Urban transformation in Istanbul: what it means for buyers and owners of older flats
In short
Kentsel dönüşüm (urban transformation) in Turkey is governed by Law 6306 on rebuilding buildings at earthquake risk. A licensed body’s report classifies a building as risky, and this is recorded at the tapu (land registry). Since November 2023, rebuilding decisions need an absolute majority of the owners’ shares instead of two thirds, and a February 2026 regulation changed the procedures, such as selling objecting owners’ shares. Owners may get rent assistance under conditions. Buying in an old building means buying a share of the land and a future project: read the legal position carefully.
Written by Abdulhadi Bukhari, Real estate consultant
Last reviewed October 7, 2026
Istanbul has millions of flats in buildings put up before modern building codes. Urban transformation is the route the state has chosen to rebuild them. Whether you own an old flat or are thinking of buying one, you need to understand how it works.
The legal framework
The Law 6306 (2012) governs the transformation of areas and buildings at risk from disasters, above all earthquakes.
The main steps
1. The risky building report
The building is inspected by a licensed body; if it is classified as risky, a report is issued and a risky building annotation is recorded at the tapu. See the guide to mortgages, seizures and annotations.
2. The owners’ decision
Since November 2023 decisions on rebuilding, selling and flat-for-land construction have been taken by an absolute majority of the owners’ shares, whereas two thirds were needed before.
3. The 2026 amendments
The regulation of 4 February 2026 amended the procedures, including the sale of objecting owners’ shares under a legal mechanism and rules on transferring building rights.
4. Eviction and demolition
After the decision, the building is vacated and demolished on a set timetable.
5. Rebuilding
Usually under a flat-for-land contract with a contractor, under which the owners receive new flats.
Rent assistance
Owners and tenants in risky buildings are entitled to rent assistance under conditions and for a limited period, along with financing support schemes.
If you own an old flat
- Know your building’s status: how old is it, and has it been inspected?
- Take part in the owners’ meetings.
- Read the contractor’s contract carefully: the new floor area, the deadlines, the guarantees and the penalties.
- Protect your rights to floor area. See the guide to net and gross area.
If you are thinking of buying
In an old building
- You are buying a share of the land and a future project, not just a flat.
- Read the share of the land on the title deed: it determines your entitlement.
- Ask about any existing report, decision or contract.
In a new transformation project
- Check the permit, the contractor and the delivery schedule. See the guide to choosing a reliable developer.
- Understand the flat’s status: does it belong to a former owner or to the contractor?
The risks
- Delays: projects can drag on for years.
- Disputes: between owners or with the contractor.
- The contractor: if it runs into trouble, everything stalls.
The bottom line
Urban transformation makes Istanbul safer, but it turns an old flat into a legal and financial project. Know the building’s status, read the share of the land and the contracts, and do not buy in an old building if you need somewhere to live soon. For building safety in general, read the guide to earthquake safety in buildings.
Contact us and we will review the status of any building in Istanbul with you before you buy.
Sources
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