Source Freshness Review — Ownership Share Ratio
In Turkish condominium records, the land share attached to an independent unit — commonly referred to as arsa payı — is part of the legal structure of the unit, not a decorative percentage copied from a brochure. Law No. 634 links condominium ownership to the land share and common property, and TKGM guidance records each independent unit with its related land share. A source-freshness review asks a specific question: is the ratio being relied upon current for the date of the decision, or has a later registry correction, project amendment, subdivision, merger or other official event changed the authoritative information?
Freshness is not the age of the PDF alone
A document can be old and still accurately describe an unchanged right; a document can also be only a week old yet reproduce stale data from an older source. Freshness therefore has three dimensions: the date the information was officially effective, the date the reviewer obtained or checked it, and whether any later event could have changed the field. For arsa payı, a current title/registry source is normally more useful than a historical sales schedule because it shows the registered position at the review date. The approved project remains important to understand how the unit and share were established, while current law and TKGM procedures explain the legal framework.
TKGM published an amendment to the 2021/4 condominium and construction-servitude circular on 2 July 2026. A review performed after that date should not cite an older copy of the circular as if it were necessarily the latest operational guidance. The point is not that every amendment changes every land share; the point is that current procedures should be checked when a decision depends on current registration practice.
Confirm what ratio you are actually reading
Do not confuse the unit’s arsa payı with a person’s fractional co-ownership share in a different type of title, with a developer’s commercial allocation percentage, or with a management expense ratio. Record the numerator and denominator exactly as shown in the competent record and link them to the exact independent-unit number. If the file only says “10% share” without showing whether that means 10/100 arsa payı, a co-owner’s title share, or a management allocation, the source is not decision-ready.
Under Law No. 634, condominium ownership is connected to the land share, and the law also provides a mechanism for re-arranging land shares where they were not allocated proportionally to the values of the independent units at the relevant basis. That makes it especially important not to assume a historical ratio can never be corrected. TKGM also maintains a process for correction of land share/surface-area information. A buyer reviewing an older deed image should therefore verify whether a later correction exists.
Freshness hierarchy for the review
First: obtain current registered information for the exact independent unit and record the retrieval date. Second: compare the ratio to the approved architectural project or other competent project documentation if the origin or accuracy of the allocation matters. Third: check whether a project amendment, independent-unit division/merger, registry correction or court-backed correction is recorded after the historical document. Fourth: review the current applicable TKGM circular and the current text of Law No. 634 when the legal effect or procedure is material.
The review should also record the source channel. A screenshot from a seller can be a lead, but it is weaker than an official extract or a record obtained through the proper service. A scanned title deed may be genuine yet stale. Web Tapu and land-registry services can support current verification within their official scope; they are not a substitute for legal interpretation where a dispute over the correctness of the land share exists.
Events that make revalidation mandatory
Revalidate the ratio after a change to the approved project, addition or removal of independent units, division or merger, correction of independent-unit information, official correction of land share or surface area, redevelopment/reconstruction process where the recorded configuration changes, or a court decision affecting the ratio. Also revalidate whenever a bank valuation, contract, management record or seller statement contains a different numerator/denominator from the current registry.
A change in market price alone does not automatically mean the arsa payı should change. The statutory concept is not a floating market percentage that is recalculated every year. That is precisely why the reviewer should distinguish a legally registered share from a current market-value ratio.
Cross-check the unit-share pair
Freshness must be checked for the pair, not the number alone. A ratio can be correct but belong to the wrong independent unit. Record the unit number, main property, block/parcel identifiers and land-share fraction from the same source. If the building has undergone renumbering, use the audit trail to prove that the historical unit and current unit are the same legal asset before carrying the old ratio forward. If the unit was divided or combined, never carry the old fraction by arithmetic assumption.
How freshness affects a transaction
An outdated ratio can contaminate more than the title summary. It can affect due-diligence conclusions about redevelopment rights, voting thresholds in situations where land-share majority matters, economic comparison between units, and the interpretation of older management or developer documents. It can also create a basic identity problem if the share appearing in the contract or valuation does not match the current registered unit. The correct response is not to rewrite the number in every document; first identify which source is current and then reconcile each dependent document.
Closing standard
Close the freshness review only when the file states: the exact independent unit reviewed; the current numerator/denominator; the official source and retrieval date; the relevant project/version checked; the current legal/TKGM source used; and whether any later event could have changed the ratio. If a conflict remains, classify it rather than smoothing it away. The conclusion should say “current registered ratio confirmed as of [date]” or “ratio conflict unresolved,” not merely “share checked.”
Official sources
- Law No. 634 on Condominium Ownership — provisions on land share and its connection to independent units.
- TKGM — 2021/4 Kat İrtifakı ve Kat Mülkiyeti guidance and the amendment published 2 July 2026.
- TKGM — procedure/materials concerning correction of land share or surface area.
- Current land-registry/Web Tapu information for the exact unit, within the service’s official scope.