1. The Effect of the Sale of Immovable Property on the Lease Agreement and its Duration

According to Article 310 of the Turkish Code of Obligations (TCO), if the ownership of the leased immovable property changes hands for any reason, the new owner automatically becomes a party to the lease agreement. Court decisions consistently emphasize that with this transfer, the term of the lease agreement is not reset, and that the new owner succeeds to all rights and obligations of the agreement between the previous owner and the tenant.

Court of Cassation, 3rd Civil Chamber, dated 11.10.2017, E. 2017/5469, K. 2017/13735 : “According to Article 310 of the TCO, upon the transfer of ownership of the leased property by the lessor-owner to a third party, the lease agreement between the lessor and the lessee, along with all its rights and obligations, automatically passes to the new owner by law.” Pursuant to this provision, the term of the lease agreement is not reset; the start date and renewal conditions of the previous agreement remain exactly the same for the new owner.

Court of Cassation, 3rd Civil Chamber, dated 17.09.2019, E. 2018/5894, K. 2019/6781 : “The sale of immovable property does not necessitate the termination and eviction of the lease agreement.” The new owner becomes a party to the agreement, and the lease term is not reset.

Court of Cassation, 3rd Civil Chamber, dated 15.02.2022, E. 2022/202, K. 2022/1103 : It has been stated that the change of the lessor will not eliminate the contract and its nature, and that the new owner becomes a party to the agreement made with the previous owner.

Court of Cassation 6th Civil Chamber, dated 04.12.2014, E. 2014/10594, K. 2014/13540 : It has been emphasized that the new owner does not have the right to terminate the contract and file a lawsuit merely based on having acquired ownership, outside of eviction grounds subject to general provisions, and that the existing contract continues.

2. For example, the Right to Eviction Due to the Expiration of a 12-Year Period

For example, if the lease agreement has been ongoing for 12 years, the new owner may request eviction based on the provision of “expiration of the ten-year extension period” within the framework of Article 347 of the TCO (Turkish Code of Obligations). The Court of Cassation takes the original start date of the lease agreement, not the new owner’s acquisition date, as the basis for calculating this period.

Court of Cassation 3rd Civil Chamber, dated 30.11.2017, E. 2017/5692, K. 2017/16889 : The lease period is not reset by the new owner purchasing the property. If the contract inherited from the previous owner has been automatically renewed for more than ten years, the new owner may request eviction at the end of the lease term, in accordance with Article 347 of the TCO.

Court of Cassation 6th Civil Chamber, dated 28.01.2016, E. 2015/3643, K. 2016/537 : It has been accepted that the lease extension period is calculated based on the original contract start date, and this period is not reset for new owners.

Kayseri Regional Court of Justice 3rd Civil Chamber, dated 20.12.2023, E. 2023/2318, K. 2023/2235 : It has been stated that the lease period is not reset with a change of ownership, the previous tenancy extension period continues identically for the new owner, and in contracts where the ten-year extension period has expired according to Article 347 of the TCO, the new owner may exercise their right of termination.

3rd Civil Chamber of the Supreme Court, dated 25.09.2017, E. 2017/4480, K. 2017/12604 : It was ruled that the 10-year extension period should be calculated according to the old contract, and that the new owner cannot demand eviction before this period expires (before the contract conditions are met).

Secondary Source Note: In the decision of the 36th Civil Chamber of Istanbul Regional Court of Justice dated 19.10.2023 (E. 2021/1010, K. 2023/2382 ), it was emphasized that, in accordance with Article 347 of the TCO, the contract can be terminated without stating any reason at the end of the ten-year extension period, but the notice must be given at least three months before the end of each extension year.

3. New Owner’s Right to Eviction Due to Need and Its Procedure

If the new owner wishes to use the immovable property for residential or business needs for themselves, their spouse, descendants, ascendants, or other persons they are legally obliged to support, they can file an eviction lawsuit.

6th Civil Chamber of the Supreme Court, dated 05.06.2006, E. 2006/4202, K. 2006/6329 : The new owner may, if they wish, rely on the end of the contract made with the former owner, or if they wish, send a notice within 1 month from the date of acquisition and file an eviction lawsuit due to need 6 months later.

3rd Civil Chamber of the Supreme Court, dated 11.03.2025, E. 2024/4166, K. 2025/1495 : It has been stated that the new owner has the right to file an eviction lawsuit due to need, starting from the date of acquisition, in accordance with Article 351 of the TCO.

4. Leasing the Immovable Property to Another After Eviction Due to Need and Sanctions

When the new owner evicts the tenant claiming “need” and subsequently rents the property to someone else without a just cause, liability for compensation arises.

Turkish Court of Cassation, 3rd Civil Chamber, dated 17.09.2019, E. 2018/5894, K. 2019/6781 : Pursuant to Article 355/1 of the Turkish Code of Obligations (TCO), an immovable property vacated for the purpose of need cannot be rented to anyone other than the former tenant, unless three years have passed without a just cause. Pursuant to Article 355/3 of the TCO, the lessor who acts contrary to this provision is obliged to pay compensation not less than one year’s rent paid to the former tenant in the last rental year.

Secondary Source Note: In the decision of the Istanbul Regional Court of Justice, 36th Civil Chamber, dated 14.11.2024 (E. 2023/3402, K. 2024/2633 ) it was stated that the need in an eviction case must be “real, sincere, and mandatory,” and that the case would be dismissed if these conditions could not be proven. In the decision of the Turkish Court of Cassation, 3rd Civil Chamber, dated 21.04.2021 (E. 2021/2159, K. 2021/4476 ) it was emphasized that the need must continue until the end of the lawsuit, and that a real person owner cannot request eviction for the need of a company, thus focusing on the personal nature and sincerity of the need.

Frequently Asked Questions

Taşınmaz Satılınca Kira Sözleşmesine Ne Olur?

Kiracıların en çok merak ettiği sorulardan biri şudur: “Ev sahibi evi satarsa kira sözleşmem ne olur, tahliye edilir miyim?” Türk Borçlar Kanunu’nun 310. maddesi bu soruyu açıkça yanıtlamaktadır. Buna göre kiralanan taşınmazın mülkiyeti el değiştirdiğinde yeni malik, kira sözleşmesinin kendiliğinden tarafı haline gelir. Sözleşme sona ermez, feshedilmez; tüm hak ve borçlarıyla birlikte yeni malike devredilir.
Yargıtay bu konuda son derece istikrarlı bir tutum sergilemektedir. Yargıtay 3. Hukuk Dairesi’nin yerleşik içtihadına göre taşınmazın satılması kira sözleşmesinin feshedilmesini ve kiracının tahliye edilmesini gerektirmez. Üstelik kira süresinin sıfırlanması da söz konusu değildir; sözleşmenin başlangıç tarihi, yenileme şartları ve tüm koşullar yeni malik açısından aynen geçerliliğini korur. Yeni malikin sadece mülkiyeti kazanmış olmasına dayanarak sözleşmeyi feshedip tahliye davası açma hakkı bulunmamaktadır.

10 Yıllık Uzama Süresi Dolduysa Yeni Malik Tahliye İsteyebilir Mi?

Kira sözleşmesi 10 yılı aşkın süredir kendiliğinden yenileniyorsa yeni malik, TBK’nın 347. maddesi kapsamında herhangi bir sebep göstermeksizin sözleşmeye son verme hakkını kullanabilir. Ancak burada kritik bir nokta vardır: 10 yıllık süre, yeni malikin taşınmazı satın aldığı tarihten değil, kira sözleşmesinin orijinal başlangıç tarihinden itibaren hesaplanır.
Yargıtay, bu sürenin yeni malik için sıfırlanmadığını defalarca teyit etmiştir. Yani 12 yıldır kiracı olarak oturan birinin yeni bir malik tarafından satın alınan evinde, 10 yıllık uzama süresi zaten dolmuş sayılır ve yeni malik bu haktan yararlanabilir. Öte yandan bu hakkın kullanılabilmesi için ihtarın her uzama yılının bitiminden en az üç ay önce kiracıya bildirilmesi zorunludur. Bu usul şartına uyulmaması, tahliye hakkının o dönem için kullanılamaması sonucunu doğurur.

Yeni Malik İhtiyaç Nedeniyle Tahliye Davası Açabilir Mi?

İhtiyaç gerekçesiyle kiracıyı tahliye ettiren yeni malikin bu hakkı kötüye kullanması halinde ağır bir tazminat yükümlülüğü doğmaktadır. TBK’nın 355. maddesi uyarınca ihtiyaç amacıyla boşaltılan taşınmaz, haklı bir sebep bulunmaksızın üç yıl geçmeden eski kiracı dışında başka birine kiralanamaz. Bu yasağa aykırı davranan malik, eski kiracısına son kira yılında ödenen bir yıllık kira bedelinden az olmamak üzere tazminat ödemek zorunda kalır.

Ev sahibi evi sattı, yeni malik benden hemen evi boşaltmamı isteyebilir mi?

Hayır, tek başına mülkiyeti devralması yeni malike tahliye hakkı tanımaz. TBK m. 310 gereği yeni malik mevcut kira sözleşmesinin tarafı olur ve sözleşme tüm koşullarıyla yürürlükte kalmaya devam eder. Yeni malikin tahliye talep edebilmesi için ya kira sözleşmesinin 10 yıllık uzama süresinin dolmuş olması ya da gerçek ve samimi bir ihtiyacın bulunması gerekir. Sizi hemen tahliye etmeye çalışan bir yeni maille karşı karşıyaysanız İstanbul kira avukatı veya Tuzla kira avukatı ile vakit kaybetmeden görüşmenizi öneririz.

Yeni malik ihtiyaç nedeniyle tahliye davası açtı; ihtiyacının gerçek olmadığını nasıl ispat edebilirim?

Mahkemeler ihtiyaç iddiasını son derece dikkatli inceler. Yeni malikin başka bir konutta oturması, kirada oturduğunu beyan etmesine rağmen başka mülklerinin bulunması, tahliyeden sonra taşınmazı farklı bir amaçla kullanması veya başkasına kiralaması gibi durumlar ihtiyacın samimi olmadığına kanıt oluşturabilir. Bu tür davalarda delil yönetimi ve itiraz stratejisi belirleyici olduğundan İstanbul avukatı veya Tuzla avukatı desteği kritik önem taşır.

İhtiyaç gerekçesiyle evden çıkarıldım, ardından ev başkasına kiralandı. Tazminat hakkım var mı?

Evet. TBK m. 355 uyarınca tahliyeden sonra üç yıl içinde taşınmazın haklı bir sebep gösterilmeksizin başkasına kiralanması durumunda son kira yılında ödediğiniz bir yıllık kira bedeli tutarından az olmamak üzere tazminat talep hakkınız doğar. Bu davalar süre ve usul açısından hassas olup 2M Hukuk Avukatlık Ofisi’nin kira hukuku alanındaki deneyimli ekibinden destek almanız hak kaybını önler.

Why is Expert Lawyer Support Necessary?

The effect of real estate sales on the lease relationship is an area that, contrary to its superficial appearance, contains many legal intricacies. Issues such as when and how the new owner can exercise their rights, whether the notice was properly served, the correct calculation of the 10-year extension period, and how the claim of need will be refuted in court, yield decisive results for both tenants and landlords in the position of new owners.

A wrong step can lead to the eviction of a tenant with an indefinite right of residence, or, conversely, to an owner with the right of eviction being unable to exercise this right. When it comes to disputes arising from lease agreements, eviction lawsuits, and compensation claims, the correct management of the legal process is of great importance.

As 2M Law Firm, we provide comprehensive services in Istanbul and Tuzla in the fields of lease law, eviction lawsuits, rent determination and adaptation lawsuits, and real estate law. If you are looking for an Istanbul rent lawyer or a Tuzla rent lawyer, you can contact our expert staff to fully protect your rights.

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