{"id":46921,"date":"2026-11-02T06:32:56","date_gmt":"2026-11-02T06:32:56","guid":{"rendered":"https:\/\/trupropertyturkey.com\/ust-hakki-right-of-superficies-turkey\/"},"modified":"2026-11-02T06:32:56","modified_gmt":"2026-11-02T06:32:56","slug":"ust-hakki-right-of-superficies-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/ust-hakki-right-of-superficies-turkey\/","title":{"rendered":"\u00dcst Hakk\u0131: The Right to Build on Land You Do Not Own"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46921\" class=\"elementor elementor-46921 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-c66d34bba elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"c66d34bba\" 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.uhk-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.uhk-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .uhk-strip-in{grid-template-columns:repeat(2,1fr)}\n  .uhk-protect{grid-template-columns:1fr 1fr}\n  .uhk-2col{grid-template-columns:1fr;gap:36px}\n  .uhk-contact-inner{grid-template-columns:1fr;gap:36px}\n  .uhk-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .uhkc{padding:0 16px}\n  .uhks{padding:44px 0}\n  .uhk-hero{min-height:auto}\n  .uhk-hero-content{padding:48px 16px 56px}\n  .uhk-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .uhk-protect{grid-template-columns:1fr;gap:12px}\n  .uhk-strip-in{grid-template-columns:repeat(2,1fr)}\n  .uhk-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .uhk-step{gap:14px}\n  .uhk-step-num{width:44px;height:44px;font-size:1rem}\n  .uhk-steps::before{left:21px}\n  .uhk-contact{padding:48px 0}\n}\n@media(max-width:480px){.uhkc{padding:0 14px}}\n<\/style>\n\n<div class=\"uhk\">\n\n<!-- HERO -->\n<section class=\"uhk-hero\">\n  <div class=\"uhk-hero-bg\"><\/div>\n  <div class=\"uhk-hero-pat\"><\/div>\n  <div class=\"uhk-hero-ov\"><\/div>\n  <div class=\"uhk-hero-content\">\n    <span class=\"uhk-eyebrow\">Turkish Property Law &middot; Foreign Buyer Guide &middot; November 2026<\/span>\n    <h1>&Uuml;st Hakk&#305;: The Right to Build on Land You Do Not Own<\/h1>\n    <p class=\"uhk-hero-sub\">Turkish law normally gives the building to whoever owns the ground under it. &Uuml;st hakk&#305; is the registered exception &mdash; and the reason some Turkish property is sold with a clock running on it. Here is what the right actually gives you, and what the Civil Code says happens when it ends.<\/p>\n    <div class=\"uhk-hero-meta\">\n      <div class=\"uhk-hm\">&#128220; <strong>Turkish Civil Code, Arts. 726 and 826&ndash;836<\/strong><\/div>\n      <div class=\"uhk-hm\">&#9201;&#65039; <strong>Maximum term 100 years<\/strong><\/div>\n      <div class=\"uhk-hm\">&#127482;&#127479; <strong>Written for foreign buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"uhk-strip\">\n  <div class=\"uhkc\">\n    <div class=\"uhk-strip-in\">\n      <div class=\"uhk-si\"><span class=\"uhk-sv\">100 Years<\/span><span class=\"uhk-sl\">Maximum Term, Independent Right<\/span><\/div>\n      <div class=\"uhk-si\"><span class=\"uhk-sv\">30 Years<\/span><span class=\"uhk-sl\">Minimum Term To Count As Permanent<\/span><\/div>\n      <div class=\"uhk-si\"><span class=\"uhk-sv\">Three Quarters<\/span><span class=\"uhk-sl\">Of The Term Before It Can Be Extended<\/span><\/div>\n      <div class=\"uhk-si\"><span class=\"uhk-sv\">Art. 726<\/span><span class=\"uhk-sl\">Building Belongs To The Right Holder<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"uhks\">\n  <div class=\"uhkc\">\n    <div class=\"uhk-2col\">\n      <div class=\"uhk-body\">\n        <span class=\"uhkt\">Start Here<\/span>\n        <h2 class=\"uhk-title\">The building and the ground underneath it are not always owned by the same person.<\/h2>\n        <p>Turkish property law begins from a rule it inherited, almost unchanged, from Roman law: whatever is permanently attached to a parcel of land belongs to whoever owns that parcel. Put up a house, a workshop, a boundary wall or a hotel on someone else&rsquo;s land and, as a starting point, you have improved their asset rather than created one of your own. It is a tidy rule, and for the overwhelming majority of Turkish transactions it is the only rule that matters.<\/p>\n        <p><strong>&Uuml;st hakk&#305;<\/strong> &mdash; the right of superficies, also called in&#351;aat hakk&#305; or the construction right &mdash; is the registered exception to it. Article 826 of the Turkish Civil Code allows a landowner to create an easement in favour of a third party giving that party the power to build above or below the land, or to keep a structure that is already standing there. Article 726 then supplies the consequence that makes the whole arrangement worth having: a building put up on the strength of an \u00fcst irtifak&#305; belongs to the holder of the right, not to the owner of the land.<\/p>\n        <p>So the ground stays with one party and the building sits with another, and Turkish law records that division on the land register rather than leaving it to a private contract. For a foreign buyer the practical question is rarely academic. It is this: am I being offered the land, the building, or a time-limited right to the building standing on someone else&rsquo;s land &mdash; and if it is the third, how many years are left?<\/p>\n        <div class=\"uhk-hbox\">\n          <strong>The one thing to establish first:<\/strong> an \u00fcst hakk&#305; is always granted for a term, and that term is running whether or not anyone mentions it. A right created for ninety-nine years and sold to you in its eightieth is a materially different asset from freehold, however similar the brochure looks. Before anything else, find out the start date, the length of the term and what the deed says happens at the end of it.\n        <\/div>\n        <p>None of this makes \u00fcst hakk&#305; a defect. It is an ordinary, long-established instrument that underpins a great deal of legitimate Turkish development, particularly where land is publicly owned and cannot be sold outright but can be built on. The problem arises only when a buyer is not told which of the two things they are purchasing. For the wider picture of what a Turkish deed records, start with our guide to <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">the tapu and what is written on it<\/a>, and for the record of rights registered against a property, our guide to <a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">reading the encumbrances on a Turkish title deed<\/a>.<\/p>\n      <\/div>\n      <div>\n        <div class=\"uhk-ov\">\n          <div class=\"uhk-ov-head\">\n            <h3>&Uuml;st Hakk&#305; &mdash; The Essentials<\/h3>\n            <p>What the Turkish Civil Code provides<\/p>\n          <\/div>\n          <div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Turkish name<\/span><span class=\"uhk-or\">&Uuml;st hakk&#305; \/ in&#351;aat hakk&#305;<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Legal basis<\/span><span class=\"uhk-or\">Civil Code arts. 726, 826&ndash;836<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Type of right<\/span><span class=\"uhk-or\">Easement (irtifak hakk&#305;)<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Who owns the building<\/span><span class=\"uhk-or burg\">The right holder (art. 726)<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Maximum term<\/span><span class=\"uhk-or burg\">100 years (art. 836)<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Permanent if granted for<\/span><span class=\"uhk-or\">At least 30 years (art. 826)<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Transfer &amp; inheritance<\/span><span class=\"uhk-or\">Allowed unless agreed otherwise<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Own register page<\/span><span class=\"uhk-or\">If independent and permanent<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Form required<\/span><span class=\"uhk-or\">Official deed (art. 827)<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Building at expiry<\/span><span class=\"uhk-or burg\">Passes to the landowner (art. 828)<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Compensation at expiry<\/span><span class=\"uhk-or\">None unless agreed (art. 829)<\/span><\/div>\n            <div class=\"uhk-ov-row\"><span class=\"uhk-ol\">Cannot cover<\/span><span class=\"uhk-or\">Flats, trees, forests<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"uhk-warn\">\n          <strong>Where the money is lost:<\/strong> Article 829 of the Civil Code says that unless the parties agreed otherwise, the landowner owes the former right holder <em>nothing<\/em> for the buildings that revert to them at the end of the term. Compensation is not a default; it is a clause someone has to negotiate and write into the official deed. If the deed is silent, silence is the answer.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"uhks uhkg\">\n  <div class=\"uhkc\">\n    <span class=\"uhkt\">The Mechanics<\/span>\n    <h2 class=\"uhk-title\">How an \u00fcst hakk&#305; is created, registered and ended<\/h2>\n    <p class=\"uhk-sub\">Six stages, each of them governed by a specific article of the Turkish Civil Code. Knowing which stage a property has reached tells you most of what you need to know about it.<\/p>\n    <div class=\"uhk-steps\">\n      <div class=\"uhk-step\">\n        <div class=\"uhk-step-num\">1<\/div>\n        <div class=\"uhk-step-body\">\n          <h3>The landowner grants the right by official deed<\/h3>\n          <p>Article 826 lets a landowner create an easement in favour of a third party permitting construction above or below the land, or the retention of a structure already standing on it. Article 827 requires the content and scope to be set out in an official deed, and provides that the terms recorded there &mdash; the position, shape, nature, dimensions and intended purpose of the building, and the use of the unbuilt area &mdash; are binding on everyone, not merely on the two original parties. A private agreement between a developer and a buyer is not an \u00fcst hakk&#305;.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"uhk-step\">\n        <div class=\"uhk-step-num\">2<\/div>\n        <div class=\"uhk-step-body\">\n          <h3>A term is fixed, and it begins to run<\/h3>\n          <p>Article 836 caps an independent \u00fcst hakk&#305; at one hundred years. Article 826 adds that a right granted for at least thirty years is permanent in character. Those two numbers do most of the work in practice: the thirty-year threshold decides whether the right can be registered as an immovable in its own right, and the hundred-year ceiling decides how long it can ever run before it must be renewed or fall away.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"uhk-step\">\n        <div class=\"uhk-step-num\">3<\/div>\n        <div class=\"uhk-step-body\">\n          <h3>It is registered against the land<\/h3>\n          <p>&Uuml;st hakk&#305; is a real right, not a contractual promise, and it takes effect through the land register. Registered against the burdened parcel, it binds whoever owns that parcel afterwards. This is also why it is discoverable: a buyer who reads the register entry and the annotations will find it, and a buyer who relies on a brochure will not.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"uhk-step\">\n        <div class=\"uhk-step-num\">4<\/div>\n        <div class=\"uhk-step-body\">\n          <h3>If independent and permanent, it can become an immovable of its own<\/h3>\n          <p>Article 826 provides that where the right is independent and permanent in character, it may &mdash; at the request of the right holder &mdash; be recorded in the land register as an immovable. That is a significant upgrade. A right registered in that form can be dealt with much like land: transferred, mortgaged, and burdened with further rights. Article 834 reflects this by allowing the landowner to require a mortgage over the registered right as security for up to three years of any periodic payment owed in return for it.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"uhk-step\">\n        <div class=\"uhk-step-num\">5<\/div>\n        <div class=\"uhk-step-body\">\n          <h3>The right holder owns what is built<\/h3>\n          <p>Article 726 gives buildings constructed on the strength of the easement to the right holder for as long as the right lasts. During the term, that ownership is real and tradeable &mdash; Article 826 makes the right transferable and inheritable unless the parties agreed otherwise. The limits matter too: Article 726 forbids creating an \u00fcst hakk&#305; over the independent sections of a building, and Article 729 excludes trees and forests altogether.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"uhk-step\">\n        <div class=\"uhk-step-num\">6<\/div>\n        <div class=\"uhk-step-body\">\n          <h3>At the end of the term, everything reverts<\/h3>\n          <p>Article 828 returns the buildings to the landowner and makes them an integral part of the land. Where the right had its own page in the register, that page is closed, and the mortgages and other rights recorded on it end with it. Article 829 makes compensation the exception rather than the rule, and gives a former right holder or their mortgagee a route to register a substitute mortgage, within three months of the right ending, where an agreed payment is not made or secured. Article 836 permits a fresh term of up to a hundred years, but only after three quarters of the current one has elapsed &mdash; and an advance promise to renew is expressly not binding.<\/p>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"uhks\">\n  <div class=\"uhkc uhkct\">\n    <span class=\"uhkt\">In Practice<\/span>\n    <h2 class=\"uhk-title\">Where foreign buyers actually run into \u00fcst hakk&#305;<\/h2>\n    <p class=\"uhk-sub\">It is not an exotic instrument. It sits under a surprising amount of ordinary Turkish development, and it tends to appear in six recognisable situations.<\/p>\n  <\/div>\n  <div class=\"uhkc\">\n    <div class=\"uhk-protect\">\n      <div class=\"uhk-pc\"><span class=\"uhk-pc-icon\">&#127958;&#65039;<\/span><h3>Resort and branded schemes<\/h3><p>Hotel-serviced and branded residential projects are sometimes built on land that cannot be sold outright but can be built on under a long construction right. The apartment may be perfectly real while the underlying interest is time-limited. See our guide to <a href=\"https:\/\/trupropertyturkey.com\/branded-residences-in-turkey\/\">branded residences in Turkey<\/a>.<\/p><\/div>\n      <div class=\"uhk-pc\"><span class=\"uhk-pc-icon\">&#9875;<\/span><h3>Marina and tourism zones<\/h3><p>Coastal and tourism-designated land frequently stays in public hands while operators build and run facilities on it. If a unit forms part of such a scheme, the term of the underlying right is the single most important number in the file.<\/p><\/div>\n      <div class=\"uhk-pc\"><span class=\"uhk-pc-icon\">&#127981;<\/span><h3>Commercial and industrial sites<\/h3><p>Warehouses, plants and logistics buildings are often erected under a construction right over land held by a public body or an organised industrial zone. Relevant to anyone looking at <a href=\"https:\/\/trupropertyturkey.com\/commercial-property-in-turkey\/\">commercial property in Turkey<\/a>.<\/p><\/div>\n      <div class=\"uhk-pc\"><span class=\"uhk-pc-icon\">&#9889;<\/span><h3>Energy and infrastructure<\/h3><p>Installations with long operating lives are a natural fit for a right measured in decades rather than years, since the asset is the structure and its revenue, not the ground beneath it.<\/p><\/div>\n      <div class=\"uhk-pc\"><span class=\"uhk-pc-icon\">&#129534;<\/span><h3>A seller who owns only the building<\/h3><p>The scenario that catches people out. The seller genuinely owns what is standing there, and can prove it &mdash; but owns it as the holder of a right with an end date, not as the owner of the parcel. Related: <a href=\"https:\/\/trupropertyturkey.com\/muhdesat-turkey\/\">who owns the building on Turkish land<\/a>.<\/p><\/div>\n      <div class=\"uhk-pc\"><span class=\"uhk-pc-icon\">&#127974;<\/span><h3>Financing and resale<\/h3><p>A right registered as an immovable can be mortgaged, but a lender is pricing a wasting asset, and so is your eventual buyer. The shorter the remaining term, the narrower the market and the harder the exit.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- TABLE -->\n<section class=\"uhks uhkg\">\n  <div class=\"uhkc\">\n    <span class=\"uhkt\">Side By Side<\/span>\n    <h2 class=\"uhk-title\">&Uuml;st hakk&#305; compared with outright ownership<\/h2>\n    <p class=\"uhk-sub\">The practical differences between holding a construction right and holding the freehold of a Turkish property, drawn from the Civil Code provisions above.<\/p>\n    <div class=\"uhk-compare-wrap\">\n      <table class=\"uhk-compare\">\n        <thead>\n          <tr><th>Question<\/th><th>&Uuml;st hakk&#305; (construction right)<\/th><th>Outright ownership<\/th><\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td>What you hold<\/td><td>An easement over someone else&rsquo;s land, plus ownership of the building (arts. 726, 826)<\/td><td>The parcel itself, and everything permanently attached to it<\/td><\/tr>\n          <tr><td>Does it expire?<\/td><td class=\"no\">Yes &mdash; a fixed term, maximum 100 years (art. 836)<\/td><td class=\"yes\">No<\/td><\/tr>\n          <tr><td>Can it be sold?<\/td><td class=\"yes\">Yes, unless the deed says otherwise (art. 826)<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Does it pass to heirs?<\/td><td class=\"yes\">Yes, unless the deed says otherwise (art. 826)<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Can it be mortgaged?<\/td><td class=\"yes\">Yes, where registered as an immovable (arts. 826, 834)<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Can it be extended?<\/td><td>Only after three quarters of the term has run; advance promises are not binding (art. 836)<\/td><td>Not applicable<\/td><\/tr>\n          <tr><td>Who gets the building at the end?<\/td><td class=\"no\">The landowner; it becomes part of the land (art. 828)<\/td><td>You continue to own it<\/td><\/tr>\n          <tr><td>Compensation when it ends?<\/td><td class=\"no\">None unless expressly agreed (art. 829)<\/td><td>Not applicable<\/td><\/tr>\n          <tr><td>Can it exist over a single flat?<\/td><td class=\"no\">No &mdash; prohibited over independent sections (art. 726)<\/td><td class=\"yes\">Yes, as kat m&uuml;lkiyeti<\/td><\/tr>\n          <tr><td>Can it cover trees or forest?<\/td><td class=\"no\">No (art. 729)<\/td><td>Subject to separate forest rules<\/td><\/tr>\n          <tr><td>How you verify it<\/td><td>Land register entry plus the official deed that created it (art. 827)<\/td><td>Land register entry and annotations<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"uhk-cta-strip\">\n  <div class=\"uhkc\">\n    <div class=\"uhk-cta-in\">\n      <div>\n        <h3>Not sure whether you are buying the land or a right over it?<\/h3>\n        <p>We read the register entry and the deed that created the right, and tell you how many years are actually left.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"uhkbtn\">Request a Title Check &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FURTHER READING -->\n<section class=\"uhks\">\n  <div class=\"uhkc uhkct\">\n    <span class=\"uhkt\">Keep Reading<\/span>\n    <h2 class=\"uhk-title\">Where to go next<\/h2>\n    <p class=\"uhk-sub\">The neighbouring rights and records that decide what a Turkish property is actually worth.<\/p>\n  <\/div>\n  <div class=\"uhkc\">\n    <div class=\"uhk-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">The tapu explained<\/a> &mdash; what a Turkish title deed records and what it does not.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">Takyidat: encumbrances on a Turkish deed<\/a> &mdash; where a registered right like this one shows up.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/intifa-hakki-usufruct-turkey\/\">&#304;ntifa hakk&#305;: usufruct<\/a> &mdash; the other major right that separates use from ownership.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/kat-irtifaki-vs-kat-mulkiyeti\/\">Kat irtifak&#305; vs kat m&uuml;lkiyeti<\/a> &mdash; the condominium rights that \u00fcst hakk&#305; cannot be created over.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">Buying land in Turkey<\/a> &mdash; what foreign buyers need to check before buying a plot.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/lawyer-to-buy-property-in-turkey\/\">Do you need a lawyer to buy in Turkey?<\/a> &mdash; when independent legal review earns its fee.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">All Turkey property guides<\/a> &mdash; the full library for foreign buyers.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DISCLAIMER -->\n<section class=\"uhks uhkg\">\n  <div class=\"uhkc\">\n    <div class=\"uhk-body\" style=\"max-width:820px;margin:0 auto;\">\n      <div class=\"uhk-warn\">\n        <strong>About the sources on this page.<\/strong> Every provision cited above is taken from the Turkish Civil Code (Law No. 4721), consulted in the official consolidated text published by the Republic of T&uuml;rkiye at mevzuat.gov.tr and retrieved on 2 November 2026. This guide explains what the Code provides; it is not legal advice, and it deliberately does not quote registration fees, taxes, ground payments or processing times, because those are set outside the Civil Code and change. Turkish law and practice also develop through case law. Before you commit to any transaction involving an \u00fcst hakk&#305;, have the deed and the register entry reviewed by a licensed Turkish lawyer, and confirm every current figure with a licensed adviser.\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FAQ -->\n<section class=\"uhks uhkg\" id=\"uhk-faq\">\n  <div class=\"uhkc uhkct\">\n    <span class=\"uhkt\">FAQ<\/span>\n    <h2 class=\"uhk-title\">&Uuml;st hakk&#305; &mdash; frequently asked questions<\/h2>\n    <p class=\"uhk-sub\">The questions foreign buyers ask most often about construction rights over Turkish land.<\/p>\n  <\/div>\n  <div class=\"uhkc\">\n    <div class=\"uhk-faq-list\">\n      <div class=\"uhk-faq-item\">\n        <div class=\"uhk-faq-q\" onclick=\"uhkFaq(this)\">What is \u00fcst hakk\u0131 in Turkish property law?<span class=\"uhk-faq-icon\">+<\/span><\/div>\n        <div class=\"uhk-faq-a\">\u00dcst hakk\u0131 \u2014 also called in\u015faat hakk\u0131, or the right of superficies \u2014 is an easement under which a landowner grants a third party the power to build above or below their land, or to keep an existing structure there. It is created by Article 826 of the Turkish Civil Code. Its practical effect is set out in Article 726: buildings constructed on the strength of an \u00fcst hakk\u0131 belong to the holder of the right, not to the owner of the land. That is a deliberate exception to Turkey's default rule, under which anything permanently attached to a parcel belongs to whoever owns the parcel. In other words, \u00fcst hakk\u0131 splits the building away from the ground beneath it, and records that split on the land register.<\/div>\n      <\/div>\n      <div class=\"uhk-faq-item\">\n        <div class=\"uhk-faq-q\" onclick=\"uhkFaq(this)\">How long can an \u00fcst hakk\u0131 last in Turkey?<span class=\"uhk-faq-icon\">+<\/span><\/div>\n        <div class=\"uhk-faq-a\">Article 836 of the Turkish Civil Code sets the ceiling: as an independent right, an \u00fcst hakk\u0131 may be created for a maximum of one hundred years. It can be extended, but only once three quarters of its term has elapsed, and only by following the same formalities required to create it in the first place \u2014 and a new term may again run for no more than one hundred years. The same article states that an undertaking given in advance to extend the right is not binding, so a clause in an original contract promising automatic renewal cannot be relied on. Separately, Article 826 provides that an \u00fcst hakk\u0131 granted for at least thirty years is permanent in character, which matters because permanence is one of the two conditions for registering it as an immovable in its own right.<\/div>\n      <\/div>\n      <div class=\"uhk-faq-item\">\n        <div class=\"uhk-faq-q\" onclick=\"uhkFaq(this)\">Can an \u00fcst hakk\u0131 be sold, inherited or mortgaged?<span class=\"uhk-faq-icon\">+<\/span><\/div>\n        <div class=\"uhk-faq-a\">Yes, in each case, subject to what the parties agreed. Article 826 of the Turkish Civil Code states that unless it has been agreed otherwise, the right can be transferred and passes to heirs. Where the right is both independent and permanent, the holder may ask for it to be registered in the land register as an immovable, and a right registered that way can carry mortgages and other charges just as a parcel of land can. Article 834 also lets the landowner require a mortgage over the registered \u00fcst hakk\u0131 to secure up to three years of any periodic payment owed in return for it. The critical qualification is the words 'unless agreed otherwise' \u2014 restrictions on transfer can be written into the deed, so the deed itself has to be read rather than assumed.<\/div>\n      <\/div>\n      <div class=\"uhk-faq-item\">\n        <div class=\"uhk-faq-q\" onclick=\"uhkFaq(this)\">What happens to the building when the \u00fcst hakk\u0131 expires?<span class=\"uhk-faq-icon\">+<\/span><\/div>\n        <div class=\"uhk-faq-a\">It stops being yours. Article 828 of the Turkish Civil Code provides that when an \u00fcst hakk\u0131 comes to an end, the structures remain with the owner of the land and become an integral part of it. Where the right had been registered as an immovable on its own page of the land register, that page is closed, and mortgages and every other right, restriction and obligation recorded on it come to an end at the same moment. Article 829 then sets the default on money: unless the parties agreed otherwise, the landowner pays the former right holder nothing for the buildings that pass to them. Compensation exists only if it was negotiated and written in, which is why the expiry and compensation clauses deserve more attention than almost anything else in the deed.<\/div>\n      <\/div>\n      <div class=\"uhk-faq-item\">\n        <div class=\"uhk-faq-q\" onclick=\"uhkFaq(this)\">Can an \u00fcst hakk\u0131 be created over an apartment in a building?<span class=\"uhk-faq-icon\">+<\/span><\/div>\n        <div class=\"uhk-faq-a\">No. Article 726 of the Turkish Civil Code is explicit that an \u00fcst hakk\u0131 cannot be created over independent sections \u2014 the individually owned flats, offices and shops that make up a building held under Turkey's condominium regime. Those sections are governed by the Condominium Law, under which ownership is structured as kat m\u00fclkiyeti or kat irtifak\u0131 instead. Article 729 adds a second exclusion: trees and forests cannot be the subject of an \u00fcst hakk\u0131. So if you are being offered what is described as an \u00fcst hakk\u0131 over a single apartment, something has been mislabelled, and the actual nature of the right needs to be established from the land register before anything is signed.<\/div>\n      <\/div>\n      <div class=\"uhk-faq-item\">\n        <div class=\"uhk-faq-q\" onclick=\"uhkFaq(this)\">How do I check whether a Turkish property involves an \u00fcst hakk\u0131?<span class=\"uhk-faq-icon\">+<\/span><\/div>\n        <div class=\"uhk-faq-a\">Read the land register entry rather than the marketing material. An \u00fcst hakk\u0131 is a registered real right, so it appears in the records held by the Land Registry \u2014 either as an easement recorded against the burdened parcel, or, where it is independent and permanent and the holder has asked for it, as an immovable entered on its own page. The encumbrance and annotation record is the part of the file that reveals it, together with the official deed that created it, which under Article 827 fixes the position, shape, nature, dimensions and purpose of the building and binds everyone. What you specifically want to establish is who holds the right, what term it was granted for, how much of that term has already run, whether transfer is restricted, and what the deed says happens at expiry.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"uhk-contact\" id=\"uhk-contact\">\n  <div class=\"uhkc\">\n    <div class=\"uhk-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 right checked before the money moves<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tell us which property you are considering and we will pull the land register entry, identify any construction right or other easement recorded against it, and tell you what term is left to run. We work with licensed Turkish conveyancers, and every transaction settles through the secure payment system.<\/p>\n        <div class=\"uhk-contact-meta\">\n          <div class=\"uhk-ci\"><span>&#128220;<\/span><span class=\"uhk-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=\"uhk-ci\"><span>&#127960;&#65039;<\/span><span class=\"uhk-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Land &amp; Development<\/strong><a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">Buying land in Turkey &rarr;<\/a><\/span><\/div>\n          <div class=\"uhk-ci\"><span>&#127758;<\/span><span class=\"uhk-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=\"uhkbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"uhk-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=\"uhk-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey Property Guides<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/turkish-citizenship\/\">Turkish Citizenship<\/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\/ust-hakki-right-of-superficies-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/ust-hakki-right-of-superficies-turkey\/\",\n  \"name\": \"\u00dcst Hakk\u0131 in Turkey \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is \u00fcst hakk\u0131 in Turkish property law?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"\u00dcst hakk\u0131 \u2014 also called in\u015faat hakk\u0131, or the right of superficies \u2014 is an easement under which a landowner grants a third party the power to build above or below their land, or to keep an existing structure there. It is created by Article 826 of the Turkish Civil Code. Its practical effect is set out in Article 726: buildings constructed on the strength of an \u00fcst hakk\u0131 belong to the holder of the right, not to the owner of the land. That is a deliberate exception to Turkey's default rule, under which anything permanently attached to a parcel belongs to whoever owns the parcel. In other words, \u00fcst hakk\u0131 splits the building away from the ground beneath it, and records that split on the land register.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How long can an \u00fcst hakk\u0131 last in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Article 836 of the Turkish Civil Code sets the ceiling: as an independent right, an \u00fcst hakk\u0131 may be created for a maximum of one hundred years. It can be extended, but only once three quarters of its term has elapsed, and only by following the same formalities required to create it in the first place \u2014 and a new term may again run for no more than one hundred years. The same article states that an undertaking given in advance to extend the right is not binding, so a clause in an original contract promising automatic renewal cannot be relied on. Separately, Article 826 provides that an \u00fcst hakk\u0131 granted for at least thirty years is permanent in character, which matters because permanence is one of the two conditions for registering it as an immovable in its own right.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can an \u00fcst hakk\u0131 be sold, inherited or mortgaged?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, in each case, subject to what the parties agreed. Article 826 of the Turkish Civil Code states that unless it has been agreed otherwise, the right can be transferred and passes to heirs. Where the right is both independent and permanent, the holder may ask for it to be registered in the land register as an immovable, and a right registered that way can carry mortgages and other charges just as a parcel of land can. Article 834 also lets the landowner require a mortgage over the registered \u00fcst hakk\u0131 to secure up to three years of any periodic payment owed in return for it. The critical qualification is the words 'unless agreed otherwise' \u2014 restrictions on transfer can be written into the deed, so the deed itself has to be read rather than assumed.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What happens to the building when the \u00fcst hakk\u0131 expires?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"It stops being yours. Article 828 of the Turkish Civil Code provides that when an \u00fcst hakk\u0131 comes to an end, the structures remain with the owner of the land and become an integral part of it. Where the right had been registered as an immovable on its own page of the land register, that page is closed, and mortgages and every other right, restriction and obligation recorded on it come to an end at the same moment. Article 829 then sets the default on money: unless the parties agreed otherwise, the landowner pays the former right holder nothing for the buildings that pass to them. Compensation exists only if it was negotiated and written in, which is why the expiry and compensation clauses deserve more attention than almost anything else in the deed.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can an \u00fcst hakk\u0131 be created over an apartment in a building?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No. Article 726 of the Turkish Civil Code is explicit that an \u00fcst hakk\u0131 cannot be created over independent sections \u2014 the individually owned flats, offices and shops that make up a building held under Turkey's condominium regime. Those sections are governed by the Condominium Law, under which ownership is structured as kat m\u00fclkiyeti or kat irtifak\u0131 instead. Article 729 adds a second exclusion: trees and forests cannot be the subject of an \u00fcst hakk\u0131. So if you are being offered what is described as an \u00fcst hakk\u0131 over a single apartment, something has been mislabelled, and the actual nature of the right needs to be established from the land register before anything is signed.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How do I check whether a Turkish property involves an \u00fcst hakk\u0131?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Read the land register entry rather than the marketing material. An \u00fcst hakk\u0131 is a registered real right, so it appears in the records held by the Land Registry \u2014 either as an easement recorded against the burdened parcel, or, where it is independent and permanent and the holder has asked for it, as an immovable entered on its own page. The encumbrance and annotation record is the part of the file that reveals it, together with the official deed that created it, which under Article 827 fixes the position, shape, nature, dimensions and purpose of the building and binds everyone. What you specifically want to establish is who holds the right, what term it was granted for, how much of that term has already run, whether transfer is restricted, and what the deed says happens at expiry.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction uhkFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('uhk-open');document.querySelectorAll('.uhk-faq-item.uhk-open').forEach(function(i){i.classList.remove('uhk-open');});if(!wasOpen)item.classList.add('uhk-open');}\n(function(){function init(){var w=document.querySelector('.uhk');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>\u00dcst hakk\u0131 is the registered exception to Turkey&#8217;s rule that the building belongs to the landowner. What the Civil Code gives you, the 100-year ceiling, and what happens when the term ends.<\/p>","protected":false},"author":3,"featured_media":22410,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46921","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>\u00dcst Hakk\u0131 in Turkey: Right of Superficies Explained<\/title>\n<meta name=\"description\" content=\"\u00dcst hakk\u0131 lets one party build and own a structure on land they do not own. 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