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Project Development

Urban Transformation

Replanning and rebuilding of areas containing aged or at-risk structures. Conducted under Urban Transformation Law 6306.

Transformation (broader urban transformation) is the overall term for the planned renewal of worn-out, risky, disorganised or function-lost urban fabric. Its most common and legally-regulated form is urban renewal under Law 6306; however, the term is broader.

Types of transformation: - Urban renewal (Law 6306): Renewal of disaster-prone buildings and zones — Türkiye's primary institutional framework - Squatter transformation (Law 5393 art. 73 + Law 775): Regulation of unauthorised settlements outside zoning plans - Industrial zone transformation: Conversion of old industrial facilities remaining in city centres (e.g. Golden Horn shipyards) to mixed use - Historic texture renewal (Law 5366): Restored transformation of decayed historic zones — examples: Sulukule, Tarlabaşı - Coastal/reclamation transformation: Re-evaluation of old ports, warehouses for recreational or residential purposes

Legal instruments: - Law 6306 (disaster-risk areas) - Municipal Law 5393 art. 73 (urban renewal and development areas) - Law 775 (squatter law) - Law 5366 (Renewable Preservation of Worn-out Historic and Cultural Immovable Assets) - Zoning Law 3194 (general zoning framework)

Transformation processes are generally long-term (5-15 years), multi-stakeholder (owners, tenants, contractors, municipality, Ministry), socially impactful (displacement, social fabric change, value appreciation/depreciation). Successful transformations balance economic + social + environmental dimensions.

Examples

  • 1.**Zorlu Center**: Mixed-use project on former military land and vacant plots — not traditional transformation but an example of 'area repurposing'.
  • 2.**Tarlabaşı Renewal Project**: Historic texture renewal under Law 5366 — discussed for its controversial social impact.
  • 3.**Fikirtepe Urban Renewal**: Large-scale transformation under Law 6306 — 100,000+ person area, active since 2012, different blocks with different contractors.

Frequently Asked Questions

Are 'transformation' and 'urban renewal' the same?expand_more
In Turkish, 'urban renewal' usually refers to **disaster-risk renewal under Law 6306**. 'Transformation' is a more general word — it also covers squatter transformation, industrial zone transformation, historic renewal and other processes. The second term can be used without specifying legal context.
As an owner in a transformation process, what should I do?expand_more
**Research**: Is your area under Law 6306, Law 5366, or Law 5393 art. 73? **Organise**: Collective action by owners strengthens negotiating power with the contractor. **Expert advice**: Valuation professional + real estate lawyer. **Read the contract carefully**: Land-for-construction ratio, delivery date, penalty clauses, rent aid are critical terms.
Does property value rise or fall in a transformation zone?expand_more
Generally **rises over the long term** — new modern structures gain value. However, **may fall in the short term** — buyers become reluctant during uncertainty. In failed transformations (e.g. projects that ran out of funding), value decline can be permanent. The area's overall transformation success, new social infrastructure and transportation drive value. Neighbourhood analysis is essential before investing.
I'm a tenant — what rights do I have in a transformation?expand_more
Under Law 6306 transformation, tenants receive **rent aid** (İstanbul 2026: TRY 18,000/month × 12 months). Eviction notice periods follow standard tenancy law (Code of Obligations art. 347 et seq.). **No priority tenancy right in the new building** — depends on the contract. Before eviction, ensure the tenancy contract term has ended and rent-aid application is filed.

Related Terms

Urban RenewalReserve Construction AreaHousing Project

Sources

  • • Disaster Risk Areas Transformation Law 6306 (2012)
  • • Municipal Law 5393 art. 73 (urban renewal and development areas)
  • • Law 5366 on Renewable Preservation of Worn-out Historic and Cultural Immovable Assets (2005)
  • • Squatter Law 775 (1966, as amended)

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Last updated: 2026-04-24