What is land share and why is it important?

The General Directorate of Land Registry and Cadastre explains the land share as the common ownership share allocated to independent sections in accordance with the principles in the law. When a condominium or floor easement is established, each independent section is linked to a certain share in the land of the main real estate.

For example, the expression 12/240 seen in the record shows the share ratio of the independent section in the main real estate. This fraction is not the net square meters of the apartment; It cannot be compared with the same fraction in another building without knowing the total and conditions of that building.

In the condominium scheme, land shares are shown in the project in proportion to their values, based on the location and size of the independent sections. Value differences such as floor, facade or usage nature therefore require a broader evaluation than just area calculation.

A subsequent increase or decrease in the value of the independent section does not automatically change the land share. If there is any suspicion of discrepancy between the record and the value rate at the date of establishment, do not predict the outcome; Proceed with the current title deed, establishment project and legal review.

• Establishment project of condominium or floor easement
• Location, size and value of the independent section on the date of establishment
• Total of all shares in the main real estate
• Independent section and land share registration in the title deed
• Recording and project status of subsequent changes

Common misconceptionA larger flat does not necessarily carry a higher land share.

Land share is related to the value rate on the date of establishment. It cannot be established backwards based on the current sales price or net square meters only.

The Condominium Law regulates different rules for participation in common expenses and some decision majorities. Some expenses can be shared equally, some in proportion to the land share; The management plan and nature of the expense may affect the outcome.

For this reason, do not act with general sentences such as 'dues must be based on land share' or 'each vote is equal per flat'. Examine the current legal provision, management plan, floor owners' board decision and expense item together.

When the renovation of the building comes to the agenda, land share is an important data in the entitlement and decision processes. However, the distribution of independent sections in the new project does not only automatically come from the existing land share; Zoning conditions, project, contract, cost and agreement of the parties are evaluated together.

Before concluding, 'My land share will be this much, my new flat will be this much', see the existing rights, the possibility of new construction and the distribution method in the contract in separate tables. Do not turn technical scenario and legal rights into assumptions in the same sentence.

• Current title deed and owner list
• Current independent sections and land shares
• Zoning and construction conditions
• Area and value distribution of the new project
• Cost, additional payment and delivery scenario
• Rights, guarantee and dispute provisions in the contract

Match the land share in the current land registry with the independent section in the approved project and the total shares of the main real estate. If the actual use of the property, its number or extensions do not match the documents, resolve this identity issue before calculating the land share.

Do not act on a single screenshot in case of suspicion of non-compliance or loss of rights. Obtain title deed and project registration from authorized channels; Ask for an opinion from a lawyer working in real estate law for any changes, corrections or possible lawsuits.