Urban transformation guide
How to share new flats in urban transformation?
In urban transformation, “how many square meters or which flat should I buy?” There is no one-size-fits-all formula for the question. The land shares in the existing title deed constitute the starting table of ownership; The manufacturable area of the new project is determined by current zoning conditions. Sharing with the contractor and independent sections that will fall to the owners must be clearly agreed upon with the project, value differences and contract annexes.
One-minute summary
What to remember before deciding
- Do not use the existing flat square meter and the land share in the title deed as the same indicator of rights.
- Calculate the area of the new project not only by reference multiplication, but also by plan notes and common area requirements.
- First, separate the owner-contractor sharing, and then the independent partition distribution among the owners.
- Make the floor, facade, area, garden/terrace, car park and addition differences visible in the value table.
- Connect the independent section to each owner to the contract with the number, area, land share, addition and additional payment information.
Start sharing from the current ownership table, not from the current flat
The actual size of the flat, the land share in the title deed and its value in the new project are three different pieces of information.
When the risky building is demolished, the previous condominium ownership or floor easement is abandoned and the real estate is registered as land in the name of the owners in proportion to their existing shares. For this reason, the owner, share, mortgage, lien, usufruct and other rights in the current land registry are the starting point of the sharing file. The actually used flat number or the old verbal order between neighbors alone is not a picture of ownership.
Existing land shares must be established in proportion to the initial values of the independent sections; however, there may be allegations of faulty distribution in the past. Such a dispute should not be hidden while preparing the conversion contract, but should be addressed with an independent lawyer and appraiser. The new partition should not be established hastily on a controversial title table.
| Registration | What it shows is | Does not show on its own |
|---|---|---|
| Current land share | Title deed share in the land | Floor and elevation of the new flat |
| Available flat area | Physical use today | New development right |
| Current market value | Today's trading position | New independent section in the contract |
| Zoning status | New project boundaries | Final distribution among owners |
Starting ruleThe square meters of the old flat are not the automatic size of the new flat.Ownership share, current development right, new project and value distribution in the contract should be read together.
Determine the area that can actually be produced in the new project with zoning data
Multiplying the parcel area by the precedent can give a first rough indication; but it is not the net housing area that can be distributed to the owners. Drawing distances, height, plan notes, abandonment or unification requirement, fire escapes, staircase and elevator core, parking lot, shelter, technical volumes and common areas affect the layout of the project.
Two different architectural schemes of the same value may produce different numbers and qualities of independent sections. Narrow façade, irregular parcel, commercial use on the ground floor or conservation conditions may change the distribution. For this reason, before sharing bargaining, zoning diameter, plan notes and preliminary architectural feasibility should be studied on the same sheet.
Current zoning status and plan notes
Parcel area, shape and elevations
Towing distances and height
Common areas, parking lots, shelters and technical volumes
Gross/net area table on the preliminary project
Common areas, plan notes and project geometry determine the actual independent section production.
Separate owners' internal distribution from contractor sharing
In the flat rate or financial contribution model, the first decision is how the independent sections to be produced and the financial burden will be shared between the owners and the contractor. The flats to be purchased by the contractor, the price to be paid by the owners, supports, rent and additional work conditions should be seen in the same economic model. Just stating the "percentage rate" does not explain which flats will belong to whom.
The second decision is to distribute the section pool allocated to the owners among the owners. At this stage, the existing land share, the value of the new independent sections and the agreement of the parties work together. In TKGM practice, the total land share of new independent sections per stakeholder must match that stakeholder's share in the main real estate; If there is a difference, the necessary transfer and official procedures may also arise.
| Stage | Basic question | Document |
|---|---|---|
| Malik–contractor | How will the project and financial value be divided? | Offer, contract and payment plan |
| Between Owners | Who will get which new episode? | Independent section distribution table |
| Land registry office | How will new land shares be tied? | Approved project and registration documents |
Show in the sharing table that equal square meters are not equal values
The value of new independent sections is not determined by area alone. Qualities such as floor, facade, daylight, view, noise, garden or terrace use, plan efficiency, parking lot, warehouse and commercial visibility can create a difference in value between two sections of the same size. These differences should be scored with common and understandable criteria before the project is finalized.
The difference in value, called goodwill in practice, is not an official title deed formula that suits everyone. The criteria, weight and monetary equalization method used must be defined in the contract. If a more valuable section is given to an owner, it should be clearly written how it will be balanced with an additional payment, smaller area or different addition.
| Criterion | Comparison | Notation in contract |
|---|---|---|
| Area | Net/gross usage | Approved scale and tolerance |
| Location | Floor, facade, light and view | Value point or monetary difference |
| Plugin | Parking lot, warehouse, garden/terrace | Dependent section and right of use |
| Plan | Room rate and circulation | Project sheet and section number |
Confirm the sharing with a numbered project and contract annex, not with a verbal promise
In the distribution table, the new independent section number, floor, facade, type of use, gross and net area, land share, additions, parking lot, delivery standard and additional payment, if any, should be written for each owner. The date and version of the architectural project on which the ruler is based should be stated; It should be defined how the share will be updated in case of project change.
Expressions such as “similar flat on the same floor” or “about this many square meters” do not prevent delivery disputes. The approval required for area tolerance, material standard, common area coverage, change of license, cost of missing or excess area and change of independent section must be included in the contract. Before signing, the architect, lawyer and, if necessary, the appraiser should review the same annexes.
Owner's name and current title share
New independent section number, floor, facade and type
Accepted tolerance with gross/net area
New land share, parking lot, warehouse and other additions
Additional payment or value offset
Project version, change method and delivery standard
Frequently asked questions
Clear, concise answers
01In urban transformation, is the new flat given according to the square meter of the old flat?
It is not given based on the square meter of the old flat alone. Existing title deed shares, new zoning and architectural project, economic sharing with the contractor, values of new independent sections and the agreement of the parties are all decisive.
02Does the owner with a higher land share necessarily buy a larger flat?
High land share is important in the ownership chart; However, the size, floor, facade and value of the new section are determined in the sharing agreement. Differences in value as well as area and the matching of the total new land shares with the existing share should also be evaluated.
03What should be written in the urban transformation flat sharing chart?
For each owner, the independent section number, floor, facade, type of use, gross/net area, land share, parking lot and additions, delivery standard, additional payment or value equalization and the underlying project version should be written.