{"id":35964,"date":"2026-11-11T09:41:13","date_gmt":"2026-11-11T09:41:13","guid":{"rendered":"https:\/\/www.esin.av.tr\/?p=35964"},"modified":"2026-11-11T09:41:13","modified_gmt":"2026-11-11T09:41:13","slug":"anayasa-mahkemesi-yasal-onalim-hakkinin-rayic-bedel-uzerinden-kullanilmasina-iliskin-duzenlemeyi-iptal-etti","status":"publish","type":"post","link":"https:\/\/www.esin.av.tr\/tr\/2026\/11\/11\/anayasa-mahkemesi-yasal-onalim-hakkinin-rayic-bedel-uzerinden-kullanilmasina-iliskin-duzenlemeyi-iptal-etti\/","title":{"rendered":"Anayasa Mahkemesi, Yasal \u00d6nal\u0131m Hakk\u0131n\u0131n Rayi\u00e7 Bedel \u00dczerinden Kullan\u0131lmas\u0131na \u0130li\u015fkin D\u00fczenlemeyi \u0130ptal Etti"},"content":{"rendered":"

Yeni geli\u015fmeler<\/strong><\/p>\n

Anayasa Mahkemesi’nin (“AYM<\/strong>“) 16 Temmuz 2026 tarihli ve E.2026\/23, K.2026\/162 say\u0131l\u0131 karar\u0131 (“Karar<\/strong>“), 6 Kas\u0131m 2026 tarihli ve 33422 say\u0131l\u0131 Resm\u00ee Gazete’de yay\u0131mlanm\u0131\u015ft\u0131r. Karar ile 4721 say\u0131l\u0131 T\u00fcrk Meden\u00ee Kanunu’nun (“TMK<\/strong>“) 734. maddesinin ikinci f\u0131kras\u0131nda yer alan ve yasal \u00f6nal\u0131m hakk\u0131n\u0131n kullan\u0131lmas\u0131nda dava konusu pay\u0131n rayi\u00e7 bedelinin esas al\u0131nmas\u0131n\u0131 \u00f6ng\u00f6ren d\u00fczenleme iptal edilmi\u015ftir. \u0130ptal h\u00fckm\u00fc, Karar’\u0131n Resm\u00ee Gazete’de yay\u0131mlanmas\u0131ndan dokuz ay sonra y\u00fcr\u00fcrl\u00fc\u011fe girecektir.<\/p>\n

Karar’a buradan<\/a> ula\u015fabilirsiniz.<\/p>\n

Yasal \u00d6nal\u0131m Hakk\u0131n\u0131n Mevzuattaki Yeri<\/strong><\/p>\n

Yasal \u00f6nal\u0131m hakk\u0131, TMK’n\u0131n 732 ila 734. maddelerinde d\u00fczenlenmi\u015ftir. Buna g\u00f6re, payl\u0131 m\u00fclkiyette bir payda\u015f\u0131n ta\u015f\u0131nmaz \u00fczerindeki pay\u0131n\u0131 tamamen veya k\u0131smen \u00fc\u00e7\u00fcnc\u00fc bir ki\u015fiye satmas\u0131 h\u00e2linde di\u011fer payda\u015flar yasal \u00f6nal\u0131m hakk\u0131na sahiptir. Hak, al\u0131c\u0131ya kar\u015f\u0131 dava a\u00e7\u0131larak kullan\u0131l\u0131r.<\/p>\n

\u00d6nal\u0131m hakk\u0131n\u0131n kullan\u0131lmas\u0131nda esas al\u0131nacak bedel TMK m. 734’\u00fcn ikinci f\u0131kras\u0131nda d\u00fczenlenmekte olup, bu f\u0131kra 24 Aral\u0131k 2025 tarihli ve 7571 say\u0131l\u0131 Kanun (“7571 say\u0131l\u0131 Kanun<\/strong>“) ile de\u011fi\u015ftirilmi\u015ftir. 7571 say\u0131l\u0131 Kanun ile yap\u0131lan de\u011fi\u015fiklikten \u00f6nce, \u00f6nal\u0131m hakk\u0131n\u0131n kullan\u0131lmas\u0131nda esas al\u0131nan bedel pay\u0131n sat\u0131\u015f bedeli iken, an\u0131lan de\u011fi\u015fiklikle bu bedel h\u00e2kim taraf\u0131ndan belirlenecek rayi\u00e7 bedel h\u00e2line gelmi\u015ftir.<\/p>\n

Bu kapsamda, TMK m. 734’\u00fcn ikinci f\u0131kras\u0131 uyar\u0131nca (i)<\/strong> h\u00e2kim dava konusu pay\u0131n rayi\u00e7 bedelini gecikmeksizin belirlemekle, (ii)<\/strong> \u00f6nal\u0131m hakk\u0131 sahibi ise belirlenen rayi\u00e7 bedeli ve al\u0131c\u0131ya d\u00fc\u015fen tapu giderlerini, nemaland\u0131r\u0131lmak \u00fczere h\u00e2kimin belirledi\u011fi yere verilen kesin s\u00fcre i\u00e7inde nakden yat\u0131rmakla y\u00fck\u00fcml\u00fcd\u00fcr. \u00d6nal\u0131m hakk\u0131 sahibinin an\u0131lan bedelleri kesin s\u00fcre i\u00e7inde yat\u0131rmamas\u0131 h\u00e2linde ad\u0131na pay\u0131n tesciline karar verilememekte; yat\u0131r\u0131lan bedel ise h\u00fckm\u00fcn kesinle\u015fmesi \u00fczerine nemalar\u0131yla birlikte ilgilisine \u00f6denmektedir.<\/p>\n

Ayn\u0131 Kanun ile TMK’ya ayr\u0131ca, 734. maddede yap\u0131lan de\u011fi\u015fikliklerin y\u00fcr\u00fcrl\u00fc\u011fe girdikleri tarihten \u00f6nce a\u00e7\u0131lm\u0131\u015f davalara da uygulanaca\u011f\u0131n\u0131, 733. maddede yap\u0131lan de\u011fi\u015fikliklerin ise y\u00fcr\u00fcrl\u00fck tarihinden \u00f6nce yap\u0131lm\u0131\u015f sat\u0131\u015flara uygulanmayaca\u011f\u0131n\u0131 d\u00fczenleyen ge\u00e7ici 1. madde eklenmi\u015ftir.\n<\/p>\n

Karar’\u0131n Sat\u0131rba\u015flar\u0131<\/strong>\n<\/p>\n

AYM, yasal \u00f6nal\u0131m hakk\u0131na ili\u015fkin d\u00fczenlemenin sat\u0131c\u0131, al\u0131c\u0131 ve \u00f6nal\u0131m hakk\u0131 sahibinin m\u00fclkiyet hakk\u0131ndan kaynaklanan menfaatlerini ilgilendirdi\u011fini ve devletin pozitif y\u00fck\u00fcml\u00fcl\u00fckleri kapsam\u0131nda bu menfaatler aras\u0131nda adil bir denge kurulmas\u0131 gerekti\u011fini belirtmi\u015ftir.<\/p>\n

Bu kapsamda AYM, \u00f6nal\u0131m hakk\u0131n\u0131n \u00fc\u00e7\u00fcnc\u00fc ki\u015finin kabul etti\u011fi sat\u0131\u015f ko\u015fullar\u0131n\u0131n \u00f6nal\u0131m hakk\u0131 sahibi taraf\u0131ndan aynen \u00fcstlenilmesine dayand\u0131\u011f\u0131n\u0131 ve bu suretle sat\u0131\u015f s\u00f6zle\u015fmesinin ko\u015fullar\u0131 korunurken yaln\u0131zca al\u0131c\u0131n\u0131n de\u011fi\u015fti\u011fini vurgulam\u0131\u015ft\u0131r. AYM, rayi\u00e7 bedelin esas al\u0131nmas\u0131n\u0131n bu dengeyi bozdu\u011fu sonucuna varm\u0131\u015ft\u0131r. AYM’ye g\u00f6re taraflar\u0131n serbest iradeleriyle belirledi\u011fi sat\u0131\u015f bedeli yerine yarg\u0131lama s\u0131ras\u0131nda tespit edilen rayi\u00e7 bedelin esas al\u0131nmas\u0131, sat\u0131\u015f s\u00f6zle\u015fmesinde kararla\u015ft\u0131r\u0131lan bedelden farkl\u0131 bir bedel \u00fczerinden \u00f6nal\u0131m hakk\u0131n\u0131n kullan\u0131lmas\u0131na yol a\u00e7maktad\u0131r. Rayi\u00e7 bedelin sat\u0131\u015f bedelinden y\u00fcksek olmas\u0131 al\u0131c\u0131n\u0131n haks\u0131z kazan\u00e7 elde etmesine, d\u00fc\u015f\u00fck olmas\u0131 ise al\u0131c\u0131n\u0131n zarara u\u011framas\u0131na neden olabilecek; ayr\u0131ca \u00f6nal\u0131m hakk\u0131 sahibi \u00f6demesi gereken bedeli ancak yarg\u0131lama s\u0131ras\u0131nda rayi\u00e7 bedelin belirlenmesiyle \u00f6\u011frenebilecektir.<\/p>\n

Uygulamada sat\u0131\u015f bedelinin taraflarca serbest\u00e7e belirlenmesi ve tapu harc\u0131n\u0131n bildirilen sat\u0131\u015f bedeli \u00fczerinden hesaplanmas\u0131 nedeniyle, tapu harc\u0131n\u0131n daha d\u00fc\u015f\u00fck \u00f6denmesi amac\u0131yla sat\u0131\u015f bedelinin taraflar aras\u0131nda ger\u00e7ekte kararla\u015ft\u0131r\u0131lan bedelden daha d\u00fc\u015f\u00fck g\u00f6sterildi\u011fi durumlarla kar\u015f\u0131la\u015f\u0131labilmektedir. Bu uygulama, yasal \u00f6nal\u0131m hakk\u0131n\u0131n tapuda bildirilen sat\u0131\u015f bedeli \u00fczerinden kullan\u0131ld\u0131\u011f\u0131 h\u00e2llerde ge\u00e7mi\u015fte \u00e7e\u015fitli uyu\u015fmazl\u0131klara yol a\u00e7m\u0131\u015ft\u0131r. Ayr\u0131ca, \u00f6zellikle son y\u0131llarda enflasyonun \u00f6ng\u00f6r\u00fclen seviyelerin \u00f6nemli \u00f6l\u00e7\u00fcde \u00fczerinde ger\u00e7ekle\u015fti\u011fi dikkate al\u0131nd\u0131\u011f\u0131nda, payl\u0131 m\u00fclkiyete tabi bir ta\u015f\u0131nmazdan pay sat\u0131n alan ki\u015filer, \u00f6nal\u0131m hakk\u0131n\u0131n sat\u0131\u015ftan uzun bir s\u00fcre sonra ba\u015flang\u0131\u00e7taki sat\u0131\u015f bedeli \u00fczerinden kullan\u0131lmas\u0131 h\u00e2linde \u00f6nemli bir ekonomik kayba u\u011frayabilmektedir.<\/p>\n

Bu \u00e7er\u00e7evede, yasal \u00f6nal\u0131m hakk\u0131n\u0131n sat\u0131\u015f bedeli \u00fczerinden mi yoksa hakk\u0131n kullan\u0131ld\u0131\u011f\u0131 tarihteki rayi\u00e7 bedel \u00fczerinden mi kullan\u0131laca\u011f\u0131n\u0131n belirlenmesi, \u00f6nal\u0131m hakk\u0131 sahibinin menfaatleri ile pay\u0131 sat\u0131n alan ki\u015finin menfaatleri aras\u0131nda bir denge kurulmas\u0131n\u0131 gerektirmektedir. AYM, rayi\u00e7 bedele dayal\u0131 sistemi iptal ederek, al\u0131c\u0131n\u0131n m\u00fclkiyet hakk\u0131ndan kaynaklanan menfaatlerine ve taraflar\u0131n s\u00f6zle\u015fme serbestisine, \u00f6zellikle sat\u0131\u015f s\u00f6zle\u015fmesinde kararla\u015ft\u0131r\u0131lan ko\u015fullar\u0131n ve sat\u0131\u015f bedelinin korunmas\u0131na daha fazla a\u011f\u0131rl\u0131k veren bir yakla\u015f\u0131m benimsemi\u015ftir. Bununla birlikte, kanun koyucu dokuz ayl\u0131k ge\u00e7i\u015f d\u00f6nemi i\u00e7inde yeni bir d\u00fczenleme yapmad\u0131\u011f\u0131 takdirde, sat\u0131\u015f bedelinin ger\u00e7ekte kararla\u015ft\u0131r\u0131lan bedelden d\u00fc\u015f\u00fck g\u00f6sterilmesinden ve sat\u0131\u015f bedelinin enflasyon kar\u015f\u0131s\u0131nda de\u011fer kaybetmesinden kaynaklanan sorunlar, gelecekteki \u00f6nal\u0131m uyu\u015fmazl\u0131klar\u0131 bak\u0131m\u0131ndan \u00f6nemini koruyabilir.<\/p>\n

Bu gerek\u00e7elerle AYM, \u00f6nal\u0131m hakk\u0131n\u0131n kullan\u0131lmas\u0131nda rayi\u00e7 bedelin esas al\u0131nmas\u0131n\u0131 \u00f6ng\u00f6ren TMK m. 734’\u00fcn ikinci f\u0131kras\u0131ndaki “rayi\u00e7 bedeli” ibaresini Anayasa’n\u0131n 5. ve 35. maddelerine ayk\u0131r\u0131 bularak iptal etmi\u015ftir. “Rayi\u00e7 bedeli” ibaresinin iptali nedeniyle uygulanma imk\u00e2n\u0131 kalmayan “gecikmeksizin” ve “kesin s\u00fcre” ibareleri ile ikinci f\u0131kran\u0131n kalan k\u0131sm\u0131 da iptal edilmi\u015ftir. Ayr\u0131ca, TMK m. 734’te yap\u0131lan de\u011fi\u015fikliklerin y\u00fcr\u00fcrl\u00fck tarihinden \u00f6nce a\u00e7\u0131lm\u0131\u015f davalara uygulanmas\u0131n\u0131 \u00f6ng\u00f6ren ge\u00e7ici 1. maddenin (2) numaral\u0131 f\u0131kras\u0131 da iptal edilmi\u015ftir.<\/p>\n

AYM, iptal karar\u0131n\u0131n derh\u00e2l y\u00fcr\u00fcrl\u00fc\u011fe girmesinin kamu yarar\u0131n\u0131 ihlal edici bir hukuki bo\u015fluk do\u011furaca\u011f\u0131n\u0131 de\u011ferlendirmi\u015f, iptal h\u00fck\u00fcmlerinin Karar’\u0131n Resm\u00ee Gazete’de yay\u0131mlanmas\u0131ndan dokuz ay sonra, yani 6 A\u011fustos 2027 tarihinde y\u00fcr\u00fcrl\u00fc\u011fe girmesine karar vermi\u015ftir.\n<\/p>\n

Sonu\u00e7<\/strong><\/p>\n

Karar, payl\u0131 m\u00fclkiyete tabi ta\u015f\u0131nmazlar\u0131n devri bak\u0131m\u0131ndan \u00f6nem ta\u015f\u0131maktad\u0131r. Rayi\u00e7 bedele dayal\u0131 mevcut sistem, iptal h\u00fckm\u00fcn\u00fcn y\u00fcr\u00fcrl\u00fc\u011fe girece\u011fi tarihe kadar uygulanmaya devam edecektir. Bu tarihten sonra TMK’n\u0131n 734. maddesinin ikinci f\u0131kras\u0131 y\u00fcr\u00fcrl\u00fckten kalkacakt\u0131r. Bu nedenle dokuz ayl\u0131k ge\u00e7i\u015f d\u00f6nemi, payl\u0131 ta\u015f\u0131nmaz sat\u0131\u015flar\u0131 ile mevcut ve muhtemel \u00f6nal\u0131m uyu\u015fmazl\u0131klar\u0131 bak\u0131m\u0131ndan yak\u0131ndan izlenmelidir. Kanun koyucunun bu s\u00fcre i\u00e7inde yeni bir d\u00fczenleme yap\u0131p yapmayaca\u011f\u0131 ve \u00f6nal\u0131m bedelinin hangi esaslara g\u00f6re belirlenece\u011fi, sat\u0131\u015f s\u00fcre\u00e7leri ve dava stratejileri bak\u0131m\u0131ndan belirleyici olacakt\u0131r.<\/p>\n","protected":false},"excerpt":{"rendered":"

Yeni geli\u015fmeler Anayasa Mahkemesi’nin (“AYM“) 16 Temmuz 2026 tarihli ve E.2026\/23, K.2026\/162 say\u0131l\u0131 karar\u0131 (“Karar“), 6 Kas\u0131m 2026 tarihli ve […]<\/p>\n","protected":false},"author":4,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_stopmodifiedupdate":false,"_modified_date":"","footnotes":""},"categories":[120],"tags":[100],"class_list":["post-35964","post","type-post","status-publish","format-standard","hentry","category-legal-alerts","tag-real-estate-tr"],"acf":[],"yoast_head":"\nAnayasa Mahkemesi, Yasal \u00d6nal\u0131m Hakk\u0131n\u0131n Rayi\u00e7 Bedel \u00dczerinden Kullan\u0131lmas\u0131na \u0130li\u015fkin D\u00fczenlemeyi \u0130ptal Etti<\/title>\n<meta name=\"description\" content=\"Yeni geli\u015fmeler Anayasa Mahkemesi'nin ("AYM") 16 Temmuz 2026 tarihli ve E.2026\/23, K.2026\/162 say\u0131l\u0131 karar\u0131 ("Karar"), 6 Kas\u0131m 2026 tarihli ve 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