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Shared title deeds (hisseli tapu): what to watch out for

A shared title deed (hisseli tapu) means that a parcel belongs to several people in shares. The share is written on the title deed as, for example, "1/4" or "250/1000". A share is not a particular corner of the parcel but a proportional right over the whole parcel.

Main risks

• Right of pre-emption (şufa): if a co-owner sells their share to a third party, the other co-owners can take the matter to court within 3 months of learning of the sale (and in any case within 2 years of the sale) and buy the share for the same price.
• The location is not defined: a spot on the ground that someone calls "my part" has no counterpart on the title deed, and disputes can arise between co-owners. A use-sharing agreement (fiili taksim) can be made and annotated on the title deed.
• Partition action: if one of the co-owners brings an action to end the co-ownership (ortaklığın giderilmesi, also called izale-i şuyu) and the property cannot be divided in kind, it is sold and the proceeds are shared out.
• Building: a building permit cannot be obtained without the consent of all co-owners; a subdivision (ifraz) or a construction servitude (kat irtifakı) also needs a joint decision.
• Agricultural land: under Law No. 5403, agricultural land cannot be divided below the minimum size; for sales of shares, the opinion of the Provincial Directorate of Agriculture and Forestry may be sought.

Before you buy

• Check the number of co-owners and their shares on the current title deed record, and make sure the shares add up to the whole.
• Talk to the other co-owners; get clarity on the pre-emption risk and on how the land is used.
• Where a land readjustment (imar uygulaması, under Article 18) is going to be carried out, ask the municipality (belediye) how the shares will be turned into parcels.

With ParselX Calculation tools › Shared title deed you can work out the square metres and the value that fall to each co-owner's share.

Last updated: 29 September 2026