Architecture Term

Land Parcel

A legally defined unit of land registered in the title deed, on which construction can independently take place. A parcel's zoning status directly determines what can be built on it.

Also available in:Türkçe (Parsel)·القطعة (بارسيل)

Parcel size and the building permit

Unless the zoning plan says otherwise, the minimum sizes of new parcels created by division are set taking into account the slope, road situation, existing buildings and local needs. Under Turkey's Planned Areas Zoning Regulation, in residential and commercial zones where up to 4 storeys can be built, parcel width may not be less than 6.00 m for attached layout, or the sum of the side setbacks plus 6.00 m for detached layout; depth may not be less than 13.00 m without a front garden, or the front setback plus 13.00 m with one (Art. 6/2-3)^[1]. No new or additional building permit can be issued for plots that do not meet these provisions (Art. 6/5)^[1].

Division and merging

Ifraz is the division of a parcel and tevhit the merging of parcels (Art. 4)^[1]. When parcels with the same building system and use decision are merged, the footprint and floor area of the merged parcel may not exceed the sum of the separately calculated values of the parcels before merging (Art. 7/9)^[2]. Parcels whose access road has been closed by the plan and which have lost their road frontage, and areas where building is banned in disaster zones such as floods, landslides and rockfall, cannot be divided (Art. 7/4 and 7/6)^[2].

Parcel, zoning status and title deed

How much and how a parcel can be built on is found in its zoning status document; the record of its ownership is in the title deed (tapu) register. If the parcel is co-owned, the owners' consent is needed for the permit. For a checklist when buying land see our article on what to check when buying a plot.

Frequently asked questions

What do ifraz and tevhit mean?

Under Article 4 of the Planned Areas Zoning Regulation, ifraz is the division of a parcel and tevhit the merging of parcels.

Does the floor area ratio increase on a merged parcel?

No. When parcels with the same building system and use decision are merged, the footprint and floor area of the merged parcel may not exceed the sum of the separately calculated values before merging (Article 7/9).

Can a permit be obtained for a small parcel?

Under Article 6/5, no new or additional building permit can be issued for plots that do not meet the parcel-size provisions; unless the zoning plan says otherwise the minimum sizes are set under Article 6.