Land Share (Arsa Payı) Calculator
Enter the values of the independent units to share the land in proportion to them, as the Condominium Law requires, over the denominator you choose. You can also see what your title-deed share means in plot area and in common expenses.
- Total value6,000,000.00
- Largest share300.00 /1000
- Smallest share200.00 /1000
Land share by unit
How it is calculated
Under Art. 3 of Condominium Law No. 634, condominium ownership and its pre-completion form are set up by allotting each unit a land share in proportion to its value as determined by position and size, shown in the project; if the shares are out of proportion any owner may ask the court to rearrange them. A share does not change with later rises or falls in the unit’s value. Art. 12 requires the shares to appear in the architectural project drawn up by the project architect. So land shares follow value, not floor area alone; entering areas as the values gives only the area ratio. Land shares also split common expenses: under Art. 20, insurance, upkeep and repair of common parts and the manager’s pay are shared by land share unless agreed otherwise, while caretaker, boiler-man, gardener and watchman costs are shared equally.
Unit share = Unit value ÷ Total value × Denominator; Area = Share ÷ Denominator × Plot area; Expense share = Share ÷ Denominator × ExpenseValue: the unit’s value by position and size (Condominium Law Art. 3/2); floor, frontage, view and use change it, and this tool does not set it for you. Denominator: the total the shares are written over; the law prescribes none.Example
Four flats valued at 1,200,000, 1,500,000, 1,500,000 and 1,800,000 total 6,000,000. Over 1000 the shares are 200, 250, 250 and 300. A 120/1000 share of an 850 m² plot stands for 102 m², and for ₺3,600 of a ₺30,000 roof repair.
Frequently asked questions
Is a land share based on floor area?
By law it follows value, which depends on the unit’s position and size (Art. 3). A shop and a flat of the same size can have different shares.
What if the shares were allotted wrongly?
If they are not in proportion to the units’ values, any owner may ask the court to rearrange them (Art. 3/2). A later change in value is not by itself a ground.
What does a 120/1000 share mean?
A 120-per-thousand (12%) share in common ownership of the whole property. It is not a particular corner of the plot; on an 850 m² plot it corresponds to 102 m².
Are service charges split by land share?
Insurance, upkeep, protection, strengthening and repair of common parts and the manager’s pay go by land share unless agreed otherwise; caretaker, boiler-man, gardener and watchman costs are equal (Art. 20/1). Only an agreement among the owners can depart from this split (Art. 20/1), and changing the split in the management plan needs the votes of four-fifths of all owners (Art. 28/3).