Land Share Calculator – Tutorial
On this page, you can find the logic, usage, and important details of the Land Share Calculator calculator.
What Is a Land Share? (The True Meaning of "Share" in the Title Deed)
A land share (arsa payı) is the proportional co-ownership of common areas assigned to each independent unit (apartment, shop, etc.) in a condominium building. It appears in the title deed as a fraction — e.g., 18/1256. This ratio shows how large a stake you hold in the land (and common areas).
A land share is not just about "how many square meters of land do I own?" — it also governs common expense distribution, decision-making rights in urban renewal, and reconstruction or redistribution disputes. It is a critically important parameter.
What Does This Calculator Do? (The Math)
This tool performs two core calculations:
- Share → Area (m²): finds the land area corresponding to your title deed fraction.
- Share → Dues / Expense: calculates your portion of total building expenses based on your share ratio.
1) Share Ratio
Title deed fraction: numerator / denominator
Share ratio = numerator ÷ denominator
Share percentage = (numerator ÷ denominator) × 100
Example: 18/1256 → share ratio ≈ 0.01433 → approximately 1.433%.
2) Area per Share (from total land area)
Total land area = A (m²), share ratio = r:
Area per share = A × r = (A ÷ denominator) × numerator
Think of it as: "divide the total land into equal parts equal to the denominator, then take as many parts as your numerator."
3) Dues per Share (from total expense)
Total expense = G (TL), share ratio = r:
Dues per share = G × r = (G ÷ denominator) × numerator
This is the mathematical equivalent of distributing expenses "proportionally by land share."
Legal and Accounting Context: How Are Common Expenses Distributed?
In apartment and housing complex management, "common expenses" include maintenance, insurance, elevator, shared utilities, security, cleaning, and concierge costs.
Under Turkish Condominium Law (KMK Article 20), some expenses are distributed by land share ratio while others may be split equally. Building management decisions and bylaws affect the actual method.
Common misconceptions
- "I don't use it, so I won't pay." — Generally incorrect. The law requires participation in common expenses for the sustainability of shared living.
- "All expenses are split by land share." — Also incorrect. The type of expense (operational, maintenance, insurance, etc.) and building bylaws determine the distribution model.
The accounting perspective
From a management accounting standpoint, dues are a cost-sharing mechanism:
- Total expense budget is determined (planned/actual).
- Distribution key is set (land share, equal, unit type, block, m², etc. — by bylaws and decisions).
- A charge (payable) is created for each independent unit.
- Payments are tracked (with late fees, legal proceedings, etc.).
This calculator provides the mathematical core when the distribution key is "land share ratio."
Why Does Land Share "Determine Your Fate" in Urban Renewal?
In urban redevelopment projects (especially risky building redevelopment), land share — not apartment area — is typically the basis for:
- Rights and entitlements
- Redistribution of value
- Voting weight / decision-making power
The common assumption "my apartment is big, so I have more rights" may conflict with the reality of a "low land share in the title deed" — and this mismatch is often the main source of disputes.
What Happens If the Land Share Is Incorrect?
Land shares may have been historically set incorrectly or unfairly. Disproportionate land shares relative to actual unit values can cause major conflicts — especially during urban renewal when redistribution is at stake.
The legal system does allow "land share correction" lawsuits, where expert appraisals and the original value ratios at construction time are key factors.
This calculator does not change the land share — it computes the result based on the existing title deed ratio. But if there is a dispute, it provides the "numerical snapshot of the current situation."
How to Read the Results
- Share Ratio: Your percentage ownership stake (your "property weight") — not the same as apartment area.
- Area per Share (m²): Your theoretical portion of total land area.
- Dues per Share (TL): Your portion of total expenses if distributed by land share.
- Value per Unit Share: (Total ÷ denominator) — what 1 "unit" of share equals in m² or TL.
Note: This content is for general informational purposes. Dues/expense distribution depends on building bylaws, owners' assembly decisions, and the nature of the expense item.