The land-share ratio (arsa payı) attached to an independent unit is part of the legal condominium record and should not be confused with the apartment’s net floor area or a developer’s marketing allocation. A buyer who relies on an old deed copy or a sales table may miss a correction, a project change or a discrepancy between the registered share and the documents used to describe the property. Revalidation means obtaining the current official record, confirming that the share belongs to the correct independent unit and understanding what the number represents before it is used in financial or governance assumptions.
Read the ratio from the registered record
Start with the current title and condominium information. Record the numerator and denominator exactly as registered, together with the main property, block and independent-unit number. If the file contains an older ratio, do not replace it silently. Establish whether the difference results from a lawful correction, a change in the condominium project, an amendment following a court or owners’ process, or simply an error in a non-official document. Preserve the document that explains the change.
Do not infer the share from square metres
Arsa payı is not necessarily a simple percentage derived from usable area. A larger apartment may not have a proportionally larger share, and the sales price per square metre does not establish the registered ratio. Use the official condominium documents for the legal share. If an adviser believes the share is inconsistent with the basis on which it should have been allocated, that is a separate legal issue requiring specialist review; it should not be “corrected” in the transaction file by calculation.
Cross-check practical consequences
The ratio can matter when common rights, redevelopment or allocation questions arise, but its effect depends on the applicable condominium rules, management plan and the specific decision. Therefore, record the share accurately before using it in any model of voting, redevelopment proceeds, land entitlement or common expenses. Do not tell a buyer that a particular arsa payı automatically guarantees a specific future redevelopment outcome. Separate the fact of the registered ratio from any legal or financial interpretation built on it.
When to revalidate
Refresh the official source if the seller supplies a new title, if an independent unit has been merged or divided, if the project or condominium status changed, if litigation or a correction request concerning shares is disclosed, or if different ratios appear in valuation, management or developer records. A long delay between due diligence and closing also justifies a fresh check. Save the query date and the exact source used.
Blocking conditions
Pause reliance when the share in the current record does not match the unit being purchased, when the denominator differs across official documents without explanation, or when the seller presents only a spreadsheet instead of the registered data. Resolve the discrepancy through current TKGM/condominium evidence and specialist advice where necessary. A good file leaves a clear audit trail: which arsa payı was registered for the unit on the decision date, what older value appeared, why it changed if it did, and what assumptions the buyer did—or deliberately did not—make from that ratio.
Preserve the denominator and the legal source
A share such as 25/1000 cannot be safely reduced to “2.5%” and then divorced from the source document. The denominator may be essential when comparing several units or historical versions. Keep the ratio exactly as registered and identify the legal document from which it was read. If a management or valuation document uses a different percentage, do not average the figures; investigate which document addresses the legal land share and which merely uses an operational allocation for expenses or analysis.
For redevelopment or dispute-sensitive acquisitions, record any specialist interpretation separately from the raw registry fact. This protects the file from turning an opinion about future value or voting into a supposed title fact. The revalidation note should state what was confirmed, on what date, whether any older ratio was found, and whether that difference requires correction or legal advice. A buyer can then distinguish the registered arsa payı from assumptions about how it may affect a future owners’ decision.