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Turkish inheritance property auction reforms

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2026-08-14 08:53 UTC → 2026-08-15 10:33 UTC · added ~~removed~~

Turkey has implemented legal reforms to regulate the auction process for inherited real estate, such as houses and land. The changes, part of the 12th Judicial Package involving amendments to Article 114 of the Enforcement and Bankruptcy Law, aim to prevent assets from being sold to third parties at undervalued prices during heir disputes. Under the new two-stage system, the first auction is restricted exclusively to legal heirs. For this initial stage to succeed, bids must reach 100% of the appraised market value, plus any liquidation and distribution costs. This priority is granted only once per property. If no heir meets this requirement, the process moves to a second stage where the auction is opened to the general public. In this second stage, bidders may participate regardless of heir status, provided the bid reaches at least 50% of the appraised value. The regulation applies specifically to cases where the entire property was acquired through inheritance and no third-party ownership rights exist. If a share was previously sold to an outsider, the property will go directly to a public auction. To curb fraud and speculative bidding, the reforms also include a mandatory cash guarantee of 10% of the property’s assessed value for auction participants. These measures are intended to prioritize keeping assets within families, reduce disputes, and increase transparency in the real estate market.

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