K-01Guide · Istanbul
Urban transformation in Istanbul: from an at-risk building to a safe home.
Is your building at risk? How do owners decide? How does a flat-for-land deal work? This guide takes you through it from start to finish. We have been building in Istanbul since 1972, and in a transformation we run the job from the owners' meeting to handing over the keys.
On this page
In brief
- Urban transformation (urban renewal) means demolishing a building found to be at risk and replacing it with one built to the current seismic code. It is governed by Law No. 6306.
- The process starts with an at-risk assessment by a licensed firm. Any single owner can apply.
- Once a building is declared at risk, owners decide what to do by a simple majority of land shares (Law No. 7471, 9 November 2023).
- The most common route is flat-for-land: owners contribute their land share, the contractor funds and builds the new block, and the flats are split as agreed in the contract.
- Özyalçın İnşaat takes applications from all 39 districts of Istanbul. Fill in the form or call +90 533 771 23 08 to arrange a first meeting.
What is urban transformation?
Urban transformation is the demolition and rebuilding of structures that are not safe enough in an earthquake. In Türkiye the framework is Law No. 6306 on the Transformation of Areas under Disaster Risk, in force since 2012.
Istanbul sits close to an active fault line, so it matters more here than in most places. In buildings completed before 2000, concrete quality and reinforcement can fall short of what today's seismic code requires. Transformation renews these buildings one by one or block by block.
How is a building assessed as at risk?
Application
One owner applies, with the title deed and ID, to a firm licensed by the Urban Transformation Directorate (Kentsel Dönüşüm Başkanlığı). The other owners' consent is not required.
Inspection
Engineers take concrete cores, scan the reinforcement and analyse the structure against the rules in the regulation.
Report
The report goes to the provincial directorate or the competent authority. If it is approved, an “at-risk building” note is entered in the land register.
Notification and objection
Owners are notified and may object within the statutory period. A technical committee reviews objections.
Demolition period
Once the finding is final, the authority sets a period for vacating and demolishing the building.
How do owners decide?
After the finding is final, the owners meet and decide how the building will be rebuilt. Law No. 7471, in force since 9 November 2023, changed the majority required: where at least two thirds of the shares used to be needed, a simple majority of land shares is now enough.
For the shares of owners who do not join the decision, the procedure set out in the Law applies. Rights can be lost at this stage, so the meeting notice, the minutes and the notifications must follow the correct procedure. We recommend working with a lawyer.
Transformation models
| Model | How it works | Who it suits |
|---|---|---|
| Flat-for-land | Owners transfer their land share and the contractor builds the new block with its own capital. Flats are split as set out in the contract. | Owners who do not want to put in cash and whose plot is valuable. |
| Owner-funded construction | Owners pay the construction cost and the contractor only builds. All units stay with the owners. | Owners who want to keep every unit and have financing ready. |
| Combining plots | Neighbouring plots are combined into one project, which allows a more efficient plan, parking and shared areas. | Small plots that cannot be developed efficiently on their own. |
Which model fits depends on the plot's zoning, the number of existing flats and what the owners expect. The split is negotiated for each project and written into the contract.
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Working with Özyalçın, step by step
First meeting and site visit
We visit your building and go through the title deeds and the zoning status with you.
Feasibility and offer
We set out in writing what can be built on the plot, how flats would be distributed and the timetable.
Owners' meeting and contract
We present the offer to all owners and answer questions. The agreement is signed before a notary.
Design and permit
We prepare the ground survey and the architectural and structural designs, and obtain the building permit.
Vacating and demolition
We agree the moving-out schedule with the owners. The building is then demolished under controlled conditions.
Construction and handover
Work proceeds under the supervision of a building inspection firm. We hand over the flats once the occupancy permit is issued.
Rent support and state assistance
Owners living in at-risk buildings can apply for monthly rent support and tenants for a one-off rent payment; subsidised loans are for owners and cannot be combined with rent support. Amounts, durations and conditions are revised every year, so we do not quote figures here.
For current terms, ask the provincial directorate of the Ministry of Environment, Urbanisation and Climate Change or your municipality's urban transformation office. We can help you prepare the paperwork.
Why Özyalçın İnşaat?
- We are a family company that has been building in Istanbul since 1972, now in our third generation.
- You can go and see the homes we have completed in Beylikdüzü, Küçükçekmece and Esenyurt.
- The same management team runs design, construction and handover, so your point of contact does not change.
- We make our offer in writing. The unit distribution, handover date and technical specification go into the contract.
Districts we take applications from
We take urban transformation applications from all 39 districts of Istanbul.
European side (25)
- Arnavutköy
- Avcılar
- Bağcılar
- Bahçelievler
- Bakırköy
- Başakşehir
- Bayrampaşa
- Beşiktaş
- Beylikdüzü
- Beyoğlu
- Büyükçekmece
- Çatalca
- Esenler
- Esenyurt
- Eyüpsultan
- Fatih
- Gaziosmanpaşa
- Güngören
- Kağıthane
- Küçükçekmece
- Sarıyer
- Silivri
- Sultangazi
- Şişli
- Zeytinburnu
Asian side (14)
- Adalar
- Ataşehir
- Beykoz
- Çekmeköy
- Kadıköy
- Kartal
- Maltepe
- Pendik
- Sancaktepe
- Sultanbeyli
- Şile
- Tuzla
- Ümraniye
- Üsküdar
Frequently asked questions
How do I find out whether my building is at risk?
Apply with your title deed to a firm licensed by the Urban Transformation Directorate. Engineers take samples, run the analysis and report the result. A single owner can apply.
How many owners must agree to an urban transformation decision?
For at-risk buildings the decision is taken by a simple majority of land shares. Law No. 7471 lowered the threshold from two thirds to a simple majority on 9 November 2023.
Do I pay anything in a flat-for-land deal?
In the flat-for-land model the contractor bears the construction cost. Owners receive units in the new building in return for their land share. The split, and any balancing payments, are stated in the contract.
How long does it take?
It depends on the number of owners, the permit process and the size of the building. After the first meeting we give you a written timetable for your project.
Where do I live during construction?
Owners move to another home for the period. Rent support is available for at-risk buildings; ask the provincial directorate or your municipality for current amounts and conditions.
Do tenants have any rights?
Tenants living in an at-risk building may qualify for a one-off rent payment if they meet the conditions in the regulation. The conditions change from time to time.
What happens if an owner does not agree?
For the shares of owners who do not join a simple-majority decision, the procedure in the Law applies. We recommend legal advice at this stage.
Which districts do you cover?
We take applications from all 39 districts of Istanbul. Our office is in Beylikdüzü, and most of our completed projects are in Beylikdüzü, Küçükçekmece and Esenyurt.
Sources
- 6306 sayılı Afet Riski Altındaki Alanların Dönüştürülmesi Hakkında Kanun
- 7471 sayılı Kanun, Resmî Gazete 9 Kasım 2023, sayı 32364
- 6306 sayılı Kanunun Uygulama Yönetmeliği
This page gives general information and is not legal advice. Legislation changes; confirm the current rules with a lawyer or the relevant authority before acting.
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