This article was automatically translated from the original Turkish version.
Housing Development Administration (TOKİ) is a non-profit public institution at the center of Türkiye’s housing policy, aiming to meet the housing needs of low- and middle-income groups. In 2018, it was attached to the Ministry of Environment, Urbanization and Climate Change. Through projects targeting groups unreachable by the private sector, TOKİ has sought to expand homeownership. With its activities grounded in disaster-resilient construction and a vision of the social state, TOKİ has become a major implementer in the field of social housing.
The most significant turning point in housing initiatives in the Republic of Türkiye has been major earthquakes. Immediately after the founding of the Republic, following the 1924 Erzurum-Horasan Earthquake, it was decided that the state would effectively support the construction sector and urban development by transforming the Eytam Fund into the Emlak and Eytam Bank in 1926.
The 1930 Municipalities Law aimed to promote the construction of healthy housing and public housing initiatives. During this period, the Bahçelievler Housing Construction Cooperative was established in cooperation with the Ankara Municipality to provide housing for civil servants.
After the 1939 Erzincan Earthquake, which destroyed nearly 120,000 buildings and claimed 33,000 lives, the issue of housing and settlement in Türkiye was seriously questioned.
In the 1940s, to develop the Saraçoğlu neighborhood in Ankara, the Emlak Bank Construction Limited Company was established under the responsibility of the Emlak and Eytam Bank, and the construction of 450 housing units was completed.
In 1984, under the directives of the 8th President Turgut Özal and the enactment of Law No. 2985 on Public Housing, the institution was established as an autonomous entity with its own Public Housing Fund, separate from general administration, under the name “Housing and Public Partnership Administration”. However, due to subsequent legal issues, it became inactive over time.
In 1990, through Decrees with the Force of Law No. 412 and 414, the institution was reorganized into two separate administrations: the Housing Development Administration and the Public Partnership Administration.
In 1993, following the integration of the Public Housing Fund into the general budget, the administration’s resources declined and it moved away from housing production, failing to fully meet the country’s need for quality housing. The Marmara Earthquake on 17 August 1999 once again brought the state’s role, responsibilities, and shortcomings in housing construction to the forefront.
From its founding until 2002, TOKİ completed 43,145 housing units over 18 years and provided credit for approximately 950,000 units.
With the rise to power of the AK Party in 2002, the 58th Government launched the Emergency Action Plan under the framework of “Planned Urbanization and Housing Mobilization”. TOKİ continued its mission in subsequent years, guided by President Recep Tayyip Erdoğan’s vision of “disaster-resilient structures” and the “social state.” Through this mission, TOKİ became a recognized brand in social housing.
The 59th Government led to the repeal of Law No. 4698 dated 28.6.2001 on the Establishment of the Undersecretariat of Housing and Amendments to the Land Office Law. As a result, TOKİ was attached to the Ministry of Public Works and Settlement by Presidential Decree D-4-2003-1010 published in the Official Gazette No. 25199 on 14.8.2003, then to the Prime Ministry by Presidential Decree D-1-2004-54 published in the Official Gazette No. 25348 on 16.1.2004, and finally, by Decree with the Force of Law No. 703 dated 9.7.2018, to the Ministry of Environment, Urbanization and Climate Change.
TOKİ's Corporate Logo (TOKİ)
TOKİ is a non-profit state institution. Established as a public legal entity under Law No. 2985 on Public Housing, its duties, revenues, oversight, and expenditure areas are defined by law.
In July 2018, constitutional amendments in Türkiye adopted the “Presidential Government System.” TOKİ, previously operating under the Prime Ministry, was attached to the Ministry of Environment, Urbanization and Climate Change in 2018. (Pursuant to Decree with the Force of Law No. 703 dated 9 July 2018).
TOKİ primarily produces housing projects aimed at resolving the housing problems of low- and middle-income groups, as defined by the Public Housing Law and government programs. These projects offer target groups unreachable by the private sector affordable sales prices and repayment terms aligned with their income and savings patterns. Since 2019, TOKİ has accelerated its projects through various housing campaigns targeting low-income citizens without homes across the country.
500,000 Social Housing Project (TOKİ)
To date (as of 4 December 2025), TOKİ has produced a total of 1,750,000 housing units in the Republic of Türkiye and provided 62,790 social amenities.
The Housing Project of the Century "Homeowner Türkiye" Advertisement Promotion ( Ministry of Environment, Urbanization and Climate Change of the Republic of Türkiye)
On 24 October 2025, President Recep Tayyip Erdoğan announced the “Housing Project of the Century” under the slogan “Homeowner Türkiye,” aiming to construct 500,000 social housing units. Under this project, 500,000 social housing units will be built across all 81 provinces to enable low-income citizens to become homeowners under favorable conditions. For the first time, TOKİ will also implement a rental social housing scheme to balance excessive rent increases in Istanbul and improve citizens’ access to housing. These units will be rented at half the market value, and eligible citizens meeting specified criteria will benefit.
“Homeowner Türkiye” campaign units will be offered for sale with a 10 percent down payment and repayment terms of up to 240 months.
Application Collection: 10.11.2025–19.12.2025
Tender Commencement: November 2025
Beneficiary Lottery: 29.12.2025–27.02.2026
Delivery Start: March 2027
Example 2+1 80 m² Apartment in the Housing Project of the Century (Let Reason Stay at Home)
TOKİ leads pioneering efforts in rebuilding housing, infrastructure, and public services in areas affected by natural disasters in Türkiye. The institution’s activities in disaster management and reconstruction began in 1992 following the Erzincan Earthquake. In 1994, TOKİ received the United Nations HABITAT Honorary Award for providing housing credits to hundreds of thousands of low- and middle-income families and successfully implementing the Erzincan Reconstruction Project.
Following the 2011 Van Earthquake, in coordination with AFAD, TOKİ completed 15,000 housing units and social amenities in Van within one year and constructed 18,000 units for beneficiaries.
With the enactment of Law No. 6306 on the Transformation of Areas at Risk of Disaster in 2012, demolition of unauthorized and structurally unsound buildings with inadequate earthquake-resistant design, materials, or construction, along with restoration of older structures, was extended nationwide. TOKİ’s responsibilities in this area became critically important as the implementing body.
Disaster Housing Applications (under the Ministry of Interior) are jointly implemented by the Disaster and Emergency Management Presidency (AFAD) and TOKİ. Beneficiaries are identified by AFAD, while TOKİ constructs the housing and delivers it to AFAD. Following the Elazığ, Malatya, and İzmir earthquakes (2020) and flood and fire disasters in Giresun, Sinop, Rize, Bartın, Antalya, and Muğla, 43,000 housing units were built to meet the urgent shelter needs of disaster victims.
The earthquakes centered in Kahramanmaraş on 6 February 2023, measuring 7.7 and 7.6 on the Richter scale, are, according to official records, the two largest earthquakes ever experienced in Türkiye in terms of affected area. In the 11 affected provinces, under the coordination of the Ministry of Environment, Urbanization and Climate Change, the process of establishing permanent housing was rapidly organized to meet immediate life-sustaining needs.
Disaster Housing (TOKİ)
TOKİ assumed a critical institutional role in disaster management after the 6 February earthquakes. Following ground studies and site selections, housing designs were limited to ground floor plus three or four stories. Projects were developed in alignment with the city’s sociological, cultural, and demographic structure and local architectural fabric, preferably in areas close to the center. Design efforts respected the traditional housing texture of each city and incorporated the demands and needs of local communities.
In the disaster zone, none of the previously constructed TOKİ housing units collapsed. This reality reinforced public confidence in the structural integrity of “TOKİ homes.” In all TOKİ projects, the most effective solutions for earthquake resistance are employed during construction: raft foundations, tunnel form load-bearing systems, and high-strength concrete, with floor heights strictly limited.
The raft foundation system ensures that loads from the building during an earthquake are evenly distributed to the ground, minimizing damage risk. The “tunnel form system” allows for faster and more robust construction using reinforced concrete shear walls, which act as the building’s spine to prevent collapse or overturning during seismic events. The steel reinforcement within these walls provides flexibility to the structure, similar to the human muscular system, enhancing resilience against natural disasters. The use of high-quality concrete preserves structural integrity and enhances life and property safety.
Düzce Cumayeri Çevrik Mahallesi Project (TOKİ)
In all TOKİ projects, horizontal architecture is preferred, preserving local, climatic, and cultural characteristics in design and architectural texture. Emphasis is placed on creating social living spaces that reinforce neighborhood culture.
An effective oversight system is applied during construction. A consultant control system staffed by expert personnel monitors the construction process. Additionally, a second control system composed of TOKİ engineers who supervise both consultants and construction activities ensures compliance at all implementation stages.
TOKİ’s accumulated expertise in housing production is now applied, under protocols signed with various ministries and public institutions, to rapidly construct social facilities such as healthcare, education, security, dormitories, sports centers, love homes, and shelters in areas of need. In return for these public projects, service fees are provided to the institutions. The key principle in these applications is the rapid delivery of multiple social facilities—healthcare, education, sports centers, love homes, and dormitories—by a single public institution with practical experience and proven methods.
Conventional formwork systems are used in the construction of schools, commercial centers, hospitals, mosques, police stations, dormitories, and stadiums.
Muğla Fethiye Social Housing (TOKİ)
Under the coordination of the Ministry of Environment, Urbanization and Climate Change, TOKİ is implementing “100 Million Square Meters of People’s Parks in 81 Provinces” through green space projects in various provinces. These initiatives create public green areas in cities. As of December 2025, 313 people’s parks have been completed on 36,560,000 square meters across Türkiye. Construction of 229 people’s parks on 45.1 million square meters is ongoing. In Istanbul, 34 people’s parks have been completed on 5,579,000 square meters, and work continues on 20 more. A total of 36 people’s parks covering 6.3 million square meters across Türkiye are ready for opening.
Sakarya Kocaali Social Housing (TOKİ)
Through Tarımköy projects, TOKİ aims to revitalize idle or underutilized village resources under state guidance and public support. Parallel goals include improving rural social life, developing rural architecture, preserving and renewing regional architectural identity, enabling local settlement, and providing healthy, livable housing for villagers.
Through cooperation between TOKİ and AFAD, new settlement areas are created for villagers whose lands have been expropriated for dam or similar infrastructure projects. In these projects, villagers are relocated to areas compatible with their previous agricultural and livestock activities.
Since 2003, a total of 7,477 village housing units, along with supporting areas, have been completed.
Since 2003, under government programs, TOKİ has collaborated with local administrations to launch urban transformation/renewal projects nationwide, aimed at preventing informal settlements and transforming existing informal housing areas.
Law No. 6306 on the Transformation of Areas at Risk of Disaster led to the widespread implementation of urban renewal projects across Türkiye. These projects aim to revitalize unhealthy urban areas and enable residents of these zones to live in modern residential environments.
Avanos Social Housing (TOKİ)
TOKİ’s social (accessible) housing program encompasses the production of all social amenities within its projects. TOKİ also makes major investments in infrastructure (roads, water lines, etc.) and provides landscaping for its developments. It approaches the creation of living environments with a comprehensive planning and management philosophy to ensure residents lead healthy social lives. Accordingly, necessary infrastructure and social amenities are constructed to the highest standards.
In housing areas, sufficient healthcare and education facilities, places of worship, commercial and cultural spaces, and service facilities are provided, alongside healthy infrastructure and transportation solutions. Every project includes pedestrian paths, seating areas, and parks; at least one open mini-football, mini-basketball, mini-volleyball, or open tennis court is constructed in each park.
In housing projects with up to 100 units, one children’s play area is provided; for projects exceeding 100 units, an additional play area is provided for every 175 units. When three or more play areas are included, one is equipped as an “accessible play group.”
TOKİ has four subsidiary companies, each with an administrative and financial structure entirely independent of TOKİ. One is a real estate investment trust; the others provide various services including project management, real estate marketing, contracting, management services, real estate valuation, financing for restoration, trade, and consultancy.
These companies are:
Emlak Konut Gayrimenkul Yatırım Ortaklığı A.Ş. is TOKİ’s largest publicly traded affiliated entity, transferred to TOKİ upon the liquidation of Emlak Bank in 2002.
500,000 Social Housing Project (TOKİ)
In 1994, TOKİ received the United Nations HABITAT Honorary Certificate for providing housing credits to hundreds of thousands of low- and middle-income families and successfully implementing the Erzincan Reconstruction Project.
Following the United Nations (UN) HABITAT II Conference (organized by TOKİ in Istanbul in 1996), TOKİ was recognized as the official public authority coordinating efforts among all public and private institutions in fulfilling HABITAT commitments.
In 2008, TOKİ received the “International Real Estate and Housing Development Entrepreneurship Award” at the Italian Real Estate Fair (EIRE). In the same year, TOKİ’s Erzincan – Çarşı Neighborhood Urban Renewal and Informal Settlement Transformation Project was selected as a “Best Practice” in the HABITAT Best Practices Awards.
In 2009, TOKİ’s Ankara North Entrance Urban Renewal and Development Project was selected as a “Best Practice” by the UN-HABITAT International Selection Committee in China.
In 2016, the TOKİ Model, for its effective reallocation of declining public resources to needy groups, was presented by Türkiye as the “best experience” during the side events of the United Nations (UN) HABITAT III Conference in Quito.
TOKİ organized two Housing Congresses in Istanbul on 8–9 April 2006 and 3–4 March 2011, with international participation.
TOKİ continues consultations with over 100 countries’ similar institutions and has signed memoranda of understanding with various countries for cooperation in the field of public housing.
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History
The First Public Housing Project of the Republic: Saraçoğlu
Establishment of the Housing and Public Partnership Administration
Mission
Türkiye’s Largest Social Housing Initiatives
The Housing Project of the Century
Campaign Process
Disaster Housing
Housing Constructed After the Van Earthquake
Urban Transformation Projects
Beneficiary Selection Process with AFAD
TOKİ in the “Disaster of the Century”
Housing Constructed in the Disaster Zone
Systems Used in TOKİ Construction
Horizontal Regional Architecture
Systematic Construction Oversight
Social Facility Applications
People’s Parks
Tarımköy Projects
Urban Renewal Projects
Social Amenities Projects
TOKİ’s Subsidiary Companies
International Awards
Knowledge Sharing with Professional Groups
