Fwill-my-flat-shrink-in-urban-transformation-turkey\u002F","\u002Fru\u002Fblog\u002Fumenshitsya-li-kvartira-pri-gorodskoy-renovatsii\u002F",{"title":12,"description":13,"image":14,"canonical":6,"type":15,"published":16,"modified":16},"Will My Flat Shrink in Urban Transformation? | ÇET Yapı","How is the size of a new flat decided in Turkish urban transformation (kentsel dönüşüm)? Land share, zoning and floor area ratio, parking and common areas…","\u002Fimages\u002Fuploads\u002F2025\u002F04\u002Fcet-insaya-konaklari-img-07.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},"Will My Flat Get Smaller in Urban Transformation? Land Share, Floor Area Ratio and m² (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\u002Fwill-my-flat-shrink-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\u002Fwill-my-flat-shrink-in-urban-transformation-turkey\u002F#article","How is the size of a new flat decided in Turkish urban transformation (kentsel dönüşüm)? Land share, zoning and floor area ratio, parking and common areas, unlicensed floors and what the contract must state.","https:\u002F\u002Fwww.cetyapi.com.tr\u002Fimages\u002Fuploads\u002F2025\u002F04\u002Fcet-insaya-konaklari-img-07.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 flat size Turkey, kentsel dönüşüm m2, land share urban transformation, floor area ratio Istanbul, arsa payı correction lawsuit, flat-for-land new flat size","Urban Transformation",949,[56,58,60],{"@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",{"@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","Will my flat get smaller in urban transformation?",{"@type":69,"text":70},"Answer","It depends. Flats can shrink if the plot's current zoning right is lower than the old building's floor area, if the building has unlicensed floors, or if today's parking and common-area rules take up more space. If the zoning right is higher than what the old building used, flats can stay the same or grow.",{"@type":66,"name":72,"acceptedAnswer":73},"How is the new flat's size determined?",{"@type":69,"text":74},"As a rule, by the land share on the title deed. The area left to the owners — the total buildable area times the owners' share agreed with the contractor — is distributed in proportion to land shares.",{"@type":66,"name":76,"acceptedAnswer":77},"My land share is low compared with my flat's size. What can I do?",{"@type":69,"text":78},"Under Article 3 of the Condominium Law, if land shares were not allocated in proportion to the value of the units, any owner may apply to court to have them re-arranged. This should be reviewed with a lawyer before the transformation decision and contract.",{"@type":66,"name":80,"acceptedAnswer":81},"Do unlicensed floors give extra rights in urban transformation?",{"@type":69,"text":82},"No. The new building is licensed under the plot's current zoning plan. Unlicensed floors do not create extra building rights; their owners are entitled in proportion to their land shares, which can reduce the area per flat.",{"@type":66,"name":84,"acceptedAnswer":85},"How should flat sizes be written into the contract?",{"@type":69,"text":86},"The notarised flat-for-land contract should include an allocation list showing each owner's new unit with net and gross m², floor, orientation and number of rooms, with the preliminary project and specification list attached.",{"@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>When a building enters urban transformation (kentsel dönüşüm), owners usually ask first: "Will my new flat be as big as the old one?" There is no single answer for everyone, but the factors that decide it are clear and can be calculated before the owners vote. Drawing on ÇET Yapı's housing and urban transformation work in Istanbul, here is how the size of a new flat is actually worked out.\u003C\u002Fp>\n\u003Ch2 id=\"short-answer-land-share-and-zoning-rights-decide-not-the-old-m2\">Short answer: land share and zoning rights decide, not the old m²\u003C\u002Fh2>\n\u003Cp>Your old flat's m² is not automatically carried over. Three things decide the new flat's size:\u003C\u002Fp>\n\u003Col>\n\u003Cli>\u003Cstrong>Your land share (arsa payı) on the title deed:\u003C\u002Fstrong> the area left to the owners is, as a rule, distributed in proportion to land shares.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>The plot's current zoning right (floor area ratio, "emsal"):\u003C\u002Fstrong> the total area that can be built on the plot under today's zoning plan.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Project efficiency and the agreed split:\u003C\u002Fstrong> the space taken by parking, shelter and common areas, how efficient the flat layouts are, and the share agreed with the contractor.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Cp>Under Article 6 of Law No. 6306, decisions on a plot with a risky building — rebuilding, flat-for-land or revenue-sharing — are taken by \u003Cstrong>a simple majority of owners in proportion to their shares\u003C\u002Fstrong>. Both your voting weight and your share of the new building are tied to your share on the title deed.\u003C\u002Fp>\n\u003Ch2 id=\"how-the-new-flat-size-is-calculated\">How the new flat size is calculated\u003C\u002Fh2>\n\u003Cp>The logic is simple. The figures below are \u003Cstrong>only an example\u003C\u002Fstrong>; every plot must be calculated with its current zoning status:\u003C\u002Fp>\n\u003Cdiv class=\"table-responsive\">\u003Ctable class=\"table table-striped table-hover\">\n\u003Cthead>\n\u003Ctr>\n\u003Cth>Step\u003C\u002Fth>\n\u003Cth>Example\u003C\u002Fth>\n\u003C\u002Ftr>\n\u003C\u002Fthead>\n\u003Ctbody>\u003Ctr>\n\u003Ctd>Plot area\u003C\u002Ftd>\n\u003Ctd>600 m²\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>Floor area ratio under zoning\u003C\u002Ftd>\n\u003Ctd>2.00 → 1,200 m² of area counted in the ratio\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>Areas outside the ratio (parking, shelter etc.)\u003C\u002Ftd>\n\u003Ctd>Added separately; they do not create flat area\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>Owners' share agreed with the contractor\u003C\u002Ftd>\n\u003Ctd>e.g. 50% → 600 m² for the owners\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003Ctr>\n\u003Ctd>10 flats with equal land shares\u003C\u002Ftd>\n\u003Ctd>About 60 m² per owner (gross, counted area)\u003C\u002Ftd>\n\u003C\u002Ftr>\n\u003C\u002Ftbody>\u003C\u002Ftable>\n\u003C\u002Fdiv>\u003Cp>If the old flats were 90 m², they shrink in this example. If the plot's zoning right is higher, or the old building did not use its full right, flats can stay the same or grow. We explain how the split is negotiated in our \u003Ca href=\"\u002Fen\u002Fblog\u002Fflat-for-land-construction-agreements-in-turkey\u002F\">guide to flat-for-land construction agreements\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"five-reasons-flats-get-smaller\">Five reasons flats get smaller\u003C\u002Fh2>\n\u003Ch3 id=\"1-the-plot-s-current-zoning-right-is-lower-than-the-old-building\">1. The plot's current zoning right is lower than the old building\u003C\u002Fh3>\n\u003Cp>Many older buildings were built with more floor area than today's plan allows, or the plan has since changed. The new building is licensed \u003Cstrong>under today's plan\u003C\u002Fstrong>, so the total area can fall. The first step is always to obtain the plot's \u003Cstrong>current zoning status\u003C\u002Fstrong> from the municipality.\u003C\u002Fp>\n\u003Ch3 id=\"2-unlicensed-illegal-floors\">2. Unlicensed (illegal) floors\u003C\u002Fh3>\n\u003Cp>Unlicensed floors, roof flats or enclosed balconies do not create extra building rights in the new project. Their owners are entitled in proportion to their land shares, but the building's "actual" area cannot be carried over, so the area per flat may fall.\u003C\u002Fp>\n\u003Ch3 id=\"3-parking-shelter-and-common-areas\">3. Parking, shelter and common areas\u003C\u002Fh3>\n\u003Cp>New buildings must meet today's rules on parking, fire safety, lifts and accessibility. Even where some of these areas fall outside the floor area ratio, they shape the layout and can reduce net flat area, especially on small plots.\u003C\u002Fp>\n\u003Ch3 id=\"4-unbalanced-land-shares\">4. Unbalanced land shares\u003C\u002Fh3>\n\u003Cp>In older buildings, land shares do not always reflect flat sizes — roof or ground-floor flats may have been given low shares. Under \u003Cstrong>Article 3 of the Condominium Law\u003C\u002Fstrong>, if land shares were not allocated in proportion to the value of the units, any owner may apply to court to have them re-arranged. This should be reviewed with a lawyer \u003Cstrong>before\u003C\u002Fstrong> the contract stage.\u003C\u002Fp>\n\u003Ch3 id=\"5-campaign-and-subsidy-conditions\">5. Campaign and subsidy conditions\u003C\u002Fh3>\n\u003Cp>To benefit from the \u003Ca href=\"\u002Fen\u002Fblog\u002Fyarisi-bizden-half-from-us-campaign-istanbul\u002F\">"Yarısı Bizden" campaign\u003C\u002Fa>, the new building's area, excluding parking and shelter, must not exceed 1.5 times the existing building. Projects seeking the subsidy are designed within this limit.\u003C\u002Fp>\n\u003Ch2 id=\"when-flats-can-get-bigger\">When flats can get bigger\u003C\u002Fh2>\n\u003Cul>\n\u003Cli>The plot's current zoning right is higher than the area the old building used\u003C\u002Fli>\n\u003Cli>Merging with neighbouring plots produces a more efficient project\u003C\u002Fli>\n\u003Cli>Flat layouts and common areas are designed efficiently\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>In these cases flats can stay the same, grow, or the owners can negotiate a better split.\u003C\u002Fp>\n\u003Ch2 id=\"what-the-contract-must-state\">What the contract must state\u003C\u002Fh2>\n\u003Cp>Most disputes over flat size come from areas left vague in the contract. The notarised flat-for-land contract should include:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cstrong>An allocation list:\u003C\u002Fstrong> each owner's unit with floor, orientation, number of rooms and \u003Cstrong>net and gross m²\u003C\u002Fstrong>\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Preliminary project and specification list\u003C\u002Fstrong> attached to the contract\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Definition of m² and tolerance:\u003C\u002Fstrong> how net and gross areas are measured, and the limit and consequence of any difference\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Completion guarantee:\u003C\u002Fstrong> \u003Ca href=\"\u002Fen\u002Fblog\u002Fbuilding-completion-insurance-in-turkey\u002F\">building completion insurance\u003C\u002Fa> or a bank guarantee\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>Article 15 of the 6306 Implementing Regulation also requires that, where owners ask the authority to register the condominium servitude, the contract \u003Cstrong>identifies the units allocated to each owner\u003C\u002Fstrong>. In short, "who gets which flat" must be settled in the contract.\u003C\u002Fp>\n\u003Ch2 id=\"before-the-vote-a-four-step-check\">Before the vote: a four-step check\u003C\u002Fh2>\n\u003Col>\n\u003Cli>Obtain the plot's \u003Cstrong>current zoning status\u003C\u002Fstrong> from the municipality.\u003C\u002Fli>\n\u003Cli>Check each flat's \u003Cstrong>land share\u003C\u002Fstrong> and whether the building has unlicensed areas.\u003C\u002Fli>\n\u003Cli>Have a \u003Cstrong>feasibility study\u003C\u002Fstrong> prepared on that zoning status, showing each owner's area.\u003C\u002Fli>\n\u003Cli>Compare contractor offers not only on the split but on \u003Cstrong>net flat area, specification and delivery time\u003C\u002Fstrong> — our \u003Ca href=\"\u002Fen\u002Fblog\u002Fhow-to-choose-a-contractor-for-urban-transformation-in-turkey\u002F\">contractor checklist\u003C\u002Fa> helps here.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Ch2 id=\"a-plot-specific-calculation-with-cet-yapi\">A plot-specific calculation 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 calculate each owner's area and the project options for your building, 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. The example is only to show the method; each plot's zoning status, land shares and legal situation must be reviewed individually.\u003C\u002Fp>\n\u003C\u002Fblockquote>\n",[172,175,178,181,184,187,190],{"id":173,"text":174},"short-answer-land-share-and-zoning-rights-decide-not-the-old-m2","Short answer: land share and zoning rights decide, not the old m²",{"id":176,"text":177},"how-the-new-flat-size-is-calculated","How the new flat size is calculated",{"id":179,"text":180},"five-reasons-flats-get-smaller","Five reasons flats get smaller",{"id":182,"text":183},"when-flats-can-get-bigger","When flats can get bigger",{"id":185,"text":186},"what-the-contract-must-state","What the contract must state",{"id":188,"text":189},"before-the-vote-a-four-step-check","Before the vote: a four-step check",{"id":191,"text":192},"a-plot-specific-calculation-with-cet-yapi","A plot-specific calculation with ÇET Yapı",[194,195,196,197],"The size of the new flat is not set by the old flat's m² but by the land share (arsa payı) on the title deed, the plot's current zoning right (floor area ratio) and the efficiency of the project.","The most common reasons flats get smaller: the plot's zoning right is lower than what the old building used, unlicensed floors, and today's parking and common-area requirements.","If land shares are not proportional to the value of the units, any owner may ask a court to correct them under Article 3 of the Condominium Law (No. 634).","A firm answer requires the plot's current zoning status from the municipality and a feasibility study; each owner's new unit — net m², floor and orientation — must be written into the contract.",[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},"Condominium Law No. 634 (Article 3 – land share and correction)","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=634&MevzuatTur=1&MevzuatTertip=5",{"title":209,"url":210},"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":212,"url":213},"Implementing Regulation of Law No. 6306 (Article 15)","https:\u002F\u002Fwww.mevzuat.gov.tr\u002Fmevzuat?MevzuatNo=16849&MevzuatTur=7&MevzuatTertip=5","Çet Merter İnsaya Residences, completed by ÇET Yapı in Merter, Istanbul","21 October 2026",null,"5 min read",[219,222,225],{"href":220,"title":221},"\u002Fen\u002Fprojects\u002Fcet-merter-insaya-residences\u002F","Çet Merter İnsaya Residences",{"href":223,"title":224},"\u002Fen\u002Fprojects\u002Fyesilkoy-ates-sitesi\u002F","Yeşilköy Ateş Residence",{"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\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":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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