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Urban Transformation in Turkey – Urbanization Law. zoning

Posted by آرام العقارية on March 29, 2022


  • Urban transformation in Turkey

   Urban transformation in Turkey aims to change cities to become more livable, helps the development of the Turkish economy through the achievement of specific areas in Turkey. The successful implementation of the urban transformation process in Turkey with the emergence of new business lines in the real estate sector, attracts all eyes to Turkey.


Urban Transformation in Turkey - Urbanization Law.  zoning

  • Benefits of urban transformation in Turkey

    Below we see the benefits of urban transformation in Turkey that will appear in the coming periods, when we consider the contributions made by urban transformation in Turkey to the Turkish economy:

  • Gradually increasing the standard of living.
  • Create safe, healthy, and accessible living spaces.
  • Increase parks and green areas for families and children.
  • Reducing disaster risks by constructing earthquake-resistant buildings.
  • Increasing the number of people working in the service sector.
  • Increasing the number of people working in the construction sector.
  • Achieving environmental regulations.
  • Increase tourism income.
  • A positive rise in economic indicators and their dynamic dissemination to the economy.
  • Increase the country’s good reputation.
  • Many foreign investors purchase real estate or real estate procedures to contribute to the national economy as Turkish citizens.
  • Bringing about 200 active labors vital to the economy.
  • Urbanization Law – Zoning


The urbanization law in Turkey states that the real estate survey process is a technical and legal process that aims to establish an identity for the property by identifying and fixing the locations of real estate, determining its full descriptions, defining the rights entailed by it or upon it, and introducing the persons who have or have these rights.



First: Urbanization and zoning law for lands and farms


1 TURN = 1.000 M²

ha, symbol.

1 dunam (acre) to 1000 square meters

1 hectare equals 10,000 square meters


  • personalization and standardization

Allocation: It is the process of dividing the immovable property, which is registered as one piece in the Land Registry, into multiple parts according to the prepared maps and registering it in the Land Registry.

Consolidation: It is the conversion of more than one immovable property, which is registered separately in the Land Registry, into one title deed and it becomes one piece.

The minimum width and sizes of the facade are determined in accordance with the principles specified in the Regulation.


  • Arranging land and real estate

The amalgamation of land and real estate with or without buildings within the boundaries of the division with each other, with road surpluses, with premises belonging to public institutions or municipalities, dividing them into islands or plots according to the reconstruction plan, separate, joint ownership or land without the consent of the owners or other owners Rights, municipalities have the right to distribute them to rights holders and carry out registration procedures. If the mentioned places are outside the municipality and the adjacent area, the above powers are used by the governor.


  • Arrangement of land and real estate spaces

Article No. 18

In this Article, the shares of the regulatory partnership to be acquired in accordance with this Article cannot exceed forty percent of the land and real estate subject to regulation prior to the arrangement.

These areas may not be used for purposes other than public services such as primary and secondary education institutions of the Ministry of National Education, roads, squares, parks, parking lots, playgrounds, green spaces, houses of worship, police stations and facilities related to these services.


  • Izale-i Şuyu

The division of property of the shareholders who own the real estate as common property or the sale by the court and the division of prices among the shareholders in proportion to their shares is called izale-i şuyu.


  • building permit

A building permit is a mandatory document issued by the municipalities within the municipal boundaries of the buildings to be constructed, and by the provinces (regional public works and settlements districts), in accordance with Article 21 of the Organizing Law No. 3194.

The construction start period is two years from the date of licensing.

If construction has not commenced within this period or if construction has not commenced and is completed within five years with the commencement period for any reason, the license granted shall be deemed invalid.

In this case, a new license is required.

No additional fees are charged during license renewal and plan modification.


Second: Urbanization and zoning law for the architectural project

Architectural project:

The site plan prepared by the architects in accordance with the zoning plan, the retail plan and the principles of this regulation, the easement sharing schedule and the land ownership, the square meter plan, all the floor plans including basements, the roof plan and at least two associated with it and it is a project with sections and a sufficient number of views.


  1. Strategies in the Fixed Building Permits Project

Strategic project:

 All floor plans and roof plans, including the basement, which are prepared by civil engineers according to the architectural project and the ground study report, whose scales are determined according to the size and characteristics of the building, with an explanation of carrier systems according to construction, steel and similar structures.


  1. Mechanical Building Permit Installation Projects

Mechanical installation project:

It is the works of water, central heating, floor heating and similar heating, cooling, ventilation and thermal insulation report prepared by mechanical engineers according to the architectural project and its scales are determined according to the size and characteristics of the building.


  1. Projects in the electrical installation project building permit

Electrical installation project: It is the internal electrical installation related to strong and weak currents, the scales of which are determined according to the size and characteristics of the building, prepared by electrical engineers in accordance with the architectural project, and elevator projects prepared together. By electrical engineer and mechanical engineer.



Urban Transformation in Turkey - Urbanization Law.  zoning



  1. construction license

It is a mandatory document given to owners of buildings by municipalities within municipal boundaries and by governorates outside municipal boundaries for fully or partially completed buildings in accordance with Article 30 of Zoning Law No. 3194.

  1. housing approval


It is the approval issued by the municipality for buildings that are built according to specific standards, where it is proven that the building in question was built according to what was mentioned in the approved construction project, and in order to obtain housing approval, the standards imposed by the state, such as the presence of a fire staircase and cases The building must be earthquake-resistant, and there should be sufficient fire extinguishing cylinders within the building, among others; The task of obtaining housing approval rests with the contractor or the construction company executing the project, and after obtaining housing approval, all buyers’ easement bonds are converted into full title deeds.


  1. Building against the zoning law

Buildings that are built without a license or that conflict with the terms of the license and its annexes, the rules of science and health, floor arrangement, floor area, neighborhood distances, front line, building depth, etc. are buildings that do not comply with the provisions of the relevant legislation and buildings that encroach on the plot of land The neighborhood, the road, or the spaces designated for public services and utilities, or built in places where construction is prohibited.


  • What is the residential area in the urbanization law ?

Are the areas planned for residential use in the areas of settlement and development.

However, on the ground floor and road level of parcels located in residential areas decided by the competent administrative board to constitute them as commerce along the road, or in areas facing the road of exposed basements, the shop Hairdresser, tailor, practice, family health center, restaurant, pastry, riad Children and non-residential services such as nursery school.



Conclusion: The concept of “Urban Transformation in Turkey” is one of the topics on Turkey’s agenda for a long time. When assessing the processes of urban transformation in Turkey in cities and their effects on the economy, it is necessary to understand what are the benefits of urban transformation in Turkey.

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