Relevant Statutory Provisions

• İİK m.123Procedure for immovable sales

  Original (Turkish, official):

  Madde 123 – Taşınmazlar, satış talebinden nihayet üç ay içinde icra dairesi tarafından açık artırma ile satılır.

  English summary (non-binding):

  Immovables are sold by the enforcement office by public auction within three months at the latest from the sale request.

  Source: mevzuat.gov.tr · last reviewed: 2026-05-12

• İİK m.126Sale notice and service

  Original (Turkish, official):

  Madde 126 – (Başlığı ile Birlikte Değişik:24/11/2021-7343/20 md.)
  114 üncü madde hükmü, taşınmazın açık artırma hazırlık tedbirleri hakkında da uygulanır.
  Elektronik satış portalında yapılacak satış ilanında; 114 üncü maddede belirtilen hususlarla birlikte varsa ipotek sahibi alacaklılar ile diğer ilgililerin taşınmaz üzerindeki haklarını, hususiyle faiz ve masrafa dair olan iddialarını evrakı müsbiteleriyle on beş gün içinde icra dairesine bildirmeleri gerektiği, aksi hâlde hakları tapu siciliyle sabit olmadıkça, satış bedelinin paylaşmasından hariç kalacakları ve bu hususların irtifak hakkı sahipleri için de geçerli olacağı belirtilir.

  English summary (non-binding):

  Article 114 also applies to preparatory measures for an immovable's public auction. The sale notice on the electronic auction portal must, together with the m.114 information, state that mortgagees and other interested parties must report their rights — particularly any interest and cost claims — to the enforcement office within fifteen days with supporting documents; otherwise, unless the rights are established by the land register, they are excluded from the distribution. The same applies to easement holders.

  Source: mevzuat.gov.tr · last reviewed: 2026-05-12

• İİK m.129Holding the auction and minimum price

  Original (Turkish, official):

  Madde 129 – (Değişik:24/11/2021-7343/23 md.)
  115 inci madde hükmü, taşınmazın ihale edilmesi hakkında da uygulanır.

  English summary (non-binding):

  Article 115 also applies to the holding of an immovable auction. (Under m.115 — referenced from movable sales — the highest bid is accepted; in immovable sales the minimum acceptable bid is 50 % of the appraised value, plus the sums secured by superior rights and the costs of realisation.)

  Source: mevzuat.gov.tr · last reviewed: 2026-05-12

• İİK m.134Outcome of the auction and annulment

  Original (Turkish, official):

  Madde 134 – (Değişik: 18/2/1965-538/63 md.)
  İcra dairesi tarafından taşınmaz kendisine ihale edilen alıcı o taşınmazın mülkiyetini iktisap etmiş olur.
  (Değişik ikinci fıkra:24/11/2021-7343/27 md.) İhalenin feshini, 11/1/2011 tarihli ve 6098 sayılı Türk Borçlar Kanununun 281 inci maddesinde yazılı sebepler de dâhil olmak üzere yalnız satış isteyen alacaklı, borçlu, mahcuzun resmî sicilinde kayıtlı olan ilgililer ve sınırlı ayni hak sahipleri ile pey sürmek suretiyle ihaleye iştirak edenler yurt içinde bir adres göstermek koşuluyla icra mahkemesinden şikâyet yolu ile ihale tarihinden itibaren yedi gün içinde isteyebilirler.

  English summary (non-binding):

  The buyer to whom the immovable has been awarded acquires ownership. Until the auction becomes final, the enforcement office determines how the property is preserved and managed; the office may also order the occupier (tenant or other) to pay rent (or a determined usage fee) into the enforcement office, applying İİK m.356 by analogy upon non-payment. Annulment of the auction — including on grounds in TCO m.281 — may be requested by complaint to the enforcement court within seven days of the auction by: the creditor requesting the sale, the debtor, persons registered in the official register, limited-real-right holders, and bidders, on condition they provide a domestic address. Requests from persons outside this list are rejected on the file and finally. Such requests by outside persons are subject to ad valorem court duty on the auction price, half payable in advance; on dismissal the duty is not refunded and the remainder is collected from the applicant. Such applicants must also lodge security of 5 % of the auction price; if no damages action is filed within one month of the dismissal becoming final, the imposed monetary penalty is collected under the Public Receivables Collection Act (No. 6183), failing which the security is returned. Where security or duty is unpaid or short-paid, the court grants a final two-week period; otherwise the application is dismissed on the file. The enforcement court holds a hearing within twenty days and decides even if the parties do not appear (rejections on procedural grounds may be decided without a hearing). Rejections on grounds (i) of application by an outside person, (ii) withdrawal by an outside person, or (iii) on the merits, entail a monetary penalty up to 10 % of the auction price (20 % for housing-finance and TOKİ-secured claims). Buyers must pay the price in cash or within the period under m.130, and the sums are held in interest-bearing bank accounts pending the final decision. The auction price is not released to creditors until the auction becomes final and the property has been delivered (or is ready for delivery); if delivery is impossible the auction is cancelled by the officer and the price refunded to the buyer. If the sale notice was not served, or essential defects in the property or fraud are learnt later, the complaint period runs from the date of learning, capped at one year from the electronic announcement of the auction. The complainant must prove that the irregularity harmed personal interests. Registration with the land registry occurs only after expiry of the complaint period or finalisation of the decision on the complaint.

  Source: mevzuat.gov.tr · last reviewed: 2026-05-12

• TBK m.281Grounds for annulment in public auction

  Original (Turkish, official):

  MADDE 281- Hukuka veya ahlaka aykırı yollara başvurularak ihalenin gerçekleştirilmesi sağlanmışsa her ilgili, iptal sebebini öğrendiği günden başlayarak on gün ve her hâlde ihale tarihini izleyen bir yıl içinde ihalenin iptalini mahkemeden isteyebilir.
  Cebrî artırmalar hakkında özel hükümler saklıdır.

  English summary (non-binding):

  Where an auction has been brought about by unlawful or immoral means, any interested party may request the court to annul it within ten days of learning of the ground of annulment, and in any event within one year of the auction date. Special provisions on compulsory auctions are reserved.

  Source: mevzuat.gov.tr · last reviewed: 2026-05-12

• İİK m.16Complaint to the enforcement court

  Original (Turkish, official):

  Madde 16 – (Değişik: 3/7/1940-3890/1 md.)
  Kanunun hallini mahkemeye bıraktığı hususlar müstesna olmak üzere İcra ve İflas dairelerinin yaptığı muameleler hakkında kanuna muhalif olmasından veya hadiseye uygun bulunmamasından dolayı icra mahkemesine şikayet olunabilir. Şikayet bu muamelelerin öğrenildiği tarihten yedi gün içinde yapılır.
  Bir hakkın yerine getirilmemesinden veya sebepsiz sürüncemede bırakılmasından dolayı her zaman şikayet olunabilir.

  English summary (non-binding):

  Except for matters which the law refers to the court, acts of the enforcement and bankruptcy offices may be challenged before the enforcement court for unlawfulness or unsuitability to the case. The complaint must be filed within seven days of learning of the act. Complaints for non-performance of a right or unjustified delay may be filed at any time.

  Source: mevzuat.gov.tr · last reviewed: 2026-05-12

The statutory provisions are reproduced for information purposes only. The current and official text on mevzuat.gov.tr is authoritative.