Urban Transformation (Kentsel Dönüşüm) in Istanbul: What Property Buyers Should Know

Istanbul is gradually rebuilding itself. Under the urban transformation programme (kentsel dönüşüm), older buildings that are at risk in an earthquake are being demolished and replaced with new, code-compliant ones. For buyers, this creates both opportunities and risks: renewed neighbourhoods and safer buildings on one side, legal complexity and uncertain timelines on the other. This guide explains how the process works and what to check before buying in or near a transformation area.

Last updated: November 2026. This guide is general information, not legal advice. The rules are amended regularly, so confirm the current position with a lawyer.

Why Urban Transformation Matters in Istanbul

A large share of Istanbul's housing stock was built before modern earthquake codes. After major earthquakes in Turkey, renewing this stock has become a national priority. The legal framework is Law No. 6306 on the Transformation of Areas Under Disaster Risk, which sets out how risky buildings are identified, demolished and rebuilt.

How the Process Works

1. Risky building assessment: an owner, or the authorities, applies to a licensed institution, which assesses the building's earthquake risk.
2. Designation and notice: if the building is found risky, the result is recorded as a declaration on the title record and owners are notified, including through e-Devlet.
3. Vacating and demolition: owners are given a deadline to vacate and demolish the building. If they do not, the administration can carry out the demolition.
4. Agreement on the new building: owners decide how to rebuild, usually by signing a contract with a developer in exchange for land shares.
5. Construction and new titles: after completion, owners receive units in the new building according to the agreement.

How Owners Make Decisions

Since a 2023 amendment, decisions on risky buildings are taken by an absolute majority of owners measured by their land shares, rather than the previous two-thirds majority. Owners who do not join the decision receive a notice and a short period to accept. If they still do not agree, their shares can be sold by auction, at not less than the official valuation, with participating owners having priority.

In practice, this means a single owner cannot block a renewal that the majority supports.

What Happens to Tenants

When a building is designated risky and must be vacated, leases end and tenants must move out within the legal timeline. Public rent support may be available to eligible owners and tenants under the programme's rules. If you buy a property with a tenant in a building that may be renewed, plan for the possibility of losing rental income during reconstruction.

Opportunities for Buyers

• Safer buildings: new buildings must meet current earthquake and construction standards.
• Renewed neighbourhoods: transformation can improve infrastructure, parking and amenities over time.
• Central locations: much renewal takes place in established, well-connected districts where new land is scarce.
• New-build supply: developers' share of renewed buildings often comes onto the market as new apartments in central areas.

Risks for Buyers

• Timelines: agreements, permits and construction can take years, and some projects stall.
• Developer risk: the outcome depends heavily on the contractor's financial strength and reliability.
• Unit changes: the new unit may differ in size, floor or position from the old one, depending on zoning and the agreement.
• Legal disputes: disagreements between owners or with the developer can delay the process.

What to Check Before You Buy

• Title record: look for a risky building declaration or other entries. See title deed annotations explained.
• Building age and assessment: ask whether a risk assessment has been carried out and request the report.
• Owners' decisions: find out whether owners have agreed on a developer or signed contracts.
• The contract: if a renewal contract exists, review the land share, unit allocation, delivery date and guarantees.
• Building standards: for new or renewed buildings, read building standards before buying property in Turkey.

These checks are part of property due diligence in Turkey. If you are buying a unit that a developer received from a renewal project, the guidance on off-plan purchases also applies.

Frequently Asked Questions

What is kentsel dönüşüm?

It is Turkey's urban transformation programme, under which buildings at risk in an earthquake are demolished and rebuilt to current standards.

Can I buy an apartment in a building marked as risky?

You can, but you will be buying a right in a renewal process rather than a usable home. Review the decisions, the contract and the timeline with a lawyer first.

How many owners must agree to renew a risky building?

Since 2023, an absolute majority of owners by land share can decide, and dissenting owners' shares can be sold under the law.

Is a renewed building safer?

New buildings must comply with current earthquake codes, but quality still depends on the developer and supervision, so check the project carefully.

Explore Safer, Newer Homes

Browse new and recently completed projects among property for sale in Istanbul, read our overview of ways to invest in Turkey, start with our Property Turkey guide or ask our team about a specific building.