Plot to Construction Process

From Zoned Land to Occupancy Permit in Türkiye: The Full Process Step by Step

Buying a zoned (planned) plot in Türkiye is not just a title deed transfer. If you follow the right steps, you can confirm the land’s true buildable potential, avoid unpleasant surprises during permitting, and complete construction smoothly—ending with an Occupancy Permit (Yapı Kullanma İzin Belgesi / “iskan”). Below is a clear, blog-ready overview of the typical process from first intent to final completion.

1) Define your goal and run a basic feasibility check

Start by deciding what you want to build:

• Villa / residential building

• Commercial property

• Build-to-sell vs. long-term rental

Then outline:

• Approx. buildable area (m²)

• Rough construction cost range

• Timeline

• Sale/rent projections

2) Don’t commit before obtaining the written and “drawn” zoning status (Critical safety step)

Many buyers move forward simply because they hear “the land is zoned.” That’s risky. Before paying a deposit, you should obtain the official written + drawn zoning document from the municipality/authority (often referred to as zoning status/permit sheet + sketch/croquis). This matters because:

• Plan notes can drastically change what you can build

• Setbacks and road dedication can reduce the usable footprint

• What’s “said” may differ from what’s officially documented

Important: The “written” part includes conditions/plan notes; the “drawn” part shows the parcel layout, approach limits, setbacks, roads, and building lines.

3) Verify zoning parameters and plan notes (Lock in your development rights)

A plot being “zoned” isn’t enough—what matters is the zoning decision and plan notes. Key items to check:

• Land-use designation: residential, commercial, tourism, mixed-use, etc.

• FAR / Emsal (KAKS) and Site Coverage (TAKS)

• Height limit / floors (Hmax)

• Setbacks: front/side/rear distances

• Plan notes: basement/roof/terrace rules, parking requirements, “non-FAR” areas, unit conditions

• Road frontage and planned road status: road width, dedication requirements, access

Example Scenario (to make it tangible)

Assume you have a plot with the following zoning:

• Plot size: 500 m², zoned residential

• TAKS: 0.20

• KAKS / FAR (Emsal): 0.40

• Hmax: 6.50 (often interpreted like ~2 floors, but plan notes may alter this)

• Setbacks: front 5 m, sides 3 m, rear 3 m (example values)

A rough first-pass calculation:

• Max total FAR-based construction area: 500 × 0.40 = 200 m²

• Max ground footprint (coverage): 500 × 0.20 = 100 m²

So, a simple two-floor concept could look like 100 m² + 100 m² = 200 m².

However, the real outcome depends on plan notes, whether certain areas are excluded from FAR, parking rules, stair/elevator core requirements, and whether setbacks shrink the feasible footprint. This is exactly why written + drawn zoning status is essential before final decisions.

4) Clear title deed and legal risks before purchase

Before buying, review title records carefully:

• Is it shared ownership (hisseli) or a single-owner title?

• Any mortgage, lien, seizure, annotations?

• Any easements/rights-of-way (access, utilities, pipelines, etc.)?

• Any heritage protection / conservation / special restrictions?

• Any risk of expropriation, flood zone, stream bed, coastal restrictions, etc.?

5) Purchase and title deed transfer

A typical flow:

• Deposit / preliminary agreement

• Payment plan and delivery terms

• Title deed appointment and transfer

• Taxes/fees paid and ownership finalized

6) Build the project team early (This determines permitting speed)

Core team usually includes:

• Architect (concept + application drawings)

• Structural engineer (static calculations/design)

• Electrical & mechanical designers

• Surveyor (site setting-out, elevation/sections)

• If needed: landscape designer, interior architect

Choose your delivery model:

• Turnkey contractor

• Bill-of-quantities + unit prices

• Separate trades for shell vs. finishes

7) Soil investigation and survey setting-out

A licensed soil/ground investigation report is commonly required for permits. It influences:

• Foundation system

• Soil class

• Potential extra scope (shoring, piles, excavation support)

Then setting-out (aplikasyon) and site elevation/sections help place the building correctly on the parcel.

8) Finalize application-ready technical projects

Typically:

• Architectural project

• Structural project

• Electrical project

• Mechanical project

• Insulation / fire / parking solutions (as required)

Coordination is crucial: mismatched drawings = delays + change orders later.

9) Apply for the building permit (Ruhsat)

The municipality reviews the full submission:

• Project checks

• External agency opinions (if required)

• Fees and charges paid

  
  

  Then the Building Permit (Yapı Ruhsatı) is issued.

10) Construction phase (site setup → completion)

Standard sequence:

1. Excavation and foundation

2. Structural shell

3. Roof, façade, windows/doors

4. MEP rough-ins (electrical/mechanical)

5. Finishes (screed, plaster, paint, flooring, kitchen/bath)

6. Landscaping and external works

11) Utility connections and subscriptions

Toward the end:

• Water

• Electricity

• Natural gas (if available)

• Internet

  
  

  Applications and on-site connections are completed.

12) Final checks and Occupancy Permit (Iskan)

Before handover, run a punch list: waterproofing, slopes/drainage, MEP testing, installation quality.

Then apply for the Occupancy Permit (Yapı Kullanma İzin Belgesi / iskan). Once issued, the building is officially approved for use.

13) Condominium title conversion (Optional, but value-boosting)

If the project started under construction easement (kat irtifakı), after occupancy you may proceed to full condominium ownership title (kat mülkiyeti)—often improving saleability and buyer confidence.

The 7 Most Common Mistakes (Türkiye Zoned Land Process)

1) Paying a deposit without securing the official written + drawn zoning status

Verbal info isn’t enough—setbacks, dedications, and plan notes can change everything.

2) Calculating only via FAR/coverage and ignoring plan notes

“Excluded-from-FAR” areas, basement/roof rules, parking obligations, and circulation cores can alter the real usable area.

3) Overlooking road dedication / planned road / frontage issues

Road widening, dedication requirements, or access constraints can reduce effective land area or delay construction.

4) Superficial checks on liens, annotations, or shared ownership (hisseli)

These can block financing, complicate transfer, or create future disputes that stall the project.

5) Treating the soil report as an afterthought

Ground conditions can trigger major cost items (shoring, piles, special foundations) and blow up budgets.

6) Building the team too late or producing uncoordinated projects

Architectural/structural/MEP mismatches cause permit revisions, site conflicts, demolition/rework, and cost escalation.

7) Focusing only on the building permit and ignoring occupancy and title-end steps

Without a clear plan for occupancy permit, utilities, testing, and title conversion, completion and sales can be delayed significantly.