One of the most curious issues in the urban transformation process is how the flats will be shared in the new project and how the costs will be calculated.
Many owners, especially those who conduct urban transformation price per flat 2026 research, want to know whether there will be additional payments after the transformation or how the value of their new flat will be determined. However, the urban transformation price does not depend on a single calculation method. Many factors such as land share, construction cost, independent section sharing, project features and contracts made between the parties are effective in the formation of the price. For this reason, urban transformation m2 prices and costs per flat may differ in each project.
What is the Price per Flat in Urban Transformation?
In urban transformation, the price per flat represents the sum of the value of the independent section that an owner will obtain in the new project and the costs he will undertake during the transformation process. However, this value is not determined solely by the size of the existing apartment. In conversion applications within the scope of Law No. 6306, land share, distribution of independent sections in the new project, construction costs and agreements made with the owners are evaluated together. For this reason, the rights that two flats in the same building will receive or the amounts they will pay after the conversion may be different. Particularly the land share rates recorded in the title deed and the location, size and characteristics of the flats in the new project play a decisive role at this point.
Although it is sometimes thought that all owners will receive flats of equal size or equal value in transformation projects, in practice the process works differently. As stated in the regulations of the General Directorate of Land Registry and Cadastre regarding the implementation of Law No. 6306, land share is taken into account as an important criterion in the rights ownership and sharing processes.
What are the factors affecting the price calculation in urban transformation?
Price calculation in urban transformation projects is not made according to a single criterion. Since the region where each project is located, land structure, project scope and costs are different, the resulting values may also vary.
The main factors that are effective in determining the price per flat are:
- Land share rates registered in the title deed
- Location and size of existing flat
- Independent section sharing in the new project
- construction costs
- Contractor share rate
- Floor, facade and view differences
- Size of common areas
- License, project and legal process costs
- Contracts and sharing protocols with owners
Particularly in transformation projects carried out within the scope of Law No. 6306, land shares and contracts are of great importance in determining the rights of the owners. While in some projects no additional payment is required from the owners, in some projects additional payment obligations may arise due to larger flat preferences, high-cost project features or value differences.
How Does Land Share Affect the Price per Flat?
Land share refers to the common ownership ratio of an independent section on the land where the building is located and is included in the land registry records. For this reason, not only the size of the existing flat but also the land share in the title deed is taken into account when determining the rights to be acquired after the conversion. For example, if the land shares of the owners of two flats of the same size are different, the independent sections or value equivalents they will receive in the sharing in the new project may also be different. For this reason, in the transformation process, the ownership rates in the title deed are taken as basis instead of the "equal rights are given to each flat" approach.
In the implementation of Law No. 6306 and in the relevant regulations of the General Directorate of Land Registry and Cadastre, it is stated that land share is an important criterion in the entitlement processes. For this reason, before the conversion process begins, the land shares in the land registry records must be checked.
How to Calculate Urban Transformation m² Price?
The square meter cost in urban transformation projects varies depending on the region and the characteristics of the project. Therefore, there is a single solution valid for all projects. urban transformation square meter price 2026 It is not possible to mention the number. We can list the main factors affecting the square meter cost as follows:
- The city and district where the land is located
- Construction class of the building
- Quality of materials used
- Number of floors and project size
- Parking lot, social area and common areas
- Labor and material costs
Construction Cost Index data published by TURKSTAT shows that there have been significant increases in labor and material costs in recent years. For this reason, the square meter costs calculated in transformation projects may change periodically. However, what is important for the owner is not only the square meter cost of construction. The size, location and sharing model of the independent section to be obtained in the new project also directly affects the total value. For this reason, the square meter calculation should not be evaluated alone, but the entire economic structure of the project should be examined together.
How to Calculate Square Meter Difference in a New Project?
One of the most common situations in the urban transformation process is that the square meters of the old and new flats are not the same. The main reason for this is that the architectural design, precedent rights and independent section distribution to be applied in the new project are different from the existing structure.
For example, while there is a flat with a usable area of 100 m² in the old building, the net or gross size of the flat may change in the new project due to the growth of common areas, construction of a car park or different planning decisions. In some cases, larger independent sections can be created thanks to the additional construction right in the new project. When calculating the square meter difference, the following factors are generally taken into account:
- Current title deed and project information
- Total construction area in the new project
- Precedent and development rights
- Size of common areas
- Owners' land shares
- Independent partition sharing protocol
For this reason, it should not be expected that the square meter information of the old flat and the size of the independent section in the new project are exactly the same. The final calculation is made through the sharing plans prepared after the project is approved.
How Do Contractor's Share and Construction Cost Affect the Price?
The contractor undertakes the project and carries out the construction in return for a certain profit rate and share of the independent section. Therefore, the total value at the end of the project is not shared only among the owners. Especially in flat-for-land conversion projects, as the number of independent sections left to the contractor increases, the project share falling to the owners may change. This may directly affect flat sizes or sharing models in some projects.
On the other hand, construction costs also have an important place in the conversion calculation. Approximate unit costs of buildings published by the Ministry of Environment, Urbanization and Climate Change and TÜİK Construction Cost Index data show that costs may vary from year to year. Cost increases in labor, concrete, iron, insulation materials and mechanical systems may be directly reflected in the project budget.
Does the Difference in Floor, Facade and View Affect the Flat Value?
When determining the value of the flats in the new project, their floor, facade direction, view and usage advantages are also effective. For example, of two flats of the same size, one may be on a high floor and have an open view, while the other may be on a lower floor or on a less desirable side. In this case, a value difference may occur between two independent sections.
Such differences are usually taken into account in independent section sharing protocols or agreements with owners. While in some projects additional payments are requested from owners who prefer more valuable flats, in some projects balancing can be achieved by different methods.
In what cases is additional payment required for urban transformation?
There is no rule that there will always be additional payments in urban transformation projects. However, in some cases, additional fees may be requested from the owners due to the value or cost structure of the flat in the new project.
The main situations that may require additional payment are:
- Preferring a larger independent section compared to the existing flat
- Choosing flats on higher floors, with views or on more advantageous frontage
- The quality of materials and equipment used in the project increases costs
- Increase in project budget due to increase in construction costs
- The land rights shared by the owners do not cover the flat value in the new project
- Finding elements that add value to the project, such as parking, social facilities or additional living spaces
An equalization fee may be applied for apartments where there is a difference in value, especially in independent section sharing protocols. In some projects, owners may not be required to pay any additional payments because the land value and the income from the new project can cover the costs.
Since the factors affecting the price per flat in urban transformation may differ in each project, it is important to examine all cost items and contract terms in detail before making a decision. An urban transformation application evaluation and a comprehensive real estate area analysis before starting the process can help obtain more accurate predictions about entitlement and costs.
