Ownership Share Ratio — Verification Guide
The ownership share ratio, commonly recorded as arsa payı, is the share of the main parcel allocated to an independent unit within a condominium or construction-servitude scheme. It is not the same as the apartment’s net square metres, and it should not be inferred from the unit’s sale price. TKGM guidance explains that the land share is allocated to independent units in proportion to their values, taking account of factors such as location and size, and that all land shares must be attached to the independent units. A buyer therefore verifies the ratio as a registered legal attribute, not as a marketing calculation.
Start with the current registry entry
Record the arsa payı numerator and denominator exactly as shown for the independent unit. Then confirm that the title record belongs to the same block, floor and independent-unit number being purchased. The numerator by itself is meaningless without its denominator: 10/1000 and 10/100 are radically different shares. Decimal conversion can help comparison, but the legal record should remain the original fraction.
The next check is the relationship between the independent unit and the condominium project. TKGM’s condominium guidance states that the total shares allocated to independent units must account for the whole parcel and that a land share cannot normally be transferred separately from the independent unit to which it is attached. If a sales document presents an additional “land share” as though it were a separate bonus right, the buyer should ask whether it is actually registered or merely a commercial description.
Compare related documents without confusing their functions
The management plan, project schedule, valuation report and old deed can contain share information, but the current land-registry record controls the registered position. A difference between the current record and an older document may be explained by a lawful correction or restructuring; it may also reveal an unresolved error. The verification file should identify which document is later, which authority issued it and whether the change was actually registered.
Do not use the ratio as a shortcut for other questions. A larger arsa payı does not by itself prove a larger usable area, a particular parking place or an exclusive right over a terrace. Common-area rights and appurtenances have their own legal basis. Likewise, monthly aidat allocation can depend on the management plan and the rules of the Condominium Ownership Law, so the registered land share should not automatically be treated as the monthly dues percentage.
When the ratio looks unusual
Unusual does not necessarily mean incorrect. Two apartments of the same floor area can have different values because of location, floor, orientation or other characteristics. TKGM also notes that determining whether the original allocation precisely reflected value is not a routine task of the land-registry directorate. A buyer who suspects a material imbalance should therefore distinguish between verifying what is registered and challenging whether the allocation was properly established. Those are different legal questions.
A material inconsistency deserves extra attention when the seller’s unit has a ratio far outside comparable units, the project documents show a different fraction, or the total share structure appears to have changed after renovation or redevelopment. In such cases, obtain the relevant project and registration history rather than asking the sales agent to “confirm” the number verbally.
Verification conclusion
The ratio can be treated as verified when the current title record, independent-unit identity and relevant project documents point to the same fraction and there is no unexplained later change. If the current registry is clear but an old private document differs, preserve both and explain the chronology. If the current record itself does not match the unit or project, the issue should remain open until the competent authority or a properly documented correction resolves it.
Official sources
- TKGM, Kat İrtifakı ve Kat Mülkiyeti guidance.
- Law No. 634, Kat Mülkiyeti Kanunu.
Frequently asked questions
What does land share (Arsa Payı) verification prove, and what does it not prove?
Start with the current land-registry record and read the numerator and denominator of the unit’s land share (arsa payı). Reconcile it with the condominium-establishment documents and approved project where necessary. TKGM defines arsa payı as the co-ownership share allocated to an independent unit under condominium-law principles, so it is part of the legal right—not a marketing figure. This record applies that evidence specifically to land share (Arsa Payı) verification, and should be reconciled to the exact property rather than generalized from another unit. This article has one purpose: resolve the question raised by “Ownership share ratio Verification Guide” for the topic Ownership share ratio. Start with arsa payı and numerator/denominator, and tie both to the exact property, party and transaction date.
Which official record is the primary evidence for land share (Arsa Payı) verification?
Start with the current land-registry record and read the numerator and denominator of the unit’s land share (arsa payı). Reconcile it with the condominium-establishment documents and approved project where necessary. TKGM defines arsa payı as the co-ownership share allocated to an independent unit under condominium-law principles, so it is part of the legal right—not a marketing figure. For land share (Arsa Payı) verification, preserve the current official record, its date and the identifiers used to reach the conclusion. This article has one purpose: resolve the question raised by “Ownership share ratio Verification Guide” for the topic Ownership share ratio. Start with arsa payı and numerator/denominator, and tie both to the exact property, party and transaction date.
What should a buyer compare before relying on land share (Arsa Payı) verification?
Start with the current land-registry record and read the numerator and denominator of the unit’s land share (arsa payı). Reconcile it with the condominium-establishment documents and approved project where necessary. TKGM defines arsa payı as the co-ownership share allocated to an independent unit under condominium-law principles, so it is part of the legal right—not a marketing figure. For land share (Arsa Payı) verification, an unresolved conflict remains a transaction condition until the competent record or authority resolves it. The evidence file should cover arsa payı, numerator/denominator, independent unit, project link and management/right effect. A document can be genuine yet still be unusable if it belongs to a different unit, parcel, year or transaction.
When does this point change the go/no-go decision in Payment Release Gate — Ownership share ratio: If the sale is of an undivided share or partial right?
If the sale is of an undivided share or partial right, price, contract and acceptance must state that expressly; do not release funds on an assumption of a whole independent unit.
How should this point be verified in practice for Payment Release Gate — Ownership share ratio: Check numerator and denominator of the share rather than…?
Check numerator and denominator of the share rather than relying on 'full ownership' or a marketing percentage; a small fractional difference can change the legal right conveyed.
How should “Before closing, independently compare the seller’s confirmation with the current” be applied specifically in Counterparty Confirmation — Ownership share ratio?
Before closing, independently compare the seller’s confirmation with the current title record and purchase price basis. A share mismatch changes what the buyer acquires and may affect control, use, financing and resale, so it is a material condition.
How should “A registered fraction does not by itself identify a physically” be applied specifically in Title Deed Ownership Share Ratio Check?
A registered fraction does not by itself identify a physically exclusive corner of land or room. Exclusive-use arrangements require their own legal/project/management basis.
What specific point must be understood in Payment Release Gate — Ownership share ratio about: An ownership-share payment gate requires the share recorded…?
An ownership-share payment gate requires the share recorded in title to be exactly the share the contract purchases before funds are released.
How should “Match the share ratio to the property being sold and” be applied specifically in Title Deed Ownership Share Ratio Check?
Match the share ratio to the property being sold and to the contract price. A mistaken denominator or sale of only a share instead of the expected independent unit is a material transaction error.
