EasyApartAlanya
8 Feb 2026
New "15-Day Rule" in Turkish Urban Transformation
What Property Owners Need to Know
The Turkish government has officially accelerated the Urban Transformation process with a new regulation published in the Official Gazette. This "fast-track" era is designed to eliminate the long-standing bottlenecks caused by dissenting owners, particularly in high-risk zones and coastal cities like Alanya.
1. The End of the "2/3 Majority" Rule
Previously, a 2/3 majority of property owners was required to start a renovation project. This often led to years of legal delays.
The Change: Now, an absolute majority (50% + 1) of the land shares is sufficient to make a binding decision for the entire building.
2. The 15-Day Ultimatum
Once the majority reaches a decision, a formal offer is presented to the remaining owners.
The Deadline: Dissenting owners have exactly 15 days to agree to the terms and sign the contract.
The Consequence: If they fail to sign within this window, their shares will be put up for auction.
State Intervention: First, other stakeholders in the building have the right to buy these shares. If no owners buy them, the Ministry of Urbanization (via the Urban Transformation Presidency) or TOKİ will step in, pay the market value, and take ownership of the shares to ensure the project proceeds.
3. Simplified Notification System
One of the biggest hurdles in Alanya—where many owners live abroad—was the difficulty of serving legal notices.
New Method: Notifications no longer need to be hand-delivered to every individual. Posting the notice on the building itself and at the local Mukhtar’s (village/neighborhood head) office is now legally sufficient. After 15 days on the notice board, all owners are considered "officially notified."
4. Rights Transfer (Zoning Swap)
For the first time, the law introduces a "Rights Transfer" model. If a building is sitting on ground that is too dangerous to rebuild on (e.g., a fault line or landslide zone), the owners won't lose their investment. Their development rights can be transferred to another plot of land designated by the state.
Why This Matters for Alanya Property Owners
For agencies like Easy Apart Alanya, this news is critical for investors and residents:
Property Value: This law will trigger a massive wave of renovations in older Alanya districts like Saray and Güllerpınarı. Buildings that were once stuck in legal limbo will now be modernized, significantly increasing the value of the units.
Safety: The goal is to ensure the building stock is earthquake-resistant before a disaster strikes.
Urgency for Expats: Foreign owners must ensure they have a representative or a way to track their property status (via e-Devlet), as the 15-day window is very short and could result in the involuntary sale of their shares.
Summary Table for Your Article
Feature | Old Regulation | New Regulation |
Decision Majority | 2/3 (66.6%) | Absolute Majority (50% + 1) |
Notification | Physical delivery/Notary | Building Post / Mukhtar / e-Devlet |
Dispute Period | Months/Years of litigation | 15 Days |
State Power | Limited intervention | Direct purchase of shares by TOKİ |
Summary: Turkey's Fast-Track Urban Transformation
The Turkish government has introduced a new regulation to accelerate the renovation of risky buildings. This is a game-changer for property owners in areas like Alanya.
The "50% + 1" Rule: Decisions for kentsel dönüşüm (urban transformation) no longer require a 2/3 majority. A simple majority (salt çoğunluk) of owners is now enough to start the process.
The 15-Day Ultimatum: Once a decision is made, dissenting owners have only 15 days to sign the agreement.
State Intervention: If an owner refuses to sign within 15 days, their shares will be auctioned to other owners. If no one buys them, the State (TOKİ/Kentsel Dönüşüm Başkanlığı) will purchase the shares directly.
Automatic Notification: Legal notices no longer need to be hand-delivered. Notices posted on the building or at the local Mukhtar’s office are legally binding after 15 days.
Rights Transfer: If a plot is unsafe for rebuilding, owners can have their development rights transferred to a different, safer location.
⚠️ The Most Important Note for owners:
Responsibility has shifted to the owner. Because notices are now posted publicly (on buildings/at mukhtars) rather than sent via registered mail, property owners—especially foreign investors living abroad—must proactively monitor their property status via e-Devlet or a local representative. If they miss the 15-day window, they risk losing their property rights to the state or other shareholders at market value.
How to Track Your Property via e-Devlet
Under the new regulations, personal notifications are no longer sent via traditional registered mail. Instead, they are posted on the building and uploaded to the e-Devlet (Digital Government) system.
If you own property in Turkey, we strongly recommend checking your portal regularly. Here is how:
Login: Access with your TR ID number and password.
Search: Type "Kentsel Dönüşüm" or "Riskli Yapı" in the search bar.
Check Services: Look for the service titled "Kentsel Dönüşüm Uygulaması" (Urban Transformation Application) or "Riskli Yapı Tespiti Sorgulama" (Risky Building Detection Inquiry).
Notifications: Check for any "Tebligat" (Notifications) linked to your registered Tapu (Title Deed).
Important: If you see a notification regarding a "Riskli Yapı" (Risky Building) or an "Açık Artırma" (Auction) for your shares, the 15-day window has likely already started. If you are abroad and cannot access e-Devlet, ensure you have a trusted legal representative in Alanya monitoring your property status.
Legal Disclaimer: The content published on this page regarding the "15-Day Rule" and Urban Transformation updates is based on current news reports and the Turkish Official Gazette. While Easy Apart Alanya strives to provide accurate and up-to-date information, we make no guarantees regarding the completeness or accuracy of the details provided.
Decisions regarding property rights and urban transformation involve complex legal procedures. Easy Apart Alanya is not responsible for any actions taken or not taken based on this information. Property owners, especially those residing abroad, are solely responsible for monitoring their official notifications via e-Devlet or local authorities. For official inquiries, please contact the Kentsel Dönüşüm Başkanlığı (Urban Transformation Presidency) or a licensed legal consultant.
