What Is Urban Transformation?
Urban transformation is a project development process aimed at converting buildings that carry earthquake risk or have reached the end of their economic life into modern, safe, and sustainable living spaces. During this process, buildings undergo durability tests, and the conditions of existing structures are assessed. The goal is not merely to demolish and rebuild; rather, it also involves enhancing the social, economic, and environmental value of the surrounding area. Urban transformation projects strive to offer long-term benefits to society by replacing risky structures with safer, higher-quality housing.
Urban Transformation Applications
Urban transformation applications encompass a wide range of actions, from legal procedures to architectural design. These include strengthening existing buildings, demolishing and rebuilding them, or undertaking large-scale planning on a block or district basis. Implementations are carried out within the legal framework managed by the Ministry of Environment, Urbanization, and Climate Change and local municipalities. Project financing, construction activities, and final delivery phases are coordinated through joint planning by both property owners and contracting firms.
Urban Transformation Construction Process
The construction process in urban transformation begins with project planning and design. After a building is identified as risky, legal permits are obtained, and necessary agreements are made, the demolition and construction phases commence. Every detail, from setting up the construction site and procuring heavy machinery to ensuring site safety and selecting materials, is meticulously planned. The project’s progress is regularly monitored, and construction quality and scheduling are constantly supervised. At the end of the process, a usage permit (occupancy certificate) is obtained, and residential or commercial units are handed over to their owners.
Urban Transformation Construction Stages
Planning and Design: Architects, engineers, and urban planners determine the project details.
Official Permits: Licenses and approvals are obtained from municipalities and Provincial Directorates of Environment and Urbanization.
Demolition Phase: The risky building is demolished using safe methods.
Construction Implementation: From foundation to roof, the entire structure is built, along with electrical, water, and other infrastructure installations.
Inspection and Handover: Following inspections, the occupancy certificate is granted, and the units are delivered to the rightful owners.
Urban Transformation Contracting Services
In urban transformation projects, contracting services are provided by the construction firm that physically implements the project. The contractor is responsible for the entire process—from demolition to the delivery of the new structure—using technical expertise and equipment. This includes material procurement, workforce management, quality control, and occupational health and safety measures. Moreover, within the framework of agreements made with property owners, the contractor is responsible for completing the construction on time and within budget.
What Is Needed for Building Renewal Under Urban Transformation?
To renovate or reinforce a building, its risk status must first be determined. If a building is labeled “risky,” the project design phase begins, and necessary contact is established with official institutions. Architectural and engineering drawings are prepared, reinforcement methods are decided upon, or a complete rebuild may be deemed necessary. Approval from property owners, selection of the contractor, and securing financial resources are also key elements of this process. Once the project is approved, the implementation phase starts, and the renovated or reinforced building is reopened for use.
In Which Cities Will Urban Transformation Take Place?
Urban transformation is applied throughout Turkey, with priority given to areas at high earthquake risk. While major cities such as Istanbul, Izmir, Bursa, and Kocaeli—located in earthquake zones—are at the forefront, other regions in Anatolia with risky buildings are also gradually included. Areas identified by the Ministry of Environment, Urbanization, and Climate Change as having a certain level of risk may be declared “Risky Areas.” Projects in these areas gain momentum, and necessary support is provided.
How Is a Building Demolished Within the Scope of Urban Transformation?
Demolition within urban transformation is carried out by expert teams under strict safety measures. First, the building’s structural condition is inspected; utility services such as electricity, water, and natural gas are disconnected. Protective measures are taken to minimize dust and noise pollution, and specialized equipment is used for controlled demolition. After demolition, rubble is carefully transported and recyclable materials are separated. Ensuring the safety of people and property, as well as reducing environmental impacts, is of paramount importance during this process.
What If Owners Do Not Want Their Building to Be Demolished Under Urban Transformation?
Property owners’ rights are protected by law during the urban transformation process. If a building is classified as “risky,” demolition and reconstruction generally proceed based on the majority decision. Owners who oppose demolition can exercise their right to object within the legal framework. However, once the risky building report is approved and a majority decision is reached, demolition and renewal typically continue. Property owners are advised to thoroughly examine the terms of any agreement and the proposed alternative plans throughout the project to make the best possible decision.
Can an Additional Floor Be Added to the Existing Building Within the Scope of Urban Transformation?
The addition of extra floors to an existing building depends on relevant zoning plans and regulations. If the new project and zoning status permit the construction of additional floors, it may be possible to add them. However, this requires approval from the municipality and relevant authorities. It is essential that the building’s structural integrity and load-bearing system are suitable for the proposed additions. Otherwise, serious safety and legal issues may arise.
What Happens If the Two-Thirds Majority Is Not Reached for Urban Transformation?
Under Law No. 6306, at least a two-thirds majority of property owners must approve urban transformation. If this majority cannot be attained, the project cannot legally proceed. If a building has already been declared risky, minority owners’ shares may be subject to auction by the ministry or through a majority decision. However, reaching a mutually acceptable agreement, cooperation, and consensus is generally preferred. As long as the two-thirds majority is not met, the project cannot formally begin.
How Long Does Urban Transformation Take?
The duration of an urban transformation project varies depending on its scope, the number of buildings involved, and legal procedures. Identifying a risky building, preparing reports, obtaining owners’ approvals, and selecting a contractor can prolong the process. On average, the construction phase can last between 12 and 24 months. In large-scale projects, this timeframe may extend further. Official procedures, financing, project size, and technical details also directly impact the total duration.
What Are the Advantages of Urban Transformation? What Does Urban Transformation Provide?
Safety: Construction of earthquake-resistant, sturdy buildings.
Quality of Life: Creation of modern, comfortable, and eco-friendly spaces.
Value Increase: New buildings enhance the area’s overall value.
Sustainability: Use of energy-efficient, environmentally friendly materials.
Social Benefit: Removal of old and risky structures improves city aesthetics and living standards.
Does Urban Transformation Necessarily Require Demolition of the Building?
Urban transformation does not always entail demolishing and rebuilding. If expert analyses show that the building can be reinforced, that option may be pursued. The cost and effectiveness of reinforcement are compared to those of demolition and rebuilding to make a decision. In some cases, reinforcement proves more feasible. However, if the building’s load-bearing system is severely compromised, demolition becomes unavoidable. Whether to demolish or reinforce is determined by technical reports and legal processes.
How to Obtain Urban Transformation Contracting Services?
Property owners should enter into contracts with contracting firms experienced in urban transformation and possessing the required certifications. It is crucial to review the firm’s references, financial stability, and previously completed projects. The agreement should detail the scope of the project, completion deadlines, costs, and the responsibilities of each party. Including clauses for potential delays or additional expenses ensures transparency and reliability. Once the agreement is signed, official permits are obtained, and the project moves to the implementation phase.
How Much Does Urban Transformation Cost?
Urban transformation costs vary based on the size of the building, number of floors, materials used, and overall project scope. Demolition expenses, architectural design fees, engineering services, construction materials, labor, and official fees collectively determine the total cost. Additionally, factors such as the project’s location, land value, and local zoning regulations affect overall expenses. Providing a universal average is difficult; each project requires a distinct budget according to its unique conditions.
Urban Transformation Costs
Cost components may include demolition fees, foundation and structural work, mechanical and electrical installations, interior and exterior cladding, and landscaping. Larger projects can sometimes yield savings in unit costs. In “floor-for-share” arrangements, the contractor typically covers construction costs and returns residential or commercial units to the owners in proportion to their shares. Conducting detailed preliminary reports and feasibility studies is recommended to clarify costs.
Cost Table in Urban Transformation
A cost table for an urban transformation project should list each item separately, ensuring transparency. It generally includes a project plan, per-square-meter unit prices, estimated construction timelines, and total labor and material expenses. A contingency budget line for unforeseen costs is also advisable. As the project advances, regularly updated cost reports should be provided to property owners and investors.
Square Meter Prices in Urban Transformation
In urban transformation projects, square meter prices are determined by factors such as location, land share, architectural design, materials, and workmanship quality. Central locations or prestigious projects typically command higher square meter unit prices. In construction contracts, the area and shares of independent units are assessed relative to the project’s overall budget. This approach directly correlates the size and location of the units allocated to owners with the project’s overall costs.
Which Buildings Does Urban Transformation Cover?
Urban transformation primarily targets buildings that are seismically vulnerable or have outlived their economic life span. The age of the building is not the sole criterion; rather, the key factor is whether the structure is deemed risky. Buildings over 40 or 50 years old are more likely to be classified as risky. However, even younger buildings can be found unsafe due to design or construction flaws. Official reports and inspections clarify whether a building falls under the scope of urban transformation.
How to Apply for Urban Transformation?
Applying for urban transformation typically begins with a risk assessment conducted by licensed agencies or firms authorized by the ministry. Once a risky building report is obtained, an application is submitted to the Provincial Directorates of Environment, Urbanization, and Climate Change. Consent from at least two-thirds of the owners in the building is then required. After submitting the necessary documents and project details, the application process is finalized. If approved, you can proceed to benefit from various advantages of urban transformation (such as credit support, tax exemptions, etc.).
Documents Required for Urban Transformation
Risky Building Report: Prepared by authorized institutions.
Title Deeds (Tapu): Title records of the independent units.
Identification Card and Power of Attorney (if applicable): ID details of owners and any appointed representatives.
Municipal Documents: Zoning status documents, project drafts, permits, and related paperwork.
Two-Thirds Majority Decision: Official record of the property owners’ resolution for urban transformation.
What Percentage Is Required for Urban Transformation?
Once a risky building report is issued, at least 66% (two-thirds) of the property owners must approve the urban transformation project. If this majority cannot be achieved, the legal process cannot proceed or may face complications. The law allows minority shares to be addressed under specific procedures. However, finding mutual agreement and cooperation is typically the most effective way to ensure a smooth project. Without the two-thirds majority, the project cannot formally commence.
What Is State Support for Urban Transformation?
The government offers various incentives to encourage urban transformation, including low-interest transformation loans, interest subsidies, tax and fee exemptions, and rental assistance. Depending on the scale of the project and the financial status of the property owners, additional incentives may also apply. Once applications are submitted, the Ministry of Environment, Urbanization, and Climate Change determines eligibility and activates these supports.
What Is Urban Transformation Rental Assistance?
Rental assistance is a financial aid provided to prevent property owners from incurring hardship when risky buildings are demolished and rebuilt. When the building is demolished, owners must temporarily relocate. Based on predetermined criteria, the government offers monthly rental assistance during the construction period or for a legally specified duration, allowing owners to cover interim housing costs more easily.
How to Obtain Urban Transformation Rental Assistance?
After receiving a risky building report, owners apply for rental assistance at the relevant provincial directorate or municipality. Required documents commonly include identification, a copy of the title deed, the risky building report, and an eviction notice. Once the application is approved, monthly payments are deposited via the applicant’s bank account. The amount varies depending on regulations and the location of the project. Submitting accurate and complete documentation is crucial to avoid delays.
How to Check Rental Assistance Status?
You can track the status of your rental assistance application through the Ministry of Environment, Urbanization, and Climate Change’s relevant offices or via the e-Government portal. By entering your identification details, you can find out your application’s progress and payment dates. You can also call local authorities or municipal offices for more information. In the event of payment delays or discrepancies, you may submit an objection to the relevant agencies.
Urban Transformation Rental Assistance in 2025
Urban transformation rental assistance can vary based on economic conditions and annual regulations. As of 2025, assistance amounts may be updated according to inflation and budgetary policies. Each year, the ministry or relevant agencies announce the maximum assistance rates under urban transformation and applicable amounts by province. Property owners should obtain the latest information from official sources or municipalities to plan their applications accordingly.
For How Many Months Is Urban Transformation Rental Assistance Provided?
Rental assistance is generally tied to the construction period and is paid in accordance with statutory limits. Although this usually ranges from 18 to 36 months, the exact timeframe can vary by project location and ministry regulations. Once the project is completed and the occupancy certificate is granted, rental assistance ends. If the project is delayed for various reasons, owners can approach the relevant authorities to request an extension or additional support.
Is There Assistance for Property Owners During the Urban Transformation Process?
Yes. Various forms of government assistance are available during the urban transformation process. These include rental assistance, financial support, subsidized loan interest rates, and waivers of taxes and fees. Some municipalities also hold informational meetings or offer technical consulting services to help property owners navigate the process successfully. Such assistance programs aim to minimize any hardships owners may face during demolition and reconstruction.
What Is Relocation Assistance Under Urban Transformation?
Relocation assistance is a one-time payment to owners or tenants who must vacate their buildings under urban transformation. It covers part of the moving expenses, thereby reducing the financial burden. Relocation assistance is separate from rental assistance or other benefits. Applicants may need to provide documentation proving their ownership or tenant status.
How to Obtain Relocation Assistance and Its Payment Within the Scope of Urban Transformation?
Similar to the rental assistance process, you must submit a formal application for relocation assistance to the relevant authorities (such as the provincial directorate or municipality). The application usually requires a form, identification details, and title deed or rental contract. If approved, payment is transferred to the beneficiary’s bank account or via the post office (PTT) system. The amount is determined by ministry-set rates and annual budget allocations.
When Is Relocation Assistance Received Under Urban Transformation?
Relocation assistance is paid once a risky building is officially marked for demolition and the process of vacating the premises is finalized. After the application is approved, the payout typically occurs close to or immediately after the building is vacated. This helps owners or tenants manage the financial strain of moving to a new location. Depending on official procedures and the volume of applications, the payment process may take a few weeks to several months.
