{"id":46908,"date":"2026-10-16T06:23:42","date_gmt":"2026-10-16T06:23:42","guid":{"rendered":"https:\/\/trupropertyturkey.com\/kamulastirma-expropriation-turkey\/"},"modified":"2026-10-16T06:23:42","modified_gmt":"2026-10-16T06:23:42","slug":"kamulastirma-expropriation-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/ru\/kamulastirma-expropriation-turkey\/","title":{"rendered":"Kamula&#351;t&#305;rma: What Happens If the State Expropriates Your Turkish Property"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46908\" class=\"elementor elementor-46908 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-kml4d9a1 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"kml4d9a1\" 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.kml-ci-text{{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}}\n.kml-ci a{{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}}\n.kml-form-wrap{{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}}\n.kml-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.kml-footer-strip a{{color:rgba(255,255,255,.8)!important}}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){{\n  .kml-strip-in{{grid-template-columns:repeat(2,1fr)}}\n  .kml-cards{{grid-template-columns:1fr 1fr}}\n  .kml-2col{{grid-template-columns:1fr;gap:36px}}\n  .kml-contact-inner{{grid-template-columns:1fr;gap:36px}}\n  .kml-cta-in{{flex-direction:column;text-align:center}}\n}}\n@media(max-width:640px){{\n  .kmlc{{padding:0 16px}}\n  .kmls{{padding:44px 0}}\n  .kml-hero{{min-height:auto}}\n  .kml-hero-content{{padding:48px 16px 56px}}\n  .kml-hero h1{{font-size:clamp(1.75rem,7.5vw,2.5rem)}}\n  .kml-cards{{grid-template-columns:1fr;gap:12px}}\n  .kml-strip-in{{grid-template-columns:repeat(2,1fr)}}\n  .kml-title{{font-size:clamp(1.4rem,6vw,1.85rem)}}\n  .kml-step{{gap:14px}}\n  .kml-step-num{{width:44px;height:44px;font-size:1rem}}\n  .kml-steps::before{{left:21px}}\n  .kml-contact{{padding:48px 0}}\n}}\n@media(max-width:480px){{.kmlc{{padding:0 14px}}}}\n<\/style>\n\n<div class=\"kml\">\n<!-- HERO -->\n<section class=\"kml-hero\">\n  <div class=\"kml-hero-bg\"><\/div>\n  <div class=\"kml-hero-pat\"><\/div>\n  <div class=\"kml-hero-ov\"><\/div>\n  <div class=\"kml-hero-content\">\n    <span class=\"kml-eyebrow\">Turkish Property Law<\/span>\n    <h1>Kamula&#351;t&#305;rma: What Happens If the State Expropriates Your Turkish Property<\/h1>\n    <p class=\"kml-hero-sub\">Turkey can compulsorily acquire private property for public purposes &mdash; but the procedure is tightly scripted, the deadlines are short, and the law gives the owner rights that lapse if nobody uses them.<\/p>\n    <div class=\"kml-hero-meta\">\n      <div class=\"kml-hm\"><span>&#128220;<\/span><span>Expropriation Law No. <strong>2942<\/strong><\/span><\/div>\n      <div class=\"kml-hm\"><span>&#9201;<\/span><span><strong>30 days<\/strong> to challenge the decision<\/span><\/div>\n      <div class=\"kml-hm\"><span>&#128273;<\/span><span>A <strong>buy-back right<\/strong> most owners never hear about<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STRIP -->\n<div class=\"kml-strip\">\n  <div class=\"kml-strip-in\">\n    <div class=\"kml-si\"><span class=\"kml-sv\">15 Days<\/span><span class=\"kml-sl\">To Respond To The Administration&rsquo;s Purchase Offer<\/span><\/div>\n    <div class=\"kml-si\"><span class=\"kml-sv\">30 Days<\/span><span class=\"kml-sl\">To Challenge The Expropriation In Court<\/span><\/div>\n    <div class=\"kml-si\"><span class=\"kml-sv\">45 Days<\/span><span class=\"kml-sl\">For The Administration To Have The Money Ready<\/span><\/div>\n    <div class=\"kml-si\"><span class=\"kml-sv\">5 Years<\/span><span class=\"kml-sl\">Window In Which A Buy-Back Right Can Arise<\/span><\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO 2COL -->\n<section class=\"kmls\">\n  <div class=\"kmlc\">\n    <div class=\"kml-2col\">\n      <div class=\"kml-body\">\n        <span class=\"kml-eyebrow\" style=\"border-color:#660033;color:#660033!important;\">Start Here<\/span>\n        <h2 class=\"kml-title\">Compulsory purchase, with a procedure attached<\/h2>\n        <p>Kamula&#351;t&#305;rma is the compulsory acquisition of private property by the state for a public purpose &mdash; a road widening, a metro line, a dam, a school. What foreign owners tend not to realise is how much of Turkish expropriation law is procedural, and how much of that procedure runs on deadlines that count against the owner.<\/p>\n        <p>The governing statute is the Expropriation Law, No. 2942, adopted on 4 November 1983 and published in the Official Gazette on 8 November 1983, issue 18215. It has been amended substantially since, most importantly by Law No. 4650 in 2001.<\/p>\n        <p>The single most useful thing to understand is that the law does not begin with a court. It begins with an offer: an administration that wants your property must try to buy it from you first, and only if that fails does the matter go before a judge. Owners who treat the first letter as junk mail lose the part of the process where they had the most influence.<\/p>\n        <div class=\"kml-hbox\"><strong>The priority rule.<\/strong> Article 8 of Law No. 2942 states it as a principle: for immovables registered at the land registry, administrations are to apply the purchase procedure (sat&#305;n alma usul&uuml;) first. Expropriation by court determination is the fallback, not the opening move.<\/div>\n        <p>For a non-resident owner there is a trap in that. The clocks start when notice is served or, where the owner cannot be found, when the court publishes an announcement in the press. If your details at the land registry are out of date, the deadlines can run while you know nothing about it. Keeping them current is the mechanism by which you find out in time to act.<\/p>\n      <\/div>\n      <div>\n        <div class=\"kml-ov\">\n          <div class=\"kml-ov-head\"><h3>Expropriation at a Glance<\/h3><p>The provisions and periods that matter<\/p><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Governing statute<\/span><span class=\"kml-or\">Law No. 2942<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Adopted<\/span><span class=\"kml-or\">4 November 1983<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Purchase attempt first<\/span><span class=\"kml-or\">Art. 8<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Owner&rsquo;s window to engage<\/span><span class=\"kml-or\">15 days<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Payment once agreed<\/span><span class=\"kml-or\">Within 45 days<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Court route<\/span><span class=\"kml-or\">Art. 10<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Court sets hearing<\/span><span class=\"kml-or\">Within 30 days<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Evidence on value due<\/span><span class=\"kml-or\">10 days from service<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Challenge period<\/span><span class=\"kml-or\">30 days<\/span><\/div>\n          <div class=\"kml-ov-row\"><span class=\"kml-ol\">Buy-back right<\/span><span class=\"kml-or\">Art. 23<\/span><\/div>\n        <\/div>\n        <div class=\"kml-warn\"><strong>If a negotiated sale completes, you cannot then object.<\/strong> Article 8 provides that property acquired by agreement under that article is deemed to have been expropriated, and that no objection proceedings may be brought against the expropriation or against the price. The negotiated route is genuinely faster &mdash; but signing the agreement minutes closes the door on arguing about the figure afterwards.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"kmls kmlg\">\n  <div class=\"kmlc\">\n    <div class=\"kml-body\">\n      <h2 class=\"kml-title\">How an expropriation actually unfolds<\/h2>\n      <p class=\"kml-sub\">Seven stages, in statutory order. Stages three and four are where an owner has real leverage; stage six is where it is lost if the deadline passes.<\/p>\n    <\/div>\n    <div class=\"kml-steps\">\n      <div class=\"kml-step\"><div class=\"kml-step-num\">1<\/div><div class=\"kml-step-body\"><h3>The expropriation decision<\/h3><p>A public administration decides it needs the property and takes a formal expropriation decision. Everything downstream depends on that decision having been validly taken and the property genuinely serving the stated public purpose &mdash; which is what an annulment action attacks.<\/p><\/div><\/div>\n      <div class=\"kml-step\"><div class=\"kml-step-num\">2<\/div><div class=\"kml-step-body\"><h3>Valuation and settlement commissions are formed<\/h3><p>The administration appoints one or more valuation commissions (k&#305;ymet takdir komisyonu) of at least three of its own staff to estimate the price on the Article 11 criteria, taking expert reports and, where needed, information from chambers of commerce and local agencies. It separately appoints settlement commissions (uzla&#351;ma komisyonu), also of at least three, to negotiate.<\/p><\/div><\/div>\n      <div class=\"kml-step\"><div class=\"kml-step-num\">3<\/div><div class=\"kml-step-body\"><h3>The offer letter arrives<\/h3><p>The administration notifies the owner by official registered letter that it wishes to acquire the property by negotiation or by swap. Note one deliberate feature: the letter does <em>not<\/em> state the price the commission arrived at. You are invited to negotiate without being shown the other side&rsquo;s number.<\/p><\/div><\/div>\n      <div class=\"kml-step\"><div class=\"kml-step-num\">4<\/div><div class=\"kml-step-body\"><h3>You have fifteen days to come forward<\/h3><p>Article 8 gives the owner or an authorised representative fifteen days from service to apply asking to sell or swap by agreement. Miss it and the negotiated route closes. It is the shortest and most consequential deadline in the process, and the one a non-resident owner is likeliest to miss.<\/p><\/div><\/div>\n      <div class=\"kml-step\"><div class=\"kml-step-num\">5<\/div><div class=\"kml-step-body\"><h3>Negotiation, and the agreement minutes<\/h3><p>The commission sets a date and negotiations take place, with any agreed figure capped at the estimated value already determined. If terms are agreed, minutes are drawn up recording the property's characteristics, the price and the owner's consent &mdash; and those minutes count as the owner's conveyance declaration and the legal basis for registration.<\/p><\/div><\/div>\n      <div class=\"kml-step\"><div class=\"kml-step-num\">6<\/div><div class=\"kml-step-body\"><h3>Or the matter goes to court<\/h3><p>If there is no agreement, Article 10 applies. The administration petitions the civil court of first instance (asliye hukuk mahkemesi) where the property is, asking it to determine the price and order registration against payment. The court sets a hearing no later than thirty days from the application and summons the owner, and the summons must spell out that within the Article 14 period the owner may bring an annulment action in the administrative court or a correction action in the civil court.<\/p><\/div><\/div>\n      <div class=\"kml-step\"><div class=\"kml-step-num\">7<\/div><div class=\"kml-step-body\"><h3>Payment, registration and the thirty-day challenge<\/h3><p>Where terms were agreed, the administration must have the price ready within forty-five days of the minutes, and payment follows registration. On the court route the price is deposited in the bank named in the summons. The owner's thirty-day window to challenge runs from the court's notification &mdash; or, where they could not be served, from the newspaper announcement.<\/p><\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"kmls\">\n  <div class=\"kmlc\">\n    <div class=\"kml-body\" style=\"max-width:860px;margin:0 auto;\">\n      <h2 class=\"kml-title\">How the price is worked out &mdash; and what is deliberately left out<\/h2>\n      <p>Valuation is where most expropriation disputes live, and Article 11 is unusually specific. The expert panel visits the site with the court, hears the parties present, and reports on a defined list of elements separately.<\/p>\n      <ul>\n        <li>The type, nature and area of the property.<\/li>\n        <li>Every quality capable of affecting its value, each valued separately.<\/li>\n        <li>The tax declaration, and any official valuations made by public authorities.<\/li>\n        <li>For farmland, the net income it would produce if used as it is.<\/li>\n        <li>For building plots, comparable sales before the expropriation date, excluding sales made for a special purpose.<\/li>\n        <li>For buildings, official unit prices and construction costs, less depreciation.<\/li>\n        <li>Other objective criteria, with the effect of each one explained.<\/li>\n      <\/ul>\n      <p>Since a 2016 amendment the report must comply with the valuation standards accepted by Turkey&rsquo;s Capital Markets Board. Under Article 15 the panel must have at least three members, one holding a master&rsquo;s or doctorate in real estate development or licensed as a valuer under the capital markets legislation.<\/p>\n      <div class=\"kml-hbox\">The exclusion that matters most. Article 11 provides that increases in value caused by the very zoning or public service undertaking that necessitated the expropriation are <strong>not<\/strong> taken into account, nor is profit attributable to intended future uses. You are compensated for what the property was worth without the project &mdash; not for what it would have been worth beside the new metro station.<\/div>\n      <h3 style=\"font-family:'Playfair Display',serif;font-size:1.08rem;color:#1a1a2e;margin:26px 0 10px;\">Where only part of your land is taken<\/h3>\n      <p>Where an expropriation takes an easement rather than the property itself, Article 11 provides that the resulting reduction in value is itself the expropriation price, and the reasons for it must be stated. A transmission line crossing a plot is the classic case: you keep the land, and what you are paid for is what the burden has cost it.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"kmls kmlg\">\n  <div class=\"kmlc\">\n    <div class=\"kml-body\" style=\"max-width:860px;margin:0 auto;\">\n      <h2 class=\"kml-title\">Challenging it: two different courts, one deadline<\/h2>\n      <p>Article 14 gives the owner thirty days. The choice of forum depends on what is actually wrong.<\/p>\n      <h3 style=\"font-family:'Playfair Display',serif;font-size:1.08rem;color:#1a1a2e;margin:26px 0 10px;\">Annulment, in the administrative court<\/h3>\n      <p>If the complaint is that the expropriation should not have happened at all &mdash; no valid public purpose, a defective decision, a procedural failure &mdash; that is an annulment action (iptal davas&#305;) in the administrative court, and Article 14 states these are heard as a priority.<\/p>\n      <h3 style=\"font-family:'Playfair Display',serif;font-size:1.08rem;color:#1a1a2e;margin:26px 0 10px;\">Correction, in the civil court<\/h3>\n      <p>If the complaint is a material error &mdash; wrong parcel, area or owner, an arithmetical mistake &mdash; that is a correction action (d&uuml;zeltim davas&#305;) in the civil court. The administration has its own thirty-day window for the same remedy.<\/p>\n      <div class=\"kml-warn\">The summons warns of a consequence worth reading twice. Under Article 10, an owner who brings an annulment action but does not document that they have done so faces the expropriation becoming final and the property being registered in the administration&rsquo;s name at the price the court determined. Bringing the case is not enough on its own; it has to be evidenced in the price-determination proceedings.<\/div>\n      <p>Two further points from Article 14 are easy to miss. Where property is jointly or commonly owned, each co-owner has an independent right to sue &mdash; one owner&rsquo;s inaction does not bind the others. And if it emerges mid-proceedings that the true owner is somebody else, the case continues with that person joined, including heirs where the registered owner had died. If you have inherited Turkish property and never completed the registration, read <a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">how Turkish inheritance law treats property<\/a> &mdash; an unresolved succession does not pause an expropriation.<\/p>\n      <h3 style=\"font-family:'Playfair Display',serif;font-size:1.08rem;color:#1a1a2e;margin:26px 0 10px;\">One live change to watch<\/h3>\n      <p>The law here is not static. A decision of the Turkish Constitutional Court dated 12 February 2026 annulled the phrase providing that the registration judgment under Article 10 is final, taking effect nine months after publication in the Official Gazette, on 21 February 2027. Anyone facing an expropriation around that date should take advice on what route of appeal is open to them.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"kmls\">\n  <div class=\"kmlc\">\n    <div class=\"kml-body\" style=\"max-width:860px;margin:0 auto;\">\n      <h2 class=\"kml-title\">The rights that come after &mdash; and expire<\/h2>\n      <p>An expropriation is not necessarily the end of your relationship with the property. Law No. 2942 contains two mechanisms for getting it back, both governed by short periods that run whether or not the former owner is paying attention.<\/p>\n      <h3 style=\"font-family:'Playfair Display',serif;font-size:1.08rem;color:#1a1a2e;margin:26px 0 10px;\">Abandonment by the administration (Article 22)<\/h3>\n      <p>If, after the expropriation has become final, the property is no longer needed for the expropriation purpose or any public benefit, the administration notifies the former owner or their heirs under the Notification Law. They may take it back within three months by paying the price plus statutory interest from the day they received it, and no interest is charged where the return happens within one year of the expropriation becoming final. Two cut-offs apply: refusing to take it back under Article 22 also extinguishes the separate Article 23 right, and Article 22 does not apply once five years have passed since the expropriation became final.<\/p>\n      <h3 style=\"font-family:'Playfair Display',serif;font-size:1.08rem;color:#1a1a2e;margin:26px 0 10px;\">The owner&rsquo;s right of recovery (Article 23)<\/h3>\n      <p>This is the provision few owners know about. If, within five years from the date the price became final, the administration does no work consistent with the expropriation purpose and does not allocate the property to any public need, leaving it as it was, the former owner or their heirs may take it back by paying the price plus statutory interest from the date they received it.<\/p>\n      <div class=\"kml-hbox\">The catch is in the second paragraph: the right of recovery lapses if it is not exercised within one year of arising. So the structure is a five-year observation window, followed by a one-year window to act. Once both have passed, Article 23 provides that no right, price or compensation may be claimed from the administration on the basis of the expropriated property, and no action may be brought.<\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"kmls kmlg\">\n  <div class=\"kmlc\">\n    <div class=\"kml-body\" style=\"max-width:860px;margin:0 auto;\">\n      <h2 class=\"kml-title\">Urgent expropriation, and why the deed goes quiet<\/h2>\n      <p>Article 27 provides a faster track. Where the President decides there is a national defence need or urgency under the National Defence Obligations Law No. 3634, or in extraordinary situations under special laws, the steps other than valuation are completed afterwards. The court has the value determined within seven days by experts selected under Article 15, the administration deposits that amount in the bank named in the summons in the owner&rsquo;s name, and the property may then be seized.<\/p>\n      <p>A 2018 amendment added the part a buyer most needs to know. The seizure decision is notified to the land registry and an annotation is placed on the register recording that the property cannot be transferred, conveyed or assigned. The property is then vacated under Article 20.<\/p>\n      <div class=\"kml-hbox\">This is why expropriation belongs in a pre-purchase checklist, not only a landowner&rsquo;s. A seizure annotation is visible to anyone who looks &mdash; so a buyer who reads the encumbrances page will see it, and one who reads only the owner&rsquo;s name and the address will not. <a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">Reading the encumbrances on a Turkish title deed<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">checking the parcel online<\/a> are the two checks that catch this.<\/div>\n      <p>Planned public works show up in a parcel&rsquo;s zoning status long before any expropriation decision, and <a href=\"https:\/\/trupropertyturkey.com\/imar-durumu-turkey-zoning-check\/\">checking the imar durumu<\/a> is how you see a road alignment or a public allocation crossing land you are about to buy. For plots in particular, <a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">what to check before buying land in Turkey<\/a> covers the wider set of obligations that come with an undeveloped parcel.<\/p>\n      <p>Urban transformation is related but legally distinct, driven by building risk rather than public works and run under its own statute &mdash; see <a href=\"https:\/\/trupropertyturkey.com\/kentsel-donusum-urban-transformation-turkey\/\">how kentsel d&ouml;n&uuml;&#351;&uuml;m works<\/a> for how that differs.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"kmls\">\n  <div class=\"kmlc\">\n    <div class=\"kmlct kml-body\">\n      <h2 class=\"kml-title\">What to do if a notification arrives<\/h2>\n      <p class=\"kml-sub\">The deadlines in Law No. 2942 are short and they run from service. These are the moves that preserve your options rather than closing them.<\/p>\n    <\/div>\n    <div class=\"kml-cards\">\n      <div class=\"kml-pc\"><span class=\"kml-pc-icon\">&#128231;<\/span><h3>Date-stamp everything<\/h3><p>Record the date of service on every document as it arrives. The fifteen- and thirty-day periods run from service, or from newspaper publication where you could not be served. Almost every forfeited right here is a date nobody noted.<\/p><\/div>\n      <div class=\"kml-pc\"><span class=\"kml-pc-icon\">&#9878;<\/span><h3>Get Turkish counsel immediately<\/h3><p>Whether you need an annulment or a correction action, and which court hears it, turns on what is defective. Getting it wrong can cost the remedy. <a href=\"https:\/\/trupropertyturkey.com\/lawyer-to-buy-property-in-turkey\/\">Working with a Turkish property lawyer<\/a> sets out how instruction works from abroad.<\/p><\/div>\n      <div class=\"kml-pc\"><span class=\"kml-pc-icon\">&#128269;<\/span><h3>Get your own valuation<\/h3><p>The administration's estimate is made by its own commission and is not disclosed in the offer letter. An independent appraisal gives you something to negotiate against. <a href=\"https:\/\/trupropertyturkey.com\/property-valuation-report-turkey\/\">How valuation reports work in Turkey<\/a> explains who is licensed to produce one.<\/p><\/div>\n      <div class=\"kml-pc\"><span class=\"kml-pc-icon\">&#128221;<\/span><h3>Engage within fifteen days<\/h3><p>Applying within the Article 8 period keeps the negotiated route open. It does not commit you to a figure &mdash; it preserves the stage at which one can be discussed at all.<\/p><\/div>\n      <div class=\"kml-pc\"><span class=\"kml-pc-icon\">&#128274;<\/span><h3>Read the register again<\/h3><p>Pull the current land registry record. A seizure annotation under Article 27, or any entry added since you last looked, changes what you can still do with the property.<\/p><\/div>\n      <div class=\"kml-pc\"><span class=\"kml-pc-icon\">&#128197;<\/span><h3>Diarise the recovery windows<\/h3><p>If the expropriation completes, note the date the price became final. Article 23 turns on a five-year observation window and a one-year window to act &mdash; the right lapses if nobody uses it.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- TABLE -->\n<section class=\"kmls kmlg\">\n  <div class=\"kmlc\">\n    <div class=\"kml-body\">\n      <h2 class=\"kml-title\">Three routes, three different positions<\/h2>\n      <p class=\"kml-sub\">Which one you are in determines what you can still argue about.<\/p>\n    <\/div>\n    <div class=\"kml-compare-wrap\">\n      <table class=\"kml-compare\">\n        <thead><tr><th><\/th><th>Negotiated purchase (Art. 8)<\/th><th>Court determination (Art. 10)<\/th><th>Urgent expropriation (Art. 27)<\/th><\/tr><\/thead>\n        <tbody>\n          <tr><td>Starts with<\/td><td>An offer letter to the owner<\/td><td>A petition to the civil court<\/td><td>A Presidential decision on urgency<\/td><\/tr>\n          <tr><td>Owner&rsquo;s deadline<\/td><td>15 days to apply<\/td><td>Evidence on value in 10 days; challenge in 30<\/td><td>Driven by the court timetable<\/td><\/tr>\n          <tr><td>Price fixed by<\/td><td>Negotiation, capped at the commission estimate<\/td><td>The court, on an expert panel report<\/td><td>The court, within 7 days<\/td><\/tr>\n          <tr><td>Can you contest the price later<\/td><td class=\"no\">No &mdash; expressly barred<\/td><td class=\"yes\">Yes, within the Article 14 period<\/td><td class=\"yes\">Yes, valuation steps completed later<\/td><\/tr>\n          <tr><td>Property seized before price settled<\/td><td class=\"yes\">No<\/td><td class=\"yes\">No<\/td><td class=\"no\">Yes, on deposit of the determined amount<\/td><\/tr>\n          <tr><td>Annotation placed on the deed<\/td><td>Registration follows the agreement<\/td><td>Registration on the court&rsquo;s order<\/td><td class=\"no\">Yes &mdash; no transfer permitted<\/td><\/tr>\n          <tr><td>Typical speed<\/td><td>Fastest<\/td><td>Slowest<\/td><td>Fast, by design<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <div class=\"kml-body\" style=\"margin-top:26px;\"><p>The negotiated route is usually quickest and least costly, and that is bought by giving up the right to argue about the figure. Whether it is a good trade depends on whether the figure is defensible &mdash; which you cannot know without your own valuation.<\/p><\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"kml-cta-strip\">\n  <div class=\"kmlc\">\n    <div class=\"kml-cta-in\">\n      <div>\n        <h3>Buying land or a plot in Turkey?<\/h3>\n        <p>We pull the land registry record and the zoning status together, so a public allocation or a seizure annotation shows up before you commit rather than after.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"kmlbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"kmls\">\n  <div class=\"kmlc\">\n    <div class=\"kmlct kml-body\">\n      <h2 class=\"kml-title\">Frequently Asked Questions<\/h2>\n      <p class=\"kml-sub\">Six questions owners and buyers ask about expropriation in Turkey.<\/p>\n    <\/div>\n    <div class=\"kml-faq-list\">\n      <div class=\"kml-faq-item\">\n        <div class=\"kml-faq-q\" onclick=\"kmlFaq(this)\">What is kamula&#351;t&#305;rma in Turkey?<span class=\"kml-faq-icon\">+<\/span><\/div>\n        <div class=\"kml-faq-a\">Kamula&#351;t&#305;rma is the compulsory acquisition of private property by a public administration for a public purpose &mdash; a road, a metro line, a dam, a school. It is governed by the Expropriation Law, No. 2942, adopted on 4 November 1983 and published in the Official Gazette on 8 November 1983, issue 18215, and amended substantially since, most significantly by Law No. 4650 in 2001. The key structural point is that the process does not begin in court: Article 8 states as a principle that for immovables registered at the land registry, administrations are to apply the purchase procedure first, and the court route under Article 10 is the fallback where no agreement is reached.<\/div>\n      <\/div>\n      <div class=\"kml-faq-item\">\n        <div class=\"kml-faq-q\" onclick=\"kmlFaq(this)\">How long do I have to challenge an expropriation?<span class=\"kml-faq-icon\">+<\/span><\/div>\n        <div class=\"kml-faq-a\">Thirty days. Article 14 of Law No. 2942 gives the owner thirty days from the court's notification &mdash; or, where they could not be served, from the date the court published the announcement in the press &mdash; to bring an annulment action in the administrative court against the expropriation decision, or a correction action in the civil court for material errors. Which forum is correct depends on what is wrong: annulment attacks whether the expropriation should have happened at all, while a correction action addresses errors such as the wrong parcel, area or owner. Administrative cases are heard as a priority. Separately, Article 8 gives the owner only fifteen days from service of the purchase offer to apply if they wish to negotiate.<\/div>\n      <\/div>\n      <div class=\"kml-faq-item\">\n        <div class=\"kml-faq-q\" onclick=\"kmlFaq(this)\">How is the compensation calculated, and why is the offer lower than I expected?<span class=\"kml-faq-icon\">+<\/span><\/div>\n        <div class=\"kml-faq-a\">Article 11 of Law No. 2942 sets out the criteria: the type, nature and area of the property, every quality affecting its value valued separately, the tax declaration and any official valuations, net income for farmland used as it is, comparable sales for building plots excluding sales made for a special purpose, and official unit prices less depreciation for buildings. Since a 2016 amendment the report must comply with the valuation standards accepted by the Capital Markets Board. The usual reason an offer disappoints is a statutory exclusion: increases in value caused by the very zoning or public service undertaking that necessitated the expropriation are not taken into account, and nor is profit from intended future uses. You are compensated for the property's value without the project, not with it.<\/div>\n      <\/div>\n      <div class=\"kml-faq-item\">\n        <div class=\"kml-faq-q\" onclick=\"kmlFaq(this)\">Can I get my property back if the state never uses it?<span class=\"kml-faq-icon\">+<\/span><\/div>\n        <div class=\"kml-faq-a\">Possibly, under Article 23 of Law No. 2942 &mdash; the owner's right of recovery. If within five years from the date the expropriation price became final the administration carries out no work consistent with the expropriation purpose and does not allocate the property to any public need, leaving it as it was, the former owner or their heirs may take it back by paying the price plus statutory interest from the date they received it. The critical limit is that the right lapses if it is not exercised within one year of arising; once that has passed, Article 23 provides that no right, price or compensation may be claimed and no action brought. A separate mechanism in Article 22 applies where the administration itself decides the property is no longer needed, giving the owner three months to take it back.<\/div>\n      <\/div>\n      <div class=\"kml-faq-item\">\n        <div class=\"kml-faq-q\" onclick=\"kmlFaq(this)\">What is urgent expropriation and how would I know about it?<span class=\"kml-faq-icon\">+<\/span><\/div>\n        <div class=\"kml-faq-a\">Article 27 provides an accelerated route. Where the President decides there is a national defence need or urgency under the National Defence Obligations Law No. 3634, or in extraordinary situations under special laws, the steps other than valuation are completed afterwards. The court has the value determined within seven days by experts selected under Article 15, the administration deposits that amount in the bank named in the summons in the owner's name, and the property may then be seized. A 2018 amendment makes this visible: the seizure decision is notified to the land registry and an annotation is placed on the register recording that the property cannot be transferred, conveyed or assigned. That annotation appears on the encumbrances page of the deed, so anyone who reads the register will see it.<\/div>\n      <\/div>\n      <div class=\"kml-faq-item\">\n        <div class=\"kml-faq-q\" onclick=\"kmlFaq(this)\">Should expropriation risk change how I buy property in Turkey?<span class=\"kml-faq-icon\">+<\/span><\/div>\n        <div class=\"kml-faq-a\">It should change what you check, particularly for land and plots rather than finished apartments. Planned public works appear in the zoning status of a parcel well before any expropriation decision is taken, so checking the imar durumu shows a road alignment or public allocation crossing land you are considering. An existing seizure annotation under Article 27 appears on the encumbrances page of the title deed, which is one more reason to read that page and not only the owner's name and the address. Both are ordinary pre-purchase diligence. It is also worth keeping your contact details at the land registry current once you own: the deadlines run from service of notice, and an owner who never receives the letter can still lose the periods in which they had rights.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"kml-contact\" id=\"kml-contact\">\n  <div class=\"kmlc\">\n    <div class=\"kml-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;\">Before You Commit<\/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;\">Check the zoning and the register together<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Expropriation risk is visible before you buy &mdash; in the zoning status of the parcel and on the encumbrances page of the title deed. We pull both, read them together, and tell you what a public allocation or a seizure annotation would mean for the property you are considering. We work with licensed Turkish lawyers and appraisers.<\/p>\n        <div class=\"kml-contact-meta\">\n          <div class=\"kml-ci\"><span>&#128220;<\/span><span class=\"kml-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Zoning Checks<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"kml-ci\"><span>&#128218;<\/span><span class=\"kml-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Buyer Guides<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides &rarr;<\/a><\/span><\/div>\n          <div class=\"kml-ci\"><span>&#127758;<\/span><span class=\"kml-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=\"kmlbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"kml-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=\"kml-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\/land-for-sale-in-turkey\/\">Buying Land<\/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 kamula\u015ft\u0131rma in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Kamula\u015ft\u0131rma is the compulsory acquisition of private property by a public administration for a public purpose \u2014 a road, a metro line, a dam, a school. It is governed by the Expropriation Law, No. 2942, adopted on 4 November 1983 and published in the Official Gazette on 8 November 1983, issue 18215, and amended substantially since, most significantly by Law No. 4650 in 2001. The key structural point is that the process does not begin in court: Article 8 states as a principle that for immovables registered at the land registry, administrations are to apply the purchase procedure first, and the court route under Article 10 is the fallback where no agreement is reached.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How long do I have to challenge an expropriation?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Thirty days. Article 14 of Law No. 2942 gives the owner thirty days from the court's notification \u2014 or, where they could not be served, from the date the court published the announcement in the press \u2014 to bring an annulment action in the administrative court against the expropriation decision, or a correction action in the civil court for material errors. Which forum is correct depends on what is wrong: annulment attacks whether the expropriation should have happened at all, while a correction action addresses errors such as the wrong parcel, area or owner. Administrative cases are heard as a priority. Separately, Article 8 gives the owner only fifteen days from service of the purchase offer to apply if they wish to negotiate.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How is the compensation calculated, and why is the offer lower than I expected?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Article 11 of Law No. 2942 sets out the criteria: the type, nature and area of the property, every quality affecting its value valued separately, the tax declaration and any official valuations, net income for farmland used as it is, comparable sales for building plots excluding sales made for a special purpose, and official unit prices less depreciation for buildings. Since a 2016 amendment the report must comply with the valuation standards accepted by the Capital Markets Board. The usual reason an offer disappoints is a statutory exclusion: increases in value caused by the very zoning or public service undertaking that necessitated the expropriation are not taken into account, and nor is profit from intended future uses. You are compensated for the property's value without the project, not with it.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I get my property back if the state never uses it?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Possibly, under Article 23 of Law No. 2942 \u2014 the owner's right of recovery. If within five years from the date the expropriation price became final the administration carries out no work consistent with the expropriation purpose and does not allocate the property to any public need, leaving it as it was, the former owner or their heirs may take it back by paying the price plus statutory interest from the date they received it. The critical limit is that the right lapses if it is not exercised within one year of arising; once that has passed, Article 23 provides that no right, price or compensation may be claimed and no action brought. A separate mechanism in Article 22 applies where the administration itself decides the property is no longer needed, giving the owner three months to take it back.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is urgent expropriation and how would I know about it?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Article 27 provides an accelerated route. Where the President decides there is a national defence need or urgency under the National Defence Obligations Law No. 3634, or in extraordinary situations under special laws, the steps other than valuation are completed afterwards. The court has the value determined within seven days by experts selected under Article 15, the administration deposits that amount in the bank named in the summons in the owner's name, and the property may then be seized. A 2018 amendment makes this visible: the seizure decision is notified to the land registry and an annotation is placed on the register recording that the property cannot be transferred, conveyed or assigned. That annotation appears on the encumbrances page of the deed, so anyone who reads the register will see it.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Should expropriation risk change how I buy property in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"It should change what you check, particularly for land and plots rather than finished apartments. Planned public works appear in the zoning status of a parcel well before any expropriation decision is taken, so checking the imar durumu shows a road alignment or public allocation crossing land you are considering. An existing seizure annotation under Article 27 appears on the encumbrances page of the title deed, which is one more reason to read that page and not only the owner's name and the address. Both are ordinary pre-purchase diligence. It is also worth keeping your contact details at the land registry current once you own: the deadlines run from service of notice, and an owner who never receives the letter can still lose the periods in which they had rights.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction kmlFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('kml-open');document.querySelectorAll('.kml-faq-item.kml-open').forEach(function(i){i.classList.remove('kml-open');});if(!wasOpen)item.classList.add('kml-open');}\n<\/script>\n\n<script>\n(function(){function init(){var w=document.querySelector('.kml');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>Turkey can compulsorily acquire private property for public purposes under Expropriation Law No. 2942. Here is how the procedure runs, the deadlines that bind the owner, how compensation is calculated and the buy-back rights that lapse if nobody uses them.<\/p>","protected":false},"author":3,"featured_media":46291,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46908","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>Kamula\u015ft\u0131rma: Expropriation of Turkish Property<\/title>\n<meta name=\"description\" content=\"Kamula\u015ft\u0131rma explained: how Turkey expropriates property, the 15 and 30 day deadlines that bind the owner, how compensation is set and your buy-back right.\" \/>\n<meta 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