{"id":46911,"date":"2026-10-21T06:29:06","date_gmt":"2026-10-21T06:29:06","guid":{"rendered":"https:\/\/trupropertyturkey.com\/onalim-hakki-pre-emption-right-turkey\/"},"modified":"2026-10-21T06:29:06","modified_gmt":"2026-10-21T06:29:06","slug":"onalim-hakki-pre-emption-right-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/onalim-hakki-pre-emption-right-turkey\/","title":{"rendered":"\u00d6nal\u0131m Hakk\u0131: The Co-Owner Who Can Take Your Share"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46911\" class=\"elementor elementor-46911 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-oh1a2b3c elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"oh1a2b3c\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container 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span:first-child{font-size:1.1rem;flex-shrink:0;margin-top:2px}\n.oh-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.oh-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.oh-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.oh-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.oh-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .oh-strip-in{grid-template-columns:repeat(2,1fr)}\n  .oh-protect{grid-template-columns:1fr 1fr}\n  .oh-2col{grid-template-columns:1fr;gap:36px}\n  .oh-contact-inner{grid-template-columns:1fr;gap:36px}\n  .oh-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .ohc{padding:0 16px}\n  .ohs{padding:44px 0}\n  .oh-hero{min-height:auto}\n  .oh-hero-content{padding:48px 16px 56px}\n  .oh-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .oh-protect{grid-template-columns:1fr;gap:12px}\n  .oh-strip-in{grid-template-columns:repeat(2,1fr)}\n  .oh-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .oh-step{gap:14px}\n  .oh-step-num{width:44px;height:44px;font-size:1rem}\n  .oh-steps::before{left:21px}\n  .oh-contact{padding:48px 0}\n}\n@media(max-width:480px){.ohc{padding:0 14px}}\n<\/style>\n\n<div class=\"oh\">\n\n<!-- HERO -->\n<section class=\"oh-hero\">\n  <div class=\"oh-hero-bg\"><\/div>\n  <div class=\"oh-hero-pat\"><\/div>\n  <div class=\"oh-hero-ov\"><\/div>\n  <div class=\"oh-hero-content\">\n    <span class=\"oh-eyebrow\">Title Deed Law &middot; Shared Ownership &middot; Updated October 2026<\/span>\n    <h1>&Ouml;nal&#305;m Hakk&#305;: The Co-Owner Who Can Take Your Share<\/h1>\n    <p class=\"oh-hero-sub\">Buy a share in a jointly owned Turkish property and the other co-owners may be able to take it from you through the courts. A reform in force since 25 December 2025 shortened the deadline and changed the price. Here is how the right of pre-emption actually works.<\/p>\n    <div class=\"oh-hero-meta\">\n      <div class=\"oh-hm\">&#9878;&#65039; <strong>Civil Code Arts. 732&ndash;735<\/strong><\/div>\n      <div class=\"oh-hm\">&#128197; <strong>Reformed by Law No. 7571<\/strong><\/div>\n      <div class=\"oh-hm\">&#127481;&#127479; <strong>Written for foreign buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"oh-strip\">\n  <div class=\"ohc\">\n    <div class=\"oh-strip-in\">\n      <div class=\"oh-si\"><span class=\"oh-sv\">3 months<\/span><span class=\"oh-sl\">From Notarial Notification<\/span><\/div>\n      <div class=\"oh-si\"><span class=\"oh-sv\">1 year<\/span><span class=\"oh-sl\">Absolute Limit From The Sale<\/span><\/div>\n      <div class=\"oh-si\"><span class=\"oh-sv\">Arts. 732&ndash;735<\/span><span class=\"oh-sl\">Turkish Civil Code No. 4721<\/span><\/div>\n      <div class=\"oh-si\"><span class=\"oh-sv\">25 Dec 2025<\/span><span class=\"oh-sl\">Reform In Force From<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"ohs\">\n  <div class=\"ohc\">\n    <div class=\"oh-2col\">\n      <div class=\"oh-body\">\n        <span class=\"oht\">Start Here<\/span>\n        <h2 class=\"oh-title\">A right that is invisible on the deed and binding anyway<\/h2>\n        <p>Most of the risks a foreign buyer runs in Turkey are written down somewhere. A mortgage appears in the annotations. A missing occupancy permit can be traced through the municipality. A zoning restriction shows up on the development status of the parcel. The right of pre-emption is different, and that is precisely what makes it dangerous: it attaches by operation of law, it does not need to be registered to exist, and the person who holds it is not the seller sitting opposite you.<\/p>\n        <p>The mechanism is set out in Article 732 of the Turkish Civil Code, Law No. 4721. In co-ownership, where a co-owner sells his share in the immovable, wholly or partly, to a third person, the other co-owners may exercise the right of pre-emption. Strip out the legal phrasing and it says this: if a property is owned in shares and one of those shareholders sells to an outsider, the remaining shareholders can step into the buyer&rsquo;s place. They do it by suing the buyer, and if they succeed, the share is registered in their name instead.<\/p>\n        <p>In Turkish the right has two names that you will see used interchangeably. <strong>&Ouml;nal&#305;m hakk&#305;<\/strong> is the modern term; <strong>&#351;ufa hakk&#305;<\/strong> is the older one, still in everyday use among lawyers and in court documents. They mean the same thing. English-language material usually calls it the right of pre-emption, or sometimes a right of first refusal, although that second translation is slightly misleading &mdash; it is not a right to be offered the share first, but a right to undo a sale that has already happened.<\/p>\n        <div class=\"oh-hbox\">\n          <strong>The one-line version:<\/strong> pre-emption is a risk of <em>shared<\/em> ownership, not of Turkish property generally. If the title you are buying is a whole, independent one, nobody holds this right against you. If what you are buying is a fraction of a parcel recorded on a <a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">hisseli tapu<\/a>, assume the right exists and plan around it.\n        <\/div>\n        <p>This matters more to foreign buyers than the volume of case law suggests, because shared titles cluster exactly where foreign money goes: inherited coastal land divided among siblings, village plots split between branches of a family, and development land assembled from several holdings. A share in such a parcel is often cheaper per square metre than a whole title, and the discount is not generosity. It is partly a reflection of the fact that the other shareholders can reverse the transaction.<\/p>\n      <\/div>\n      <div>\n        <div class=\"oh-ov\">\n          <div class=\"oh-ov-head\">\n            <h3>&Ouml;nal&#305;m Hakk&#305; &mdash; At A Glance<\/h3>\n            <p>The statutory right of pre-emption, as it stands today<\/p>\n          <\/div>\n          <div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Turkish name<\/span><span class=\"oh-or\">&Ouml;nal&#305;m \/ &#351;ufa hakk&#305;<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Governing law<\/span><span class=\"oh-or\">Civil Code No. 4721<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Articles<\/span><span class=\"oh-or burg\">732 &ndash; 735<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Applies to<\/span><span class=\"oh-or\">Shared ownership only<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Triggered by<\/span><span class=\"oh-or\">Sale of a share to an outsider<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Held by<\/span><span class=\"oh-or\">The other co-owners<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Needs registration?<\/span><span class=\"oh-or burg\">No &mdash; arises by law<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Notification<\/span><span class=\"oh-or\">By notary, buyer or seller<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Deadline after notice<\/span><span class=\"oh-or burg\">3 months<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Outer deadline<\/span><span class=\"oh-or burg\">1 year from the sale<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">How it is exercised<\/span><span class=\"oh-or\">Court action against the buyer<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Sum deposited<\/span><span class=\"oh-or\">Market value set by judge<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Excluded sales<\/span><span class=\"oh-or\">Auction; Law No. 2886<\/span><\/div>\n            <div class=\"oh-ov-row\"><span class=\"oh-ol\">Waiver<\/span><span class=\"oh-or\">Official form, annotated<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"oh-warn\" style=\"margin-top:16px;\">\n          <strong>Before you buy a share, not after.<\/strong> A pre-emption claim is brought against the <em>buyer<\/em>, not the seller. By the time it lands, the seller has your money and no further role in the dispute. Every protection described on this page has to be put in place before the transfer, which is the opposite of how most buyers encounter the subject.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"ohs ohg\">\n  <div class=\"ohc ohct\">\n    <span class=\"oht\">The Sequence<\/span>\n    <h2 class=\"oh-title\">How a pre-emption claim actually unfolds<\/h2>\n    <p class=\"oh-sub\">Seven stages, from the moment a share changes hands to the moment the land register is amended. The deadlines in stages three and four are the ones that decide most cases.<\/p>\n  <\/div>\n  <div class=\"ohc\">\n    <div class=\"oh-steps\" style=\"max-width:820px;margin-left:auto;margin-right:auto;\">\n      <div class=\"oh-step\"><div class=\"oh-step-num\">1<\/div><div class=\"oh-step-body\"><h3>A share is sold to someone outside the ownership group<\/h3><p>The trigger is a sale, by one co-owner, of all or part of their share, to a third person. A sale between existing co-owners does not engage the right, because the buyer is not an outsider. The share is transferred at the Land Registry in the ordinary way and the buyer becomes a registered co-owner.<\/p><\/div><\/div>\n      <div class=\"oh-step\"><div class=\"oh-step-num\">2<\/div><div class=\"oh-step-body\"><h3>The sale is notified to the other co-owners through a notary<\/h3><p>Article 733 provides that the sale made is notified to the other co-owners through a notary by the buyer or the seller. Either party can serve it. A buyer who wants certainty has every reason to make sure the notification is served promptly and properly, because it is what starts the shorter of the two clocks running.<\/p><\/div><\/div>\n      <div class=\"oh-step\"><div class=\"oh-step-num\">3<\/div><div class=\"oh-step-body\"><h3>The three-month period begins<\/h3><p>The right lapses on the expiry of three months from the date on which the sale was notified to the right holder. A co-owner who receives a valid notarial notification and does nothing for three months loses the right against that sale. This is why the notification is a buyer&rsquo;s tool as much as a seller&rsquo;s obligation.<\/p><\/div><\/div>\n      <div class=\"oh-step\"><div class=\"oh-step-num\">4<\/div><div class=\"oh-step-body\"><h3>The one-year backstop runs in parallel<\/h3><p>Independently of any notification, the right lapses in any event on the expiry of one year from the sale. If no notarial notice is ever served, this outer limit is what eventually closes the exposure. It was shortened from two years by Article 35 of Law No. 7571, and the shorter period applies only to sales made after that amendment took effect.<\/p><\/div><\/div>\n      <div class=\"oh-step\"><div class=\"oh-step-num\">5<\/div><div class=\"oh-step-body\"><h3>The co-owner sues the buyer<\/h3><p>Article 734 is explicit that the right of pre-emption is exercised by bringing an action against the buyer. It is not a notice, a registration or an administrative objection; it is litigation, and the defendant is whoever now holds the share. The seller is not the target, which is why a buyer cannot simply hand the problem back.<\/p><\/div><\/div>\n      <div class=\"oh-step\"><div class=\"oh-step-num\">6<\/div><div class=\"oh-step-body\"><h3>The judge determines the market value and sets a deposit period<\/h3><p>Under the amended Article 734, the market value of the share in dispute is determined by the judge without delay. The claimant must then deposit in cash that determined value together with the land registry expenses falling to the buyer, within the peremptory period given, at a place determined by the judge so that the money bears interest.<\/p><\/div><\/div>\n      <div class=\"oh-step\"><div class=\"oh-step-num\">7<\/div><div class=\"oh-step-body\"><h3>The register is amended, or the claim fails<\/h3><p>If the deposit is not made within the peremptory period, registration of the share in the name of the pre-emption holder may not be decided and the buyer keeps the property. If it is made and the claim succeeds, the share is registered to the claimant and the deposited amount is paid, with its interest, to the person concerned once the judgment becomes final.<\/p><\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- REFORM DETAIL -->\n<section class=\"ohs\">\n  <div class=\"ohc\">\n    <div class=\"oh-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"oht\">What Changed<\/span>\n      <h2 class=\"oh-title\">The December 2025 reform: a shorter clock and a different price<\/h2>\n      <p>On 24 December 2025 the Turkish parliament passed Law No. 7571, published in the Official Gazette the following day. It is a broad amending statute touching several codes, and three of its articles rewrote the pre-emption regime in the Civil Code. If you are reading older English-language guidance on this subject &mdash; and most of what is online predates the reform &mdash; it is now wrong in at least two respects.<\/p>\n      <p><strong>Article 35 shortened the outer deadline.<\/strong> The fourth paragraph of Civil Code Article 733 previously gave co-owners two years from the sale as an absolute backstop, regardless of whether anyone had notified them. That phrase was amended to read one year. The three-month period running from notarial notification was not disturbed, so the structure remains two deadlines in parallel: three months from notice, one year from the sale, whichever expires first.<\/p>\n      <p><strong>Article 36 changed the amount the claimant must pay.<\/strong> This is the more consequential change. The second paragraph of Article 734 was replaced in full. The old rule tied the deposit to the <em>sale price<\/em>. The new rule requires the judge to determine the <em>market value<\/em> of the share in dispute, without delay, and the claimant to deposit that figure in cash along with the land registry expenses falling to the buyer.<\/p>\n      <div class=\"oh-hbox\">\n        <strong>Why the price change matters so much.<\/strong> Under the old rule, a price written low on the deed to reduce transfer costs became a weapon in someone else&rsquo;s hands: a co-owner could acquire the share for the understated figure, and the buyer&rsquo;s real outlay was simply lost. Tying the deposit to judicially determined market value removes that arbitrage. It also removes one of the oldest reasons buyers were pressed into under-declaring a Turkish sale price &mdash; a practice we list among the <a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">pitfalls foreign buyers still fall into<\/a>.\n      <\/div>\n      <p><strong>Article 37 added a transitional provision<\/strong> and it does not treat the two changes alike. The amendments to Article 733 do not apply to sales made before the date the amendments entered into force; for those sales, the provisions prior to the amendment continue to apply. The amendments to Article 734, by contrast, also apply to actions brought before that date. In plain terms: the deadline change looks forward only, while the market-value rule reached into cases that were already running through the courts.<\/p>\n      <p>For a buyer, the net effect of the reform is mildly favourable. The window in which you can be sued is shorter, and if you are sued the sum returned to you reflects what the share is actually worth rather than what a deed happens to say. Neither change makes a share in a jointly owned property a straightforward thing to buy.<\/p>\n      <div class=\"oh-warn\">\n        <strong>Dates, rates and costs change.<\/strong> The statutory periods and the mechanics described here are drawn from the Turkish Civil Code as amended by Law No. 7571. Court fees, appraisal costs and the expenses of a pre-emption action are not fixed figures and we have deliberately not quoted any. Confirm the current position, and the figures that would apply to your own case, with a licensed Turkish lawyer before acting.\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON TABLE -->\n<section class=\"ohs ohg\">\n  <div class=\"ohc ohct\">\n    <span class=\"oht\">Before And After<\/span>\n    <h2 class=\"oh-title\">The pre-emption regime, old rule against new<\/h2>\n    <p class=\"oh-sub\">What Law No. 7571 altered, what it left alone, and which sales each version applies to.<\/p>\n  <\/div>\n  <div class=\"ohc\">\n    <div class=\"oh-compare-wrap\">\n      <table class=\"oh-compare\">\n        <thead>\n          <tr><th>Element<\/th><th>Before 25 December 2025<\/th><th>Under Law No. 7571<\/th><\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td><strong>Outer deadline from the sale<\/strong><\/td><td class=\"no\">Two years<\/td><td class=\"yes\">One year<\/td><\/tr>\n          <tr><td><strong>Deadline from notarial notice<\/strong><\/td><td>Three months<\/td><td>Three months &mdash; unchanged<\/td><\/tr>\n          <tr><td><strong>Who serves the notice<\/strong><\/td><td>Buyer or seller, through a notary<\/td><td>Buyer or seller, through a notary &mdash; unchanged<\/td><\/tr>\n          <tr><td><strong>Sum the claimant deposits<\/strong><\/td><td class=\"no\">Based on the sale price<\/td><td class=\"yes\">Market value determined by the judge<\/td><\/tr>\n          <tr><td><strong>Who sets that figure<\/strong><\/td><td>Taken from the transaction<\/td><td class=\"yes\">The judge, without delay<\/td><\/tr>\n          <tr><td><strong>Land registry expenses<\/strong><\/td><td>Added to the deposit<\/td><td>Added to the deposit &mdash; unchanged<\/td><\/tr>\n          <tr><td><strong>Deposit held<\/strong><\/td><td>As directed by the court<\/td><td>At a place determined by the judge, bearing interest<\/td><\/tr>\n          <tr><td><strong>Missing the deposit period<\/strong><\/td><td>Claim cannot succeed<\/td><td>Registration to the claimant may not be decided<\/td><\/tr>\n          <tr><td><strong>Compulsory auction sales<\/strong><\/td><td class=\"no\">Excluded<\/td><td class=\"no\">Excluded<\/td><\/tr>\n          <tr><td><strong>Law No. 2886 procurement sales<\/strong><\/td><td>&mdash;<\/td><td class=\"no\">Expressly excluded<\/td><\/tr>\n          <tr><td><strong>Applies to sales made earlier?<\/strong><\/td><td>&mdash;<\/td><td class=\"no\">No &mdash; old deadline survives<\/td><\/tr>\n          <tr><td><strong>Applies to pending court actions?<\/strong><\/td><td>&mdash;<\/td><td class=\"yes\">Yes, for the Article 734 changes<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"ohs\">\n  <div class=\"ohc ohct\">\n    <span class=\"oht\">Reach And Limits<\/span>\n    <h2 class=\"oh-title\">Where the right bites, and where it does not<\/h2>\n    <p class=\"oh-sub\">Six situations foreign buyers meet in practice, and what the Civil Code does with each.<\/p>\n  <\/div>\n  <div class=\"ohc\">\n    <div class=\"oh-protect\">\n      <div class=\"oh-pc\"><span class=\"oh-pc-icon\">&#129534;<\/span><h3>A share on a hisseli tapu<\/h3><p>The core case. Shared ownership, a share sold to an outsider, and every remaining co-owner holds the right. This is the transaction to approach with the most caution and the most documentation.<\/p><\/div>\n      <div class=\"oh-pc\"><span class=\"oh-pc-icon\">&#127970;<\/span><h3>A flat with its own title<\/h3><p>Under kat m&uuml;lkiyeti each independent unit has its own title and its own owner. There are no co-owners of that unit, so no pre-emption right arises on a sale of it.<\/p><\/div>\n      <div class=\"oh-pc\"><span class=\"oh-pc-icon\">&#128275;<\/span><h3>A share sold between co-owners<\/h3><p>The right is engaged by a sale to a third person. Where an existing shareholder buys out another, the buyer is already inside the ownership group and the trigger is absent.<\/p><\/div>\n      <div class=\"oh-pc\"><span class=\"oh-pc-icon\">&#9878;&#65039;<\/span><h3>A property bought at auction<\/h3><p>Article 733 states the right may not be exercised in sales by compulsory auction, or in sales within the scope of State Procurement Law No. 2886. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/buying-property-at-auction-in-turkey\/\">buying at auction in Turkey<\/a> covers that route.<\/p><\/div>\n      <div class=\"oh-pc\"><span class=\"oh-pc-icon\">&#127873;<\/span><h3>A sale disguised as a gift<\/h3><p>Because the right follows sales, a transfer dressed up as something else is a predictable response to it. Turkish law has a doctrine for exactly this: see our explainer on <a href=\"https:\/\/trupropertyturkey.com\/muvazaa-sham-property-sales-turkey\/\">muvazaa and sham transfers<\/a>.<\/p><\/div>\n      <div class=\"oh-pc\"><span class=\"oh-pc-icon\">&#128221;<\/span><h3>A contractual pre-emption right<\/h3><p>Article 735 allows a pre-emption right to be created by contract and annotated on the register, binding every later owner. The annotation&rsquo;s effect ends, in any event, ten years after it was made.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- BUYER GUIDANCE -->\n<section class=\"ohs ohg\">\n  <div class=\"ohc\">\n    <div class=\"oh-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"oht\">If You Are The Buyer<\/span>\n      <h2 class=\"oh-title\">Four things worth doing before you transfer the money<\/h2>\n      <p><strong>Establish what kind of ownership you are buying into.<\/strong> This is a question about the register, not about the property. A share of a parcel and a whole independent title can look identical in a listing and in photographs. Pull the record and read it. If the entry shows a fractional share and names other holders, you are in pre-emption territory and everything below applies. Our guides to <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">reading a Turkish title deed<\/a> and to <a href=\"https:\/\/trupropertyturkey.com\/kat-irtifaki-vs-kat-mulkiyeti\/\">the difference between kat irtifak&#305; and kat m&uuml;lkiyeti<\/a> set out what the different entries mean, and <a href=\"https:\/\/trupropertyturkey.com\/web-tapu-turkey-online-land-registry\/\">Web Tapu<\/a> explains how the record can be inspected online.<\/p>\n      <p><strong>Identify every other co-owner by name.<\/strong> Each of them is a potential claimant. On inherited rural land the list can be long and some of the holders may be abroad, unreachable, or deceased with the estate unsettled. That is not a reason to proceed on the basis that nobody will bother; it is a reason to understand how many people hold a right against you and for how long. Where an estate is unsettled, our note on <a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">inheritance law in Turkey<\/a> explains who steps into a deceased shareholder&rsquo;s position.<\/p>\n      <p><strong>Deal with the waiver properly or not at all.<\/strong> A general waiver must be in official form and annotated in the land register. A renunciation limited to one particular sale is subject to written form and may be given before or after the sale. Verbal assurances, messages from an agent, and a seller&rsquo;s confidence that the family is content are none of these things. If waivers are part of the deal, they should be in place, in the correct form, and verifiable on the register before completion &mdash; alongside the ordinary <a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">encumbrance check<\/a>.<\/p>\n      <p><strong>Serve the notarial notification, and keep proof.<\/strong> This is the step buyers most often leave to the seller and then forget about. The Civil Code allows either party to serve it, and the buyer is the one with the interest in the clock running. A properly served notice converts an open one-year exposure into a three-month one. Keep the notary&rsquo;s record of service with the title documents.<\/p>\n      <div class=\"oh-hbox\">\n        <strong>And the structural option:<\/strong> if the parcel is capable of being divided, converting a share into a discrete plot of your own removes the problem at source rather than managing it. Subdivision has its own rules and its own costs &mdash; our guide to <a href=\"https:\/\/trupropertyturkey.com\/ifraz-tevhit-splitting-merging-land-turkey\/\">&#304;fraz and Tevhit<\/a> explains when splitting land is realistic and when it is not.\n      <\/div>\n      <p>None of this is exotic work, and none of it requires you to be in Turkey. It does require somebody independent to read the register before the money moves rather than after. If you are weighing up whether that justifies professional help, our note on <a href=\"https:\/\/trupropertyturkey.com\/lawyer-to-buy-property-in-turkey\/\">whether you need a lawyer to buy property in Turkey<\/a> sets out where the value sits. For the wider process, the <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides index<\/a> collects the rest of our material for foreign buyers.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"oh-cta-strip\">\n  <div class=\"ohc\">\n    <div class=\"oh-cta-in\">\n      <div>\n        <h3>Buying a share in a jointly owned Turkish property?<\/h3>\n        <p>We read the register, identify every co-owner and tell you what the pre-emption exposure actually is, before anything is signed.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ohbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"ohs\">\n  <div class=\"ohc ohct\">\n    <span class=\"oht\">FAQ<\/span>\n    <h2 class=\"oh-title\">&Ouml;nal&#305;m hakk&#305; &mdash; frequently asked questions<\/h2>\n    <p class=\"oh-sub\">The questions foreign buyers ask most often about shared titles, deadlines and what a pre-emption claim costs them.<\/p>\n  <\/div>\n  <div class=\"ohc\">\n    <div class=\"oh-faq-list\">\n      <div class=\"oh-faq-item\">\n        <div class=\"oh-faq-q\" onclick=\"ohFaq(this)\">What is \u00f6nal\u0131m hakk\u0131 in Turkish property law?<span class=\"oh-faq-icon\">+<\/span><\/div>\n        <div class=\"oh-faq-a\">\u00d6nal\u0131m hakk\u0131 \u2014 also called \u015fufa hakk\u0131, and translated as the right of pre-emption \u2014 is a statutory right that belongs to the other co-owners of a jointly owned property. It is set out in Articles 732 to 735 of the Turkish Civil Code (Law No. 4721). Article 732 states that in co-ownership, where a co-owner sells his share in the immovable, wholly or partly, to a third person, the other co-owners may exercise the right of pre-emption. In practice it means that if you buy a share in a property held under shared ownership, any of the existing co-owners can go to court and take that share from you, against payment. The right exists by operation of law and does not have to be registered on the title deed to be effective.<\/div>\n      <\/div>\n      <div class=\"oh-faq-item\">\n        <div class=\"oh-faq-q\" onclick=\"ohFaq(this)\">Does the right of pre-emption apply to every property in Turkey?<span class=\"oh-faq-icon\">+<\/span><\/div>\n        <div class=\"oh-faq-a\">No. It applies only where the property is held in payl\u0131 m\u00fclkiyet \u2014 shared ownership, where two or more people each hold a defined fractional share of the same immovable, the arrangement commonly recorded on a hisseli tapu. If you are buying a flat with its own independent title under kat m\u00fclkiyeti, or a plot owned outright by a single seller, there are no other co-owners and so there is nobody holding a pre-emption right. The right is also triggered specifically by a sale of a share to a third person. The Civil Code also excludes certain sales: under Article 733 as amended, the right may not be exercised in sales made within the scope of State Procurement Law No. 2886 or in sales by compulsory auction.<\/div>\n      <\/div>\n      <div class=\"oh-faq-item\">\n        <div class=\"oh-faq-q\" onclick=\"ohFaq(this)\">How long do co-owners have to bring a pre-emption claim?<span class=\"oh-faq-icon\">+<\/span><\/div>\n        <div class=\"oh-faq-a\">Article 733 of the Turkish Civil Code sets two deadlines that run side by side. The sale is notified to the other co-owners through a notary, by either the buyer or the seller. The right then lapses on the expiry of three months from the date on which the sale was notified to the right holder, and in any event on the expiry of one year from the sale. The one-year outer limit is new. It was shortened from two years to one year by Article 35 of Law No. 7571, dated 24 December 2025 and published in the Official Gazette on 25 December 2025. Under the transitional provision added by the same law, that shorter period does not apply to sales made before the amendment entered into force, so sales completed earlier remain under the previous two-year rule.<\/div>\n      <\/div>\n      <div class=\"oh-faq-item\">\n        <div class=\"oh-faq-q\" onclick=\"ohFaq(this)\">What did the December 2025 reform change about the price?<span class=\"oh-faq-icon\">+<\/span><\/div>\n        <div class=\"oh-faq-a\">It changed the figure the claiming co-owner has to pay, and this is the most significant part of the reform for buyers. Article 36 of Law No. 7571 replaced the second paragraph of Article 734 of the Civil Code. The market value of the share in dispute is now determined by the judge without delay, and the holder of the right of pre-emption must deposit in cash that determined market value, together with the land registry expenses falling to the buyer, within the peremptory period given and at the place determined by the judge so that the money bears interest. If that obligation is not met within the peremptory period, registration of the share in the name of the pre-emption holder may not be decided. Before this amendment the deposit was based on the sale price. Under the transitional provision, the new market-value rule also applies to actions that were already brought before the amendment entered into force.<\/div>\n      <\/div>\n      <div class=\"oh-faq-item\">\n        <div class=\"oh-faq-q\" onclick=\"ohFaq(this)\">Can a co-owner give up the right of pre-emption in advance?<span class=\"oh-faq-icon\">+<\/span><\/div>\n        <div class=\"oh-faq-a\">Yes, and the Civil Code sets out two distinct routes with different formalities. A general waiver of the right of pre-emption must be made in official form and annotated in the land register, which makes it visible to anyone who later inspects the title. Renouncing the exercise of the right in one particular sale is a lighter act: it is subject to written form only, and it may be made either before or after that sale. If you are buying a share and the seller tells you the other co-owners have agreed not to interfere, that assurance is worth very little on its own. Ask to see the waiver in the correct form, and check the land register yourself for an annotation rather than relying on what you are told.<\/div>\n      <\/div>\n      <div class=\"oh-faq-item\">\n        <div class=\"oh-faq-q\" onclick=\"ohFaq(this)\">What happens to a buyer who loses a pre-emption case?<span class=\"oh-faq-icon\">+<\/span><\/div>\n        <div class=\"oh-faq-a\">The share is registered in the name of the co-owner who brought the claim, and the buyer is compensated from the money that was deposited with the court. Article 734 provides that the deposited amount is paid, together with its interest, to the person concerned once the judgment becomes final, and the sum deposited now covers the judicially determined market value of the share plus the land registry expenses falling to the buyer. The practical point is that a pre-emption claim does not leave you out of pocket on the headline figure, but it does leave you without the property you set out to buy, after a court process, and without any guarantee that the money returned will buy you an equivalent property at that later date. That is why the check belongs at the start of a purchase rather than at the end.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FURTHER READING -->\n<section class=\"ohs ohg\">\n  <div class=\"ohc ohct\">\n    <span class=\"oht\">Keep Reading<\/span>\n    <h2 class=\"oh-title\">Where to go next<\/h2>\n    <p class=\"oh-sub\">The rest of our title deed and due diligence library for foreign buyers in Turkey.<\/p>\n  <\/div>\n  <div class=\"ohc\">\n    <div class=\"oh-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">Hisseli tapu<\/a> &mdash; what a shared title deed in Turkey actually gives you.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">Takyidat<\/a> &mdash; how to read the encumbrances registered against a title.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/web-tapu-turkey-online-land-registry\/\">Web Tapu<\/a> &mdash; inspecting the land registry record online.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/muvazaa-sham-property-sales-turkey\/\">Muvazaa<\/a> &mdash; sham sales, and when a deed can be cancelled.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-agricultural-land-in-turkey\/\">Buying agricultural land<\/a> &mdash; where shared rural titles are most common.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/vasiyetname-turkish-will-property\/\">Vasiyetname<\/a> &mdash; making a Turkish will for your property.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/selling-property-in-turkey\/\">Selling property in Turkey<\/a> &mdash; the process from the owner&rsquo;s side.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides<\/a> &mdash; the full index for foreign buyers.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"oh-contact\" id=\"oh-contact\">\n  <div class=\"ohc\">\n    <div class=\"oh-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;\">Buy With Confidence<\/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;\">Tell us the property you are considering and we will establish whether the title is shared, who the other co-owners are, and what has to be in place before a transfer is safe. We work with licensed Turkish conveyancers, and every transaction settles through the secure payment system.<\/p>\n        <div class=\"oh-contact-meta\">\n          <div class=\"oh-ci\"><span>&#128220;<\/span><span class=\"oh-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=\"oh-ci\"><span>&#128737;&#65039;<\/span><span class=\"oh-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Secure Payment System<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-secure-payment-system-1-december-2026\/\">How settlement works &rarr;<\/a><\/span><\/div>\n          <div class=\"oh-ci\"><span>&#127758;<\/span><span class=\"oh-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=\"ohbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"oh-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=\"oh-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\/turkey-property-guides\/\">Property Guides<\/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  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is \u00f6nal\u0131m hakk\u0131 in Turkish property law?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"\u00d6nal\u0131m hakk\u0131 \u2014 also called \u015fufa hakk\u0131, and translated as the right of pre-emption \u2014 is a statutory right that belongs to the other co-owners of a jointly owned property. It is set out in Articles 732 to 735 of the Turkish Civil Code (Law No. 4721). Article 732 states that in co-ownership, where a co-owner sells his share in the immovable, wholly or partly, to a third person, the other co-owners may exercise the right of pre-emption. In practice it means that if you buy a share in a property held under shared ownership, any of the existing co-owners can go to court and take that share from you, against payment. The right exists by operation of law and does not have to be registered on the title deed to be effective.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Does the right of pre-emption apply to every property in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No. It applies only where the property is held in payl\u0131 m\u00fclkiyet \u2014 shared ownership, where two or more people each hold a defined fractional share of the same immovable, the arrangement commonly recorded on a hisseli tapu. If you are buying a flat with its own independent title under kat m\u00fclkiyeti, or a plot owned outright by a single seller, there are no other co-owners and so there is nobody holding a pre-emption right. The right is also triggered specifically by a sale of a share to a third person. The Civil Code also excludes certain sales: under Article 733 as amended, the right may not be exercised in sales made within the scope of State Procurement Law No. 2886 or in sales by compulsory auction.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How long do co-owners have to bring a pre-emption claim?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Article 733 of the Turkish Civil Code sets two deadlines that run side by side. The sale is notified to the other co-owners through a notary, by either the buyer or the seller. The right then lapses on the expiry of three months from the date on which the sale was notified to the right holder, and in any event on the expiry of one year from the sale. The one-year outer limit is new. It was shortened from two years to one year by Article 35 of Law No. 7571, dated 24 December 2025 and published in the Official Gazette on 25 December 2025. Under the transitional provision added by the same law, that shorter period does not apply to sales made before the amendment entered into force, so sales completed earlier remain under the previous two-year rule.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What did the December 2025 reform change about the price?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"It changed the figure the claiming co-owner has to pay, and this is the most significant part of the reform for buyers. Article 36 of Law No. 7571 replaced the second paragraph of Article 734 of the Civil Code. The market value of the share in dispute is now determined by the judge without delay, and the holder of the right of pre-emption must deposit in cash that determined market value, together with the land registry expenses falling to the buyer, within the peremptory period given and at the place determined by the judge so that the money bears interest. If that obligation is not met within the peremptory period, registration of the share in the name of the pre-emption holder may not be decided. Before this amendment the deposit was based on the sale price. Under the transitional provision, the new market-value rule also applies to actions that were already brought before the amendment entered into force.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can a co-owner give up the right of pre-emption in advance?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, and the Civil Code sets out two distinct routes with different formalities. A general waiver of the right of pre-emption must be made in official form and annotated in the land register, which makes it visible to anyone who later inspects the title. Renouncing the exercise of the right in one particular sale is a lighter act: it is subject to written form only, and it may be made either before or after that sale. If you are buying a share and the seller tells you the other co-owners have agreed not to interfere, that assurance is worth very little on its own. Ask to see the waiver in the correct form, and check the land register yourself for an annotation rather than relying on what you are told.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What happens to a buyer who loses a pre-emption case?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The share is registered in the name of the co-owner who brought the claim, and the buyer is compensated from the money that was deposited with the court. Article 734 provides that the deposited amount is paid, together with its interest, to the person concerned once the judgment becomes final, and the sum deposited now covers the judicially determined market value of the share plus the land registry expenses falling to the buyer. The practical point is that a pre-emption claim does not leave you out of pocket on the headline figure, but it does leave you without the property you set out to buy, after a court process, and without any guarantee that the money returned will buy you an equivalent property at that later date. That is why the check belongs at the start of a purchase rather than at the end.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction ohFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('oh-open');document.querySelectorAll('.oh-faq-item.oh-open').forEach(function(i){i.classList.remove('oh-open');});if(!wasOpen)item.classList.add('oh-open');}\n(function(){function init(){var w=document.querySelector('.oh');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>\n\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>Buy a share in a jointly owned Turkish property and the other co-owners may be able to take it from you through the courts. How \u00f6nal\u0131m hakk\u0131 works, and what Law No. 7571 changed.<\/p>","protected":false},"author":3,"featured_media":24589,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46911","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>\u00d6nal\u0131m Hakk\u0131: Turkey&#039;s Pre-Emption Right Explained<\/title>\n<meta name=\"description\" content=\"\u00d6nal\u0131m hakk\u0131 lets a co-owner take your share of a Turkish property through the courts. 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