A comprehensive guide to buying land in Turkey

In recent years, real estate has proven to be a profitable investment.  From various investment opportunities, land has proven to have the most ROI. 

So what should you pay attention to when buying land?

• Whether the intent of investment is for building a home to live in or simply purchasing land as an asset for ROI purposes, it is necessary to learn about the region where the land is situated. Close attention should be paid to access to transportation facilities, development potential, location, size, zoning status, shape, size and ground condition. In addition, it is crucial to investigate the ownership structure. Here are the things to be considered when investing in Land in Turkey.
• There is two different types of land Zoning which is very important

1. Field  (TARLA) is defined as a limited and specific piece of land suitable for agriculture only. NO BUILDING ALLOWED.
2. Land  ( ARSA) It is expressed as a piece of land that has zoning application and can be built on, is not cultivated, is parcelled, and is within the municipality's boundaries.

• You can only legally build a house if the land is at least 5,000 square meters.
• Even if the land is larger than 5,000 square metres, you still cannot build a house if there is no municipal road.
• If the size of the land is over 5,000 square meters, the total area of the house you will build, that is, the area of the independent section is considered extra.
• So, if you are building a 150 square meter house, your land must be at least 5,150 square meters.
• If you build an 80 square meter house, the land must be 5,080 square metres.
• If the land is in an area whose boundaries are drawn by the provincial directorate of agriculture, you can only build a house if it is smaller than 5,000 square metres.
• You cannot build near the irrigation canal, irrigation pond, or irrigated lands where DSİ ( State Hydrolic Works) works have been carried out, even if larger than 5,000 square meters.
• If the land is in a protected area, you cannot build a house even if it is larger than 5,000 square meters.
• A co-operative hobby garden does not allow the building of homes; if so, the house you build will not be legally yours.
• If you become a partner in the debt and assets of the cooperative, the house you build becomes the common property of the cooperative; you cannot claim any rights alone (assuming it is not demolished).
• There is no special permission for Containers, prefabricated bungalows can be built, and everything without a license is illegal.
• The municipality demolishes illegal houses issues fines and can even notify the law enforcement officers to open a criminal case.
• Even if the municipality does not demolish illegal structures the Ministry of Environment and Urbanization deducts the money from the municipality twice and even makes you pay for it. So hefty fines can add up very quickly.
• Being connected to electricity and water does not mean that the municipality or the state allows that building, and there is no guarantee that it will not demolish it.
• Many demolished illegal structures have electricity.
• Applying for a building registration certificate does not mean that the building is authorized and will not be demolished. Any structure without a certificate can be demolished.
• Water wells can also be very hard to get permission for. Also note that once you have permission to drill a well for water there is no guarantee that there will be water to be found even up to 150 meters.
• Moreover, there has been a drilling ban for the last few years. If it is detected that you are doing illegal drilling work, you may be fined hundreds of thousands of liras, you may have to pour concrete on the excavated place.
• Refrain from being tricked by those who say that we have applied for electricity and water, even if you pay a million TL, electricity and water will never come to some places.
• Enclosing the land does not change the condition of the land, building a wall or fencing does not make change it from TARLA to ARSA or land that can be built on.
• There are many people who write "land for sale" ( SATILIK ARSA) that has no building permission.It is important to actually check the title deed and if necessary the local municipality records.

 

Exception to rule but very rare

 

• There are exceptions in places that are zoned within the village, that is in places considered as rural built-up areas.
• The areas within the village are also registered as fields ( tarla)  in the records, but you can also build a house in the village places with the qualification of field ( tarla) with a cadastral road.
• In other words, it is a land that can be built on.  You must check with the municipality whether the place you want to buy is within the village built-up area.
• In villages and rural neighbourhoods, the parcel must have a frontage to the municipal  road at least 15 meters wide and 20 meters deep.
• To some up Land purchase in turkey can be a very good investment but expert advice should be taken to insure all the relevant permissions are in place.

Article compiled from various official sources. 

Mihane Sadiku

Founder & Owner

Yalihan International

Exlusive Agent for FORBES GLOBAL PROPERTIES for Bodrum Region