{"id":46888,"date":"2026-09-28T06:21:34","date_gmt":"2026-09-28T06:21:34","guid":{"rendered":"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/"},"modified":"2026-09-28T06:21:34","modified_gmt":"2026-09-28T06:21:34","slug":"hisseli-tapu-shared-title-deed-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/hisseli-tapu-shared-title-deed-turkey\/","title":{"rendered":"Hisseli Tapu: What a Shared Title Deed in Turkey Actually Gives You"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46888\" class=\"elementor elementor-46888 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-a8075ba3 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"a8075ba3\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container 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rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.ht-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.ht-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .ht-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ht-cards{grid-template-columns:1fr 1fr}\n  .ht-2col{grid-template-columns:1fr;gap:36px}\n  .ht-contact-inner{grid-template-columns:1fr;gap:36px}\n  .ht-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .htc{padding:0 16px}\n  .hts{padding:44px 0}\n  .ht-hero{min-height:auto}\n  .ht-hero-content{padding:48px 16px 56px}\n  .ht-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .ht-cards{grid-template-columns:1fr;gap:12px}\n  .ht-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ht-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .ht-step{gap:14px}\n  .ht-step-num{width:44px;height:44px;font-size:1rem}\n  .ht-steps::before{left:21px}\n  .ht-contact{padding:48px 0}\n}\n@media(max-width:480px){.htc{padding:0 14px}}\n<\/style>\n<div class=\"ht\">\n\n<section class=\"ht-hero\">\n  <div class=\"ht-hero-bg\"><\/div>\n  <div class=\"ht-hero-pat\"><\/div>\n  <div class=\"ht-hero-ov\"><\/div>\n  <div class=\"ht-hero-content\">\n    <span class=\"ht-eyebrow\">Title Deeds &middot; Co-Ownership &middot; Updated September 2026<\/span>\n    <h1>Hisseli Tapu: What a Shared Title Deed in Turkey Actually Gives You<\/h1>\n    <p class=\"ht-hero-sub\">A shared title deed is not a defective one. It is a different kind of ownership &mdash; a fraction of the whole property rather than a piece of it &mdash; and it carries rights, deadlines and exit routes that catch foreign buyers out. Here is what the Civil Code says, and what changed in December 2025.<\/p>\n    <div class=\"ht-hero-meta\">\n      <div class=\"ht-hm\">&#128220; <strong>Turkish Civil Code Arts. 688&ndash;700<\/strong><\/div>\n      <div class=\"ht-hm\">&#9878;&#65039; <strong>Pre-emption cut to one year in Dec 2025<\/strong><\/div>\n      <div class=\"ht-hm\">&#127482;&#127479; <strong>Written for foreign buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"ht-strip\">\n  <div class=\"htc\">\n    <div class=\"ht-strip-in\">\n      <div class=\"ht-si\"><span class=\"ht-sv\">Art. 688<\/span><span class=\"ht-sl\">Civil Code Basis Of Share Ownership<\/span><\/div>\n      <div class=\"ht-si\"><span class=\"ht-sv\">3 Months<\/span><span class=\"ht-sl\">To Act After Notarial Notice Of Sale<\/span><\/div>\n      <div class=\"ht-si\"><span class=\"ht-sv\">1 Year<\/span><span class=\"ht-sl\">Pre-Emption Long-Stop Since Dec 2025<\/span><\/div>\n      <div class=\"ht-si\"><span class=\"ht-sv\">10 Years<\/span><span class=\"ht-sl\">Maximum Agreed Bar On Partition<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<section class=\"hts\">\n  <div class=\"htc\">\n    <div class=\"ht-2col\">\n      <div class=\"ht-body\">\n        <span class=\"htt\">What It Is<\/span>\n        <h2 class=\"ht-title\">A share of the whole, not a part of the land<\/h2>\n        <p>The commonest misunderstanding about a <strong>hisseli tapu<\/strong> is geographic. Buyers see a deed recording a one-quarter interest in a plot and picture a quarter of it marked off as theirs. That is not what the deed says, and not what Turkish law gives them.<\/p>\n        <p>Article 688 of the Turkish Civil Code (Law No. 4721) defines ownership in shares &mdash; <em>payl&#305; m&#252;lkiyet<\/em> &mdash; as a situation in which several people own the whole of a thing that has <strong>not been physically divided<\/strong>, in defined shares. Your one quarter is a quarter of every square metre, not a quarter marked on the ground. Unless the register states otherwise, shares are presumed equal.<\/p>\n        <p>What Article 688 does give you is real. Each co-owner has an owner's rights and obligations in respect of their own share, and the share may be transferred, pledged and attached by creditors. You can sell it without asking anyone. You can mortgage it. Your creditors can seize it. A share behaves like property because it is property.<\/p>\n        <p>The complications begin the moment you want to <em>use<\/em> the thing rather than own a slice of it. Article 693 allows each co-owner to benefit from and use the shared property only so far as is compatible with the others' rights, and provides that in a dispute the judge determines how it is used &mdash; a determination that may divide use by time or by place. Who gets what, and when, is not on the deed. It is a matter for agreement or, failing that, for a court.<\/p>\n        <div class=\"ht-hbox\"><strong>The practical test.<\/strong> Before you buy a share, ask what happens if the other co-owners want something different from you. If the honest answer is &ldquo;we would have to go to court&rdquo;, you are buying a relationship as much as an asset, and you should price it that way.<\/div>\n        <p>None of this makes a hisseli tapu a bad buy. Shares are how land is held across much of rural Turkey, how inherited property sits before it is distributed, and how development land is assembled. But a share bought in the belief that it is an independent property is a transaction that went wrong before it completed &mdash; a failure of due diligence, not of the register, which recorded the position accurately all along. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">the Turkish title deed and how to read it<\/a> covers what else the record shows.<\/p>\n      <\/div>\n      <div>\n        <div class=\"ht-ov\">\n          <div class=\"ht-ov-head\">\n            <h3>Hisseli tapu at a glance<\/h3>\n            <p>Ownership in shares under the Turkish Civil Code<\/p>\n          <\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Legal name<\/span><span class=\"ht-or\">Payl&#305; m&#252;lkiyet<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Governing articles<\/span><span class=\"ht-or\">Civil Code 688&ndash;700<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">What you own<\/span><span class=\"ht-or\">A fraction of the whole<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">A defined plot or flat?<\/span><span class=\"ht-or burg\">No<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Sell your share<\/span><span class=\"ht-or\">Yes &mdash; Art. 688<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Mortgage your share<\/span><span class=\"ht-or\">Yes &mdash; Art. 688<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Co-owners' counter-right<\/span><span class=\"ht-or\">Pre-emption &mdash; Art. 732<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Pre-emption deadlines<\/span><span class=\"ht-or burg\">3 months \/ 1 year<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Exit route<\/span><span class=\"ht-or\">Partition &mdash; Arts. 698&ndash;699<\/span><\/div>\n          <div class=\"ht-ov-row\"><span class=\"ht-ol\">Costs and taxes<\/span><span class=\"ht-or\">Pro rata &mdash; Art. 694<\/span><\/div>\n        <\/div>\n        <div class=\"ht-warn\" style=\"margin-top:16px;\"><strong>Check which kind of co-ownership it is.<\/strong> A deed with several names on it may be <em>payl&#305; m&#252;lkiyet<\/em>, where shares are defined and sellable, or <em>elbirli&#287;i m&#252;lkiyeti<\/em>, joint ownership under Articles 701&ndash;703, where there are no determined shares, every decision needs unanimity, and no individual share can be sold at all. One heir cannot sell you a property held the second way.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"hts htg\">\n  <div class=\"htc htct\">\n    <span class=\"htt\">Due Diligence<\/span>\n    <h2 class=\"ht-title\">Six checks before you buy a share<\/h2>\n    <p class=\"ht-sub\">A share is not a riskier asset than a whole property. It is a more <em>conditional<\/em> one, and the conditions are all discoverable before you pay.<\/p>\n  <\/div>\n  <div class=\"htc\">\n    <div class=\"ht-steps\">\n      <div class=\"ht-step\"><div class=\"ht-step-num\">1<\/div><div class=\"ht-step-body\">\n        <h3>Establish which form of co-ownership the register records<\/h3>\n        <p>Ownership in shares under Article 688 and following, or joint ownership under Articles 701 to 703. In the second case there are no determined shares, Article 702 requires unanimity for management and disposal alike, and no individual share can be sold while the community continues. This distinction decides whether the seller can lawfully sell you anything at all.<\/p>\n      <\/div><\/div>\n      <div class=\"ht-step\"><div class=\"ht-step-num\">2<\/div><div class=\"ht-step-body\">\n        <h3>Read the size of the share and the identity of every other co-owner<\/h3>\n        <p>The fraction sets your weight in every decision that turns on a majority, your liability for costs under Article 694, and your position if partition is ordered. The identity of the others decides how workable the arrangement will be &mdash; a share held alongside two relatives is a different asset from the same share held alongside thirty strangers.<\/p>\n      <\/div><\/div>\n      <div class=\"ht-step\"><div class=\"ht-step-num\">3<\/div><div class=\"ht-step-body\">\n        <h3>Ask for any use or management agreement &mdash; and check for an annotation<\/h3>\n        <p>Article 689 lets co-owners agree unanimously on arrangements for benefit, use and management that differ from the statutory default, and agreements about immovables may be annotated on the register where signatures are notarised. Article 695 is why this matters: such decisions bind later co-owners only if annotated. An unannotated side agreement may not bind you, and yours may not bind the next buyer.<\/p>\n      <\/div><\/div>\n      <div class=\"ht-step\"><div class=\"ht-step-num\">4<\/div><div class=\"ht-step-body\">\n        <h3>Confirm whether partition has been restricted<\/h3>\n        <p>Article 698 gives every co-owner the right to demand partition, but it can be limited by legal transaction for up to ten years, and for immovables the agreement must be in official form and may be annotated. If one exists, your exit is barred for as long as it runs &mdash; establish that, and its expiry date, before you treat partition as your fallback.<\/p>\n      <\/div><\/div>\n      <div class=\"ht-step\"><div class=\"ht-step-num\">5<\/div><div class=\"ht-step-body\">\n        <h3>Make sure the pre-emption notice is served properly<\/h3>\n        <p>Article 733 provides that the sale is notified to the other co-owners by buyer or seller through a notary, and that the right lapses three months after that notification and in any event one year after the sale. Until notice is given, the clock that protects you has not started. Serving it promptly is the buyer's interest, not the seller's: it converts an open-ended exposure into a defined one.<\/p>\n      <\/div><\/div>\n      <div class=\"ht-step\"><div class=\"ht-step-num\">6<\/div><div class=\"ht-step-body\">\n        <h3>Check for a waiver &mdash; and get advice on your own route out<\/h3>\n        <p>Article 733 allows the right to be waived: a general waiver must be in official form and annotated, while giving it up for one specific sale need only be in writing and may be made before or after the sale. A waiver already on the register materially changes what you are buying. Have a Turkish lawyer confirm the actual record rather than the seller's account of it.<\/p>\n      <\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"hts\">\n  <div class=\"htc htct\">\n    <span class=\"htt\">Rights And Limits<\/span>\n    <h2 class=\"ht-title\">What a share lets you do &mdash; and what it does not<\/h2>\n    <p class=\"ht-sub\">The Civil Code splits decisions into three tiers by how far they go beyond ordinary use. Knowing which tier a decision sits in tells you whose agreement you need.<\/p>\n  <\/div>\n  <div class=\"htc\">\n    <div class=\"ht-cards\">\n      <div class=\"ht-pc\"><span class=\"ht-pc-icon\">&#128184;<\/span><h3>Sell, pledge, encumber<\/h3><p>Article 688 lets you transfer or pledge your share, and lets creditors attach it, without the other co-owners' consent. This is the strongest right a share carries &mdash; subject only to the pre-emption right in Article 732.<\/p><\/div>\n      <div class=\"ht-pc\"><span class=\"ht-pc-icon\">&#128296;<\/span><h3>Ordinary management alone<\/h3><p>Article 690 authorises each co-owner to carry out ordinary management, in particular minor repairs and agricultural work. A majority decision can vary how that authority is allocated.<\/p><\/div>\n      <div class=\"ht-pc\"><span class=\"ht-pc-icon\">&#128202;<\/span><h3>Important decisions need a double majority<\/h3><p>Article 691 requires a majority of both shares and co-owners for important management &mdash; changing the method of operation, making or terminating leases, land improvement, and works beyond ordinary maintenance needed to preserve value.<\/p><\/div>\n      <div class=\"ht-pc\"><span class=\"ht-pc-icon\">&#9757;&#65039;<\/span><h3>The big moves need everyone<\/h3><p>Under Article 692 changing the purpose the property is dedicated to, building beyond what preservation or ordinary use requires, and any act of disposal over the whole property require the consent of every co-owner.<\/p><\/div>\n      <div class=\"ht-pc\"><span class=\"ht-pc-icon\">&#129534;<\/span><h3>Deadlock goes to a judge<\/h3><p>Where shares and co-owners are evenly split, Article 691 lets the judge decide equitably on one co-owner's application, and appoint a trustee from among the co-owners or from outside to get necessary work done.<\/p><\/div>\n      <div class=\"ht-pc\"><span class=\"ht-pc-icon\">&#129534;<\/span><h3>Costs follow the share<\/h3><p>Article 694 allocates management expenses, taxes and other obligations between co-owners in proportion to their shares unless otherwise provided, and gives anyone who pays more than their share a right of recourse against the rest pro rata.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"hts htg\">\n  <div class=\"htc htct\">\n    <span class=\"htt\">Comparison<\/span>\n    <h2 class=\"ht-title\">Shared title against independent title<\/h2>\n    <p class=\"ht-sub\">The same building can be held either way. What differs is what the deed entitles you to do on your own.<\/p>\n  <\/div>\n  <div class=\"htc\">\n    <div class=\"ht-compare-wrap\">\n      <table class=\"ht-compare\">\n        <thead><tr><th>Question<\/th><th>Hisseli tapu (payl&#305; m&#252;lkiyet)<\/th><th>Independent title (kat m&#252;lkiyeti)<\/th><\/tr><\/thead>\n        <tbody>\n          <tr><td>Do you own a defined unit?<\/td><td class=\"no\">No &mdash; a fraction of the whole<\/td><td class=\"yes\">Yes &mdash; a registered independent section<\/td><\/tr>\n          <tr><td>Can you sell without consent?<\/td><td class=\"yes\">Yes, subject to pre-emption<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Do co-owners get a pre-emption right?<\/td><td class=\"no\">Yes &mdash; Art. 732 applies<\/td><td class=\"yes\">No such right over your unit<\/td><\/tr>\n          <tr><td>Is exclusive occupation guaranteed?<\/td><td class=\"no\">No &mdash; use is shared under Art. 693<\/td><td class=\"yes\">Yes, over your own section<\/td><\/tr>\n          <tr><td>Who decides on major works?<\/td><td>All co-owners &mdash; Art. 692<\/td><td>The condominium regime and its rules<\/td><\/tr>\n          <tr><td>How do you exit if relations break down?<\/td><td>Partition, possibly by auction &mdash; Arts. 698&ndash;699<\/td><td>Sell your unit on the open market<\/td><\/tr>\n          <tr><td>Can a bank lend against it easily?<\/td><td class=\"no\">Often harder in practice<\/td><td class=\"yes\">Normal mortgage security<\/td><\/tr>\n          <tr><td>Typical setting<\/td><td>Land, inherited property, development plots<\/td><td>Completed buildings with an occupancy permit<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <div class=\"ht-body\" style=\"max-width:820px;margin:28px auto 0;\">\n      <p>The right-hand column is the destination most buyers of a finished apartment should be aiming for. If you are being offered a share in a building that is complete, ask directly why the units have not been brought under condominium ownership &mdash; our explainer on <a href=\"https:\/\/trupropertyturkey.com\/kat-irtifaki-vs-kat-mulkiyeti\/\">kat irtifak&#305; against kat m&#252;lkiyeti<\/a> sets out the difference between the construction-stage right and the final one, and why the final one matters.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"hts\">\n  <div class=\"htc\">\n    <div class=\"ht-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"htt\">What Changed<\/span>\n      <h2 class=\"ht-title\">December 2025: pre-emption got faster and dearer<\/h2>\n      <p>If you buy a share from one co-owner, the others may take it off you. That is the effect of Article 732: where a co-owner sells their share wholly or partly to a third party, the remaining co-owners may exercise a pre-emption right, and under Article 734 they do so by suing the buyer. The sale is not undone in the abstract &mdash; you, the purchaser, are on the other side of that action.<\/p>\n      <p><strong>Law No. 7571, dated 24 December 2025 and published in the Official Gazette of 25 December 2025 (issue 33118), rewrote parts of this regime.<\/strong> Three changes matter now.<\/p>\n      <h3>The long-stop deadline halved<\/h3>\n      <p>Article 733 previously gave co-owners two years from the sale as an outer limit. Law No. 7571 replaced &ldquo;two years&rdquo; with &ldquo;one year&rdquo;, so the right now lapses three months after the sale is notified to the right-holder and in any event one year after the sale. For a buyer this is welcome: the window in which your title can be taken away is shorter. It also makes early notice worth having, since the three-month clock only starts when the notary notification is made.<\/p>\n      <h3>Two categories of sale are now excluded outright<\/h3>\n      <p>A new first paragraph of Article 733 provides that pre-emption cannot be exercised in sales under State Tender Law No. 2886 of 8 September 1983, or in sales by forced auction. Acquire a share through either route and the co-owners' pre-emption right does not touch your purchase. Anyone considering <a href=\"https:\/\/trupropertyturkey.com\/buying-property-at-auction-in-turkey\/\">buying property at auction in Turkey<\/a> should read that alongside the rest of the auction process.<\/p>\n      <h3>The price is now market value, not the figure on the deed<\/h3>\n      <p>Article 734 now requires the judge to determine the share's current market value without delay, and the co-owner exercising the right must deposit that value together with the title deed costs falling on the buyer, in cash, within a strict court-set period and at a place where the money earns a return. Miss that deadline and the share cannot be registered in their name; the deposit is paid out with its accrued return once the judgment becomes final. This closes off the long-standing tactic of under-declaring the price on the deed, and makes exercising pre-emption a genuinely expensive step.<\/p>\n      <div class=\"ht-warn\"><strong>The transitional rule is not symmetrical.<\/strong> A provisional article added to the Civil Code by the same law provides that the Article 733 amendments do <em>not<\/em> apply to sales made before the changes came into force &mdash; those sales continue under the previous provisions, including the old two-year outer limit &mdash; while the Article 734 amendments <em>do<\/em> apply to actions already pending when the changes took effect. Which regime governs your purchase therefore depends on when the sale took place.<\/div>\n      <p>These amendments are recent and the case law applying them is still developing. Confirm the deadlines that apply to your own transaction with a licensed Turkish lawyer before relying on any of it.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"ht-cta-strip\">\n  <div class=\"htc\">\n    <div class=\"ht-cta-in\">\n      <div>\n        <h3>Been offered a share rather than a whole property?<\/h3>\n        <p>We will read the register, establish which form of co-ownership it is, and tell you what you would actually be buying.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"htbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<section class=\"hts htg\">\n  <div class=\"htc htct\">\n    <span class=\"htt\">FAQ<\/span>\n    <h2 class=\"ht-title\">Hisseli tapu &mdash; frequently asked questions<\/h2>\n    <p class=\"ht-sub\">The questions foreign buyers ask most often about shared title deeds, co-owners and getting out again.<\/p>\n  <\/div>\n  <div class=\"htc\">\n    <div class=\"ht-faq-list\">\n      <div class=\"ht-faq-item\">\n        <div class=\"ht-faq-q\" onclick=\"htFaq(this)\">What is a hisseli tapu in Turkey?<span class=\"ht-faq-icon\">+<\/span><\/div>\n        <div class=\"ht-faq-a\">A hisseli tapu is a title deed on which more than one person is registered as owner of the same immovable, each holding a stated fraction of it. In the Turkish Civil Code (Law No. 4721) this is called payl&#305; m&#252;lkiyet, ownership in shares, and it is governed by Articles 688 to 700. Article 688 sets out the essential point: the co-owners own the whole of a thing that has not been physically divided, in defined shares, and shares are presumed equal unless the register says otherwise. What you acquire is an abstract fraction of the whole &mdash; one third, one eighth, 240\/1200 &mdash; not a marked-out corner of the land and not a specific flat. Each co-owner holds an owner's rights and obligations in respect of their own share, and Article 688 confirms that a share may be transferred, pledged and attached by creditors. A hisseli tapu is therefore a valid, tradable form of ownership &mdash; simply a different one from the independent title most foreign buyers assume they are getting.<\/div>\n      <\/div>\n      <div class=\"ht-faq-item\">\n        <div class=\"ht-faq-q\" onclick=\"htFaq(this)\">Can a foreigner buy a share on a hisseli tapu?<span class=\"ht-faq-icon\">+<\/span><\/div>\n        <div class=\"ht-faq-a\">There is no separate rule that bars foreign buyers from acquiring a share rather than a whole property, and a share is transferable under Article 688 of the Civil Code. The general restrictions on foreign acquisition still apply to the purchase in the ordinary way, including the military and security zone checks and the national and district limits on how much land a foreign individual may hold &mdash; our guide to the pitfalls foreign buyers fall into covers those. The more important question is usually not whether you may buy a share but whether you should. A share gives you no defined part of the property, no automatic right to occupy any particular room or plot, and co-owners whose consent you will need for a great many decisions. Where the purchase is meant to support a citizenship or residence application, do not assume a share qualifies &mdash; confirm the position for your own file before you commit.<\/div>\n      <\/div>\n      <div class=\"ht-faq-item\">\n        <div class=\"ht-faq-q\" onclick=\"htFaq(this)\">What is the pre-emption right and how did it change in December 2025?<span class=\"ht-faq-icon\">+<\/span><\/div>\n        <div class=\"ht-faq-a\">Pre-emption &mdash; &#246;nal&#305;m hakk&#305; &mdash; lets the other co-owners step into your shoes when you buy a share. Under Article 732 of the Civil Code, where a co-owner sells their share wholly or partly to a third party, the remaining co-owners may exercise pre-emption, and under Article 734 they do so by suing the buyer. That buyer is you. Law No. 7571, dated 24 December 2025 and published in the Official Gazette of 25 December 2025 (issue 33118), changed this in three ways. The outer deadline in Article 733 was cut from two years to one, so the right now lapses three months after the sale is notified to the right-holder through a notary and in any event one year after the sale. A new first paragraph excludes pre-emption entirely in sales under State Tender Law No. 2886 and in forced auction sales. And Article 734 now requires the judge to fix the share's current market value without delay, with the claiming co-owner depositing that value plus the buyer's title deed costs in cash within a strict deadline, failing which the share cannot be registered in their name. A transitional provision added by the same law applies the Article 733 changes only to sales made after they came into force, while the Article 734 changes reach cases already pending.<\/div>\n      <\/div>\n      <div class=\"ht-faq-item\">\n        <div class=\"ht-faq-q\" onclick=\"htFaq(this)\">Can the other co-owners stop me selling or force me out?<span class=\"ht-faq-icon\">+<\/span><\/div>\n        <div class=\"ht-faq-a\">They cannot stop the sale itself. Your share is yours to transfer under Article 688, and you need nobody's permission to sell it. What the others have is the pre-emption right described above, which does not block the sale but lets them take the share from the buyer on the same terms by court action within the Article 733 deadlines. Separately, Article 696 allows a co-owner to be excluded from co-ownership by court decision where their own conduct, or that of people they are responsible for, gravely breaches their obligations and makes the relationship intolerable; bringing that action requires a majority of both shares and co-owners. It is an exceptional remedy aimed at seriously disruptive behaviour rather than a routine lever &mdash; but it exists, and it is one reason why who your co-owners are matters as much as what the property is worth.<\/div>\n      <\/div>\n      <div class=\"ht-faq-item\">\n        <div class=\"ht-faq-q\" onclick=\"htFaq(this)\">How do I get out of a shared title deed?<span class=\"ht-faq-icon\">+<\/span><\/div>\n        <div class=\"ht-faq-a\">The exit route is partition, and it is a right rather than a favour. Article 698 provides that unless there is an obligation to continue co-ownership &mdash; under a legal transaction, or because the property is dedicated to a permanent purpose &mdash; each co-owner may demand division. That right can be restricted by agreement for at most ten years, and for immovables such agreements must be in official form and may be annotated on the register. Article 699 sets out the methods: division in kind, or sale by negotiation or auction with the proceeds divided. If the co-owners cannot agree, the judge decides on application, ordering division in kind with a cash adjustment where the parts are unequal in value. Where division is not appropriate &mdash; in particular where the property cannot be divided without significant loss of value, the normal position for a single apartment or small plot &mdash; the court orders sale by public auction, and restricting that auction to the co-owners requires the consent of all of them. This is the proceeding known as izale-i &#351;uyu. The practical warning is that it can end with the property sold to a stranger, on a timetable you do not control.<\/div>\n      <\/div>\n      <div class=\"ht-faq-item\">\n        <div class=\"ht-faq-q\" onclick=\"htFaq(this)\">Is a hisseli tapu the same as elbirli&#287;i m&#252;lkiyeti?<span class=\"ht-faq-icon\">+<\/span><\/div>\n        <div class=\"ht-faq-a\">No, and the difference matters. Payl&#305; m&#252;lkiyet, the share ownership shown on a hisseli tapu, gives each owner a defined fraction they can sell, pledge and have seized by creditors. Elbirli&#287;i m&#252;lkiyeti, joint ownership, is governed by Articles 701 to 703 and arises from a community created by law or by a contract provided for in law &mdash; most commonly an estate not yet distributed among heirs. Article 701 states that in joint ownership the owners have no determined shares and each one's right extends to the whole property. Article 702 requires, unless the law or contract says otherwise, a unanimous decision of all owners for both management and disposal, and provides that while a contractual community continues no partition may be made and no individual share disposed of. In practice one heir acting alone cannot sell you such a property. Article 703 ends joint ownership by transfer, dissolution of the community, or conversion to ownership in shares. Check which of the two the register shows before you negotiate with anybody.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"hts\">\n  <div class=\"htc htct\">\n    <span class=\"htt\">Keep Reading<\/span>\n    <h2 class=\"ht-title\">Where to go next<\/h2>\n    <p class=\"ht-sub\">The rest of our title deed and due diligence library for foreign buyers.<\/p>\n  <\/div>\n  <div class=\"htc\">\n    <div class=\"ht-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">The Turkish title deed explained<\/a> &mdash; what the tapu records and how to read every field on it.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/kat-irtifaki-vs-kat-mulkiyeti\/\">Kat irtifak&#305; against kat m&#252;lkiyeti<\/a> &mdash; construction-stage title against full condominium ownership.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-errors-land-register-corrections-turkey\/\">Errors in the land register<\/a> &mdash; how mistakes on the record get corrected, and who pays.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">Inheritance law in Turkey<\/a> &mdash; how estates devolve, and why so many shared deeds start here.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-agricultural-land-in-turkey\/\">Buying agricultural land<\/a> &mdash; where shared ownership is most common and most constrained.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">Seven pitfalls foreign buyers fall into<\/a> &mdash; the checks that prevent the most common problems.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/lawyer-to-buy-property-in-turkey\/\">Using a lawyer to buy in Turkey<\/a> &mdash; what independent legal representation actually covers.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">All Turkey property guides<\/a> &mdash; the full library in one place.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"hts htg\">\n  <div class=\"htc\">\n    <div class=\"ht-body\" style=\"max-width:820px;margin:0 auto;\">\n      <div class=\"ht-warn\" style=\"margin:0;\"><strong>This article is general information, not legal advice.<\/strong> It summarises provisions of the Turkish Civil Code (Law No. 4721) and amendments made by Law No. 7571 as published in the Official Gazette of 25 December 2025. Turkish property law changes frequently and how these rules apply depends on the individual register entry and the facts of your transaction. Confirm the current position and any figures with a licensed Turkish lawyer or adviser before you act.<\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"ht-contact\" id=\"ht-contact\">\n  <div class=\"htc\">\n    <div class=\"ht-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Know What You Are Buying<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Have the register read before you commit<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Send us the property and we will establish whether it is held in shares or jointly, who the other co-owners are, what is annotated against it and whether partition has been restricted &mdash; before anything is signed. We work with licensed Turkish conveyancers, and every transaction settles through the secure payment system.<\/p>\n        <div class=\"ht-contact-meta\">\n          <div class=\"ht-ci\"><span>&#128220;<\/span><span class=\"ht-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"ht-ci\"><span>&#128221;<\/span><span class=\"ht-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Buying Step By Step<\/strong><a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">The buyer's guide &rarr;<\/a><\/span><\/div>\n          <div class=\"ht-ci\"><span>&#127758;<\/span><span class=\"ht-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"htbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"ht-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"ht-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal Services<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\",\n  \"name\": \"Hisseli Tapu \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is a hisseli tapu in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"A hisseli tapu is a title deed on which more than one person is registered as owner of the same immovable, each holding a stated fraction of it. In the Turkish Civil Code (Law No. 4721) this is called payl\u0131 m\u00fclkiyet, ownership in shares, and it is governed by Articles 688 to 700. Article 688 sets out the essential point: the co-owners own the whole of a thing that has not been physically divided, in defined shares, and shares are presumed equal unless the register says otherwise. What you acquire is an abstract fraction of the whole \u2014 one third, one eighth, 240\/1200 \u2014 not a marked-out corner of the land and not a specific flat. Each co-owner holds an owner's rights and obligations in respect of their own share, and Article 688 confirms that a share may be transferred, pledged and attached by creditors. A hisseli tapu is therefore a valid, tradable form of ownership \u2014 simply a different one from the independent title most foreign buyers assume they are getting.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can a foreigner buy a share on a hisseli tapu?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"There is no separate rule that bars foreign buyers from acquiring a share rather than a whole property, and a share is transferable under Article 688 of the Civil Code. The general restrictions on foreign acquisition still apply to the purchase in the ordinary way, including the military and security zone checks and the national and district limits on how much land a foreign individual may hold \u2014 our guide to the pitfalls foreign buyers fall into covers those. The more important question is usually not whether you may buy a share but whether you should. A share gives you no defined part of the property, no automatic right to occupy any particular room or plot, and co-owners whose consent you will need for a great many decisions. Where the purchase is meant to support a citizenship or residence application, do not assume a share qualifies \u2014 confirm the position for your own file before you commit.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is the pre-emption right and how did it change in December 2025?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Pre-emption \u2014 \u00f6nal\u0131m hakk\u0131 \u2014 lets the other co-owners step into your shoes when you buy a share. Under Article 732 of the Civil Code, where a co-owner sells their share wholly or partly to a third party, the remaining co-owners may exercise pre-emption, and under Article 734 they do so by suing the buyer. That buyer is you. Law No. 7571, dated 24 December 2025 and published in the Official Gazette of 25 December 2025 (issue 33118), changed this in three ways. The outer deadline in Article 733 was cut from two years to one, so the right now lapses three months after the sale is notified to the right-holder through a notary and in any event one year after the sale. A new first paragraph excludes pre-emption entirely in sales under State Tender Law No. 2886 and in forced auction sales. And Article 734 now requires the judge to fix the share's current market value without delay, with the claiming co-owner depositing that value plus the buyer's title deed costs in cash within a strict deadline, failing which the share cannot be registered in their name. A transitional provision added by the same law applies the Article 733 changes only to sales made after they came into force, while the Article 734 changes reach cases already pending.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can the other co-owners stop me selling or force me out?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"They cannot stop the sale itself. Your share is yours to transfer under Article 688, and you need nobody's permission to sell it. What the others have is the pre-emption right described above, which does not block the sale but lets them take the share from the buyer on the same terms by court action within the Article 733 deadlines. Separately, Article 696 allows a co-owner to be excluded from co-ownership by court decision where their own conduct, or that of people they are responsible for, gravely breaches their obligations and makes the relationship intolerable; bringing that action requires a majority of both shares and co-owners. It is an exceptional remedy aimed at seriously disruptive behaviour rather than a routine lever \u2014 but it exists, and it is one reason why who your co-owners are matters as much as what the property is worth.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How do I get out of a shared title deed?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The exit route is partition, and it is a right rather than a favour. Article 698 provides that unless there is an obligation to continue co-ownership \u2014 under a legal transaction, or because the property is dedicated to a permanent purpose \u2014 each co-owner may demand division. That right can be restricted by agreement for at most ten years, and for immovables such agreements must be in official form and may be annotated on the register. Article 699 sets out the methods: division in kind, or sale by negotiation or auction with the proceeds divided. If the co-owners cannot agree, the judge decides on application, ordering division in kind with a cash adjustment where the parts are unequal in value. Where division is not appropriate \u2014 in particular where the property cannot be divided without significant loss of value, the normal position for a single apartment or small plot \u2014 the court orders sale by public auction, and restricting that auction to the co-owners requires the consent of all of them. This is the proceeding known as izale-i \u015fuyu. The practical warning is that it can end with the property sold to a stranger, on a timetable you do not control.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Is a hisseli tapu the same as elbirli\u011fi m\u00fclkiyeti?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No, and the difference matters. Payl\u0131 m\u00fclkiyet, the share ownership shown on a hisseli tapu, gives each owner a defined fraction they can sell, pledge and have seized by creditors. Elbirli\u011fi m\u00fclkiyeti, joint ownership, is governed by Articles 701 to 703 and arises from a community created by law or by a contract provided for in law \u2014 most commonly an estate not yet distributed among heirs. Article 701 states that in joint ownership the owners have no determined shares and each one's right extends to the whole property. Article 702 requires, unless the law or contract says otherwise, a unanimous decision of all owners for both management and disposal, and provides that while a contractual community continues no partition may be made and no individual share disposed of. In practice one heir acting alone cannot sell you such a property. Article 703 ends joint ownership by transfer, dissolution of the community, or conversion to ownership in shares. Check which of the two the register shows before you negotiate with anybody.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction htFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('ht-open');document.querySelectorAll('.ht-faq-item.ht-open').forEach(function(i){i.classList.remove('ht-open');});if(!wasOpen)item.classList.add('ht-open');}\n(function(){function init(){var w=document.querySelector('.ht');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>A shared title deed gives you a fraction of the whole property, not a piece of it. What the Civil Code allows, what your co-owners can do, and what Law No. 7571 changed in December 2025.<\/p>","protected":false},"author":3,"featured_media":24589,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46888","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Hisseli Tapu: Shared Title Deeds in Turkey Explained<\/title>\n<meta name=\"description\" content=\"A hisseli tapu gives you a share of the whole, not a specific flat. 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