Buying a Building Plot or Farmland: What to Check

04 November 2026

Photo: D Coetzee, CC0

Buying a building plot or farmland requires more technical checks than buying a flat. The title deed record alone does not show what can be built on a parcel. The zoning plan, agricultural legislation and rules on protected sites, forests and the coast must all be considered together. In this article we summarise the main points a buyer should check before purchasing.

Building plot or farmland?

Properties registered on the tapu (title deed) as "arsa" (building plot) are usually parcels within a zoning plan that have been set aside for development. Descriptions such as "tarla" (field), "bağ" (vineyard) or "bahçe" (garden/orchard) indicate agricultural land. Building on, dividing and selling agricultural land is subject to separate rules. However, the description on the title deed is not enough on its own. What really counts is the parcel's status in the zoning plan.

Zoning status certificate

The zoning status (imar durumu) certificate is obtained from the relevant municipality and shows the intended use of the parcel in the zoning plan. Uses such as residential, commercial, tourism, industrial, green space, school or road are shown here. The certificate also sets out the building conditions. Before buying, obtain or review the current zoning status yourself; do not rely on what the listing says.

Emsal, TAKS and gabari

• Floor-area ratio (emsal, KAKS): The ratio of the total floor area that can be built on the parcel to the parcel area. For example, if the emsal is 1.00, a total floor area equal to the parcel area can be built; which areas count towards the emsal is regulated separately in the relevant regulation.
• Building coverage (TAKS): The ratio of the building's ground footprint to the parcel area.
• Height limit (gabari) / number of storeys: The limit on building height. The plan may state it in metres (for example Hmax) or as a number of storeys.
• Setbacks: These determine how far the building must be from the road and neighbouring parcels. On small or narrow parcels they can seriously limit what can be built.

Land readjustment share

When the municipality carries out parcelling in an area where zoning has not yet been implemented, part of the land is deducted as a land readjustment share (düzenleme ortaklık payı) for public uses such as roads, parks and schools. Under the Zoning Law, this share cannot exceed 45 per cent of the area before readjustment. In other words, not all of the land you buy today may remain yours after implementation.

Agricultural land and Law No. 5403

Soil Conservation and Land Use Law No. 5403 restricts the division of agricultural land and its use for non-agricultural purposes:

• Minimum agricultural land size: Under the law, this size cannot be set below 2 hectares for absolute, marginal and special crop land, 0.5 hectares for planted (perennial crop) land and 0.3 hectares for land used for greenhouse farming. The Ministry may increase these sizes.
• Ban on division: Agricultural land cannot be subdivided, split into shares or have its number of shares increased below the sizes set by the Ministry. Land that has reached the minimum size becomes indivisible.
• Ministry permission: Transactions on agricultural land such as subdivision, splitting into shares, transfer of shares, partition and change of land classification require permission from the Ministry of Agriculture and Forestry.
• De facto share sales: Dividing agricultural land into de facto shares that cannot be registered at the land registry and transferring the use of those shares, or acting as an intermediary in this, is defined as an offence in the law.
• Unauthorised structures: Permission is mandatory for agricultural structures or non-agricultural use on agricultural land. An amendment in June 2026 provided that structures built without permission under this law will not be given electricity, water or natural gas connections or utility subscriptions. The same amendment raised the administrative fine per square metre for unauthorised use to TRY 2,500.

Structures sold on farmland as a "vineyard house" or "hobby garden" pass the risk of demolition and fines on to the buyer if they were built without permission.

Shared land and the "will be zoned" promise

Dividing a large piece of land into small shares and selling them with the claim that it "will soon be zoned for development" is a common practice. Points to watch:

• Under the Zoning Law, except for the exceptions listed in the law, private parcelling plans and sale promise agreements that divide land and parcels into shares for any kind of development cannot be made in areas without a zoning plan.
• The power to make and amend zoning plans belongs to the authorities. A seller's word that the land "will be zoned" is not a guarantee. Ask the municipality whether a plan has been put on public display or approved.
• On shared land, the title deed does not state which part is yours. There are risks such as the other co-owners' right of pre-emption and a lawsuit for dissolution of co-ownership.
• The sale of shares in agricultural land also requires Ministry permission.

Road frontage and infrastructure

Check whether the parcel has frontage on a road shown in the zoning plan. A track that is actually used on the ground may not be a road in the plan. Obtaining a building permit can be harder for parcels with no road frontage. Also find out from the relevant authorities how far the electricity, water and sewerage lines are from the parcel and what connection will cost.

Protected sites

In archaeological, natural or urban protected sites (sit alanı), development is subject to conservation legislation. Whether anything can be built in these areas is determined by the conservation zoning plan and the decisions of the relevant regional conservation board. In some grades, building is completely prohibited. In a province such as Antalya, rich in historical and natural assets, always review the declarations on the title deed record and the plan notes at the municipality.

Forest boundary

Part of a titled piece of land may fall within forest boundaries, or there may be a boundary dispute with the forest cadastre. Private ownership and development in forest areas are severely restricted. If you are buying land next to a forest or with trees on it, check the forest cadastre status with the forestry operations directorate or through the declarations on the title deed record.

Shoreline

Under Coastal Law No. 3621, the coast is under the sovereignty and disposal of the State and open to everyone's use. The area at least 100 metres wide inland from the shoreline is the coastal strip, and the structures that can be built there are limited. When buying a parcel near the sea, find out from the municipality where the approved shoreline lies and how the coastal strip affects the parcel.

Quick checklist

1. Current title deed record: owner, description, share status, annotations and declarations
2. Zoning status certificate and plan notes from the municipality
3. If it is agricultural land, its status under Law No. 5403 and the permissions required
4. Road, electricity, water and sewerage connections
5. Checks on protected sites, forest and the shoreline
6. An on-site inspection of the land and, if needed, a boundary survey by a surveying engineer

Frequently asked questions

Can a house be built on farmland?

Building on agricultural land requires permission. Structures built without permission face consequences such as administrative fines, demolition and a ban on utility subscriptions. Find out what can be built from the provincial directorate of agriculture and forestry and the municipality.

Is it safe to buy a share of a field?

The risks are high. The title deed does not state which part is yours, transferring a share requires Ministry permission, the other co-owners have a right of pre-emption and the land cannot be divided below the minimum size.

What does an emsal of 0.30 mean?

It means a total floor area equal to 30 per cent of the parcel area can be built on the parcel. For example, on a 1,000 m² parcel a total floor area of 300 m² can be built. Which areas count towards the emsal depends on the regulation and the plan notes.

How should I view land that is said to be "about to be zoned"?

If there is no approved plan or plan on public display, this statement is an expectation, not a guarantee. Assess the price based on the current zoning status.

If you have questions about buying a plot or farmland, write to us; if you would like your existing land assessed, you can use our let us assess your property page.

This article is for general information only; please confirm current amounts and conditions with the relevant authority or a legal adviser.