{"id":46912,"date":"2026-10-21T06:33:39","date_gmt":"2026-10-21T06:33:39","guid":{"rendered":"https:\/\/trupropertyturkey.com\/kiyi-kanunu-turkish-coastal-law\/"},"modified":"2026-10-21T06:33:39","modified_gmt":"2026-10-21T06:33:39","slug":"kiyi-kanunu-turkish-coastal-law","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/kiyi-kanunu-turkish-coastal-law\/","title":{"rendered":"K\u0131y\u0131 Kanunu: Why Nobody Owns the Turkish Beachfront"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46912\" class=\"elementor elementor-46912 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-kk1a2b3c elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"kk1a2b3c\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container 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span:first-child{font-size:1.1rem;flex-shrink:0;margin-top:2px}\n.kk-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.kk-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.kk-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.kk-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.kk-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .kk-strip-in{grid-template-columns:repeat(2,1fr)}\n  .kk-protect{grid-template-columns:1fr 1fr}\n  .kk-2col{grid-template-columns:1fr;gap:36px}\n  .kk-contact-inner{grid-template-columns:1fr;gap:36px}\n  .kk-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .kkc{padding:0 16px}\n  .kks{padding:44px 0}\n  .kk-hero{min-height:auto}\n  .kk-hero-content{padding:48px 16px 56px}\n  .kk-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .kk-protect{grid-template-columns:1fr;gap:12px}\n  .kk-strip-in{grid-template-columns:repeat(2,1fr)}\n  .kk-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .kk-step{gap:14px}\n  .kk-step-num{width:44px;height:44px;font-size:1rem}\n  .kk-steps::before{left:21px}\n  .kk-contact{padding:48px 0}\n}\n@media(max-width:480px){.kkc{padding:0 14px}}\n<\/style>\n\n<div class=\"kk\">\n\n<!-- HERO -->\n<section class=\"kk-hero\">\n  <div class=\"kk-hero-bg\"><\/div>\n  <div class=\"kk-hero-pat\"><\/div>\n  <div class=\"kk-hero-ov\"><\/div>\n  <div class=\"kk-hero-content\">\n    <span class=\"kk-eyebrow\">Coastal Law &middot; Land &amp; Zoning &middot; Updated October 2026<\/span>\n    <h1>K&#305;y&#305; Kanunu: Why Nobody Owns the Turkish Beachfront<\/h1>\n    <p class=\"kk-hero-sub\">Turkey&rsquo;s Coastal Law puts the shore itself beyond private ownership and draws two measured lines inland from it. Understanding where those lines fall is the difference between buying a sea view and buying a dispute.<\/p>\n    <div class=\"kk-hero-meta\">\n      <div class=\"kk-hm\">&#127958;&#65039; <strong>Law No. 3621, enacted 1990<\/strong><\/div>\n      <div class=\"kk-hm\">&#128207; <strong>100 m strip, 50 m approach limit<\/strong><\/div>\n      <div class=\"kk-hm\">&#127481;&#127479; <strong>Written for foreign buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"kk-strip\">\n  <div class=\"kkc\">\n    <div class=\"kk-strip-in\">\n      <div class=\"kk-si\"><span class=\"kk-sv\">100 m<\/span><span class=\"kk-sl\">Minimum Coastal Strip Width<\/span><\/div>\n      <div class=\"kk-si\"><span class=\"kk-sv\">50 m<\/span><span class=\"kk-sl\">Closest A Building May Come<\/span><\/div>\n      <div class=\"kk-si\"><span class=\"kk-sv\">None<\/span><span class=\"kk-sl\">Private Title Over The Shore<\/span><\/div>\n      <div class=\"kk-si\"><span class=\"kk-sv\">No. 3621<\/span><span class=\"kk-sl\">Coastal Law, Enacted 1990<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"kks\">\n  <div class=\"kkc\">\n    <div class=\"kk-2col\">\n      <div class=\"kk-body\">\n        <span class=\"kkt\">Start Here<\/span>\n        <h2 class=\"kk-title\">The sea is not the boundary. A surveyed line is.<\/h2>\n        <p>Almost every foreign buyer who looks at the Turkish coast begins with the same mental model: the sea is the edge of the land, so the closer a property sits to the water, the more of something valuable it has. Turkish law does not work that way. Under the Coastal Law &mdash; <strong>K&#305;y&#305; Kanunu, Law No. 3621, enacted on 4 April 1990<\/strong> &mdash; the sea is not the operative boundary at all. The boundary that governs what can be owned and what can be built is a surveyed line drawn some distance inland from the water, and everything seaward of it belongs to the public.<\/p>\n        <p>The law sets out four terms in Article 4, and they stack on top of each other. The <strong>k&#305;y&#305; &ccedil;izgisi<\/strong>, the coastline, is the line formed by joining the points at which the water touches the land, excluding flood conditions. The <strong>k&#305;y&#305; kenar &ccedil;izgisi<\/strong>, the shore edge line, is the natural landward boundary of the sand, shingle and rock that water movement has formed. The <strong>k&#305;y&#305;<\/strong> &mdash; the shore &mdash; is the area between those two lines. And the <strong>sahil &#351;eridi<\/strong>, the coastal strip, is the area at least 100 metres wide measured horizontally landward from the shore edge line.<\/p>\n        <p>Once those definitions are in place, the restrictions follow mechanically. Article 5 provides that the coasts are under the dominion and disposition of the State and are open to everyone&rsquo;s equal and free use, with the public interest taking priority in how coasts and coastal strips are used. Article 6 provides that no structure may be built on the shore. The practical consequence is that the single most marketed feature of Turkish coastal property &mdash; direct, exclusive, owned access to the water &mdash; is the one thing the statute will not allow anyone to sell you.<\/p>\n        <div class=\"kk-hbox\">\n          <strong>What this is not:<\/strong> none of this makes coastal property a bad purchase, and it is not a restriction aimed at foreigners. It applies identically to Turkish nationals and has done since 1990. It simply means the value of a coastal parcel sits in proximity and outlook rather than in ownership of the shore, and that the honest question to ask about any listing is where the shore edge line falls, not how many metres it is to the water.\n        <\/div>\n        <p>The gap between those two questions is where problems start. A parcel can be genuinely close to the sea and still have very little buildable area, because the coastal strip and the approach limit eat into it from the seaward side. A terrace, a boundary wall or a landscaped garden can sit partly on public land without anyone having intended it. And on stretches of coast where the shore edge line has never been formally determined, the extent of what is buildable is not merely unknown &mdash; it is legally unresolved.<\/p>\n      <\/div>\n      <div>\n        <div class=\"kk-ov\">\n          <div class=\"kk-ov-head\">\n            <h3>K&#305;y&#305; Kanunu &mdash; Key Provisions<\/h3>\n            <p>Coastal Law No. 3621 and its principal amendment<\/p>\n          <\/div>\n          <div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Law<\/span><span class=\"kk-or\">K&#305;y&#305; Kanunu No. 3621<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Enacted<\/span><span class=\"kk-or\">4 April 1990<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Key amendment<\/span><span class=\"kk-or\">Law No. 3830 (1992)<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">K&#305;y&#305; &ccedil;izgisi<\/span><span class=\"kk-or\">Where water meets land<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">K&#305;y&#305; kenar &ccedil;izgisi<\/span><span class=\"kk-or\">Natural landward shore limit<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">K&#305;y&#305; (the shore)<\/span><span class=\"kk-or\">Between the two lines<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Sahil &#351;eridi<\/span><span class=\"kk-or burg\">At least 100 m inland<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Status of the shore<\/span><span class=\"kk-or burg\">State dominion (Art. 5)<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Building on the shore<\/span><span class=\"kk-or burg\">Prohibited (Art. 6)<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Closest approach<\/span><span class=\"kk-or burg\">50 m (Art. 5, as amended)<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">That 50 m band<\/span><span class=\"kk-or\">Paths, rest, recreation<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Walls &amp; fences on shore<\/span><span class=\"kk-or\">Prohibited (Art. 6)<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Reclaimed land<\/span><span class=\"kk-or\">Stays State land (Art. 7)<\/span><\/div>\n            <div class=\"kk-ov-row\"><span class=\"kk-ol\">Line undetermined?<\/span><span class=\"kk-or\">Fix within 3 months of request<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"kk-warn\" style=\"margin-top:16px;\">\n          <strong>The phrase to question.<\/strong> &ldquo;Private beach&rdquo; has no basis in Turkish property law. Where one appears to exist, it is a permitted use over public land, not ownership, and the public right of free and equal access to the shore survives it. Treat the phrase as a description of amenity, never of title.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"kks kkg\">\n  <div class=\"kkc kkct\">\n    <span class=\"kkt\">Due Diligence<\/span>\n    <h2 class=\"kk-title\">Seven checks before you buy anything on the coast<\/h2>\n    <p class=\"kk-sub\">In order. The first three establish where the lines fall; the rest establish whether what is standing on the parcel respects them.<\/p>\n  <\/div>\n  <div class=\"kkc\">\n    <div class=\"kk-steps\" style=\"max-width:820px;margin-left:auto;margin-right:auto;\">\n      <div class=\"kk-step\"><div class=\"kk-step-num\">1<\/div><div class=\"kk-step-body\"><h3>Locate the parcel officially, not on a sales map<\/h3><p>Get the island and parcel numbers and look the plot up on the state land parcel system so that you are working from registered boundaries. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">checking a Turkish land parcel online<\/a> walks through how to do this yourself before you travel.<\/p><\/div><\/div>\n      <div class=\"kk-step\"><div class=\"kk-step-num\">2<\/div><div class=\"kk-step-body\"><h3>Establish whether the shore edge line has been determined<\/h3><p>Article 5 makes determination of the k&#305;y&#305; kenar &ccedil;izgisi a precondition of planning and implementation on the coast and in the coastal strip. Where it has not been determined and a request is made, the law requires it to be determined within three months of that request. Until then, treat the seaward extent of the parcel as unresolved.<\/p><\/div><\/div>\n      <div class=\"kk-step\"><div class=\"kk-step-num\">3<\/div><div class=\"kk-step-body\"><h3>Obtain the development status of the parcel<\/h3><p>The municipality issues the <a href=\"https:\/\/trupropertyturkey.com\/imar-durumu-turkey-zoning-check\/\">imar durumu<\/a>, which states what the applicable plan permits. On a coastal plot this is where you see how much of the parcel is absorbed by the coastal strip and where the 50-metre approach limit crosses it.<\/p><\/div><\/div>\n      <div class=\"kk-step\"><div class=\"kk-step-num\">4<\/div><div class=\"kk-step-body\"><h3>Read the annotations on the title deed<\/h3><p>Coastal parcels attract annotations that inland ones do not, and they belong on the same checklist as mortgages and liens. Our note on <a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">reading the encumbrances on a Turkish title deed<\/a> explains what the register records and how to obtain the full entry.<\/p><\/div><\/div>\n      <div class=\"kk-step\"><div class=\"kk-step-num\">5<\/div><div class=\"kk-step-body\"><h3>Check the permit history of anything already built<\/h3><p>A building standing closer to the water than current rules allow is not automatically unlawful &mdash; it may predate the Coastal Law or have been authorised under an earlier plan. What matters is whether it has a building permit and an occupancy certificate. Where neither exists, our explainer on the <a href=\"https:\/\/trupropertyturkey.com\/yapi-kayit-belgesi-turkey\/\">Yap&#305; Kay&#305;t Belgesi<\/a> sets out what a registration document does and does not cure.<\/p><\/div><\/div>\n      <div class=\"kk-step\"><div class=\"kk-step-num\">6<\/div><div class=\"kk-step-body\"><h3>Walk the seaward boundary and look for encroachment<\/h3><p>Walls, terraces, steps, pontoons, planting and parking regularly drift beyond a parcel onto public land. Article 6 prohibits walls, fences, trenches and similar barriers on the shore. Anything of yours sitting on State land is an occupation, and occupations are charged for.<\/p><\/div><\/div>\n      <div class=\"kk-step\"><div class=\"kk-step-num\">7<\/div><div class=\"kk-step-body\"><h3>Price the risk before you commit, not after<\/h3><p>Every item above is resolvable in advance and expensive afterwards. If the shore edge line is undetermined, or a structure encroaches, or the permit file is incomplete, those are negotiating points while you are still a prospective buyer and they are your problems the moment the transfer registers.<\/p><\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- ZONE DETAIL -->\n<section class=\"kks\">\n  <div class=\"kkc\">\n    <div class=\"kk-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"kkt\">The Bands<\/span>\n      <h2 class=\"kk-title\">Four zones, counting inland from the water<\/h2>\n      <p><strong>The shore itself.<\/strong> Between the waterline and the shore edge line sits the k&#305;y&#305;. Article 5 places it under the dominion and disposition of the State and opens it to everyone&rsquo;s equal and free use. Article 6 provides that no structure may be built there, and goes further: no walls, fences, trenches or similar barriers; no excavation that would alter the coastline; no removal of sand or gravel; no dumping of rubble, soil, slag or waste. The article does allow specified exceptions by decision of a development plan, and these are infrastructure categories rather than private ones &mdash; piers, ports, breakwaters, bridges, lighthouses, shipyards and fish farms, with further categories added by later amendments including cruise and yacht ports, certain sports and health facilities and energy transmission lines.<\/p>\n      <p><strong>The first fifty metres.<\/strong> Article 5, as amended by Law No. 3830 of 1 July 1992, provides that structures to be built in coastal strips may approach the shore edge line by at most 50 metres, and that the area between that approach limit and the shore edge line may only be arranged for pedestrian ways, walking, resting, viewing and recreation. This is the band that most often surprises buyers. It is not a setback that can be negotiated parcel by parcel; it is the statutory minimum distance for new building in the coastal strip.<\/p>\n      <p><strong>The rest of the coastal strip.<\/strong> The sahil &#351;eridi runs at least 100 metres inland from the shore edge line, and Article 5 provides that its depth is not to be less than that, determined with regard to the uses in and behind the strip and to natural thresholds. In other words, 100 metres is a floor rather than a fixed figure, and on a given stretch of coast the strip may be deeper. Article 8 restricts what may happen inside it: in areas without an implementation development plan, no structures or facilities may be built within the distances set in Article 4. Where a plan does exist, Article 8 permits day-use tourism structures and facilities, excluding overnight accommodation, provided they are open to public benefit, while continuing to prohibit barriers, excavation and the dumping of pollutants.<\/p>\n      <p><strong>Behind the strip.<\/strong> Landward of the coastal strip, ordinary planning law takes over and the parcel is governed by its development plan in the normal way. This is where the great majority of coastal housing stock actually sits, and where a foreign buyer is usually buying. The point of understanding the three bands in front of it is not that they are available to you &mdash; it is that they determine the outlook, the access and the permanence of what you are buying. A parcel separated from the water by a protected 100-metre strip has a view that is far harder to build out than one where the land in front is ordinary development land.<\/p>\n      <div class=\"kk-hbox\">\n        <strong>A note on reclaimed land.<\/strong> Article 7 permits filling and drying in the sea, lakes and rivers where the public interest requires it, by decision of an implementation development plan and on a proposal routed through the provincial governorship to the Ministry. It then states that such land is under the dominion and disposition of the State and cannot be the subject of private ownership. Reclaimed ground does not become private title, however it is presented.\n      <\/div>\n      <div class=\"kk-warn\">\n        <strong>One annulment worth knowing about.<\/strong> The final paragraph of Article 4 was annulled by the Constitutional Court by its decision of 18 September 1991. Older summaries of the Coastal Law that are still circulating online sometimes quote repealed or superseded wording, including narrower strip measurements that predate the 1992 amendment. Always work from the consolidated current text, and confirm how the law applies to a specific parcel with a licensed Turkish lawyer or surveyor rather than from any general guide, this one included.\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON TABLE -->\n<section class=\"kks kkg\">\n  <div class=\"kkc kkct\">\n    <span class=\"kkt\">Zone By Zone<\/span>\n    <h2 class=\"kk-title\">What is permitted where<\/h2>\n    <p class=\"kk-sub\">Reading from the water inland. Private ownership and building rights expand as you move away from the shore edge line.<\/p>\n  <\/div>\n  <div class=\"kkc\">\n    <div class=\"kk-compare-wrap\">\n      <table class=\"kk-compare\" style=\"min-width:860px;\">\n        <thead>\n          <tr><th>Question<\/th><th>The shore (k&#305;y&#305;)<\/th><th>First 50 m of the strip<\/th><th>Rest of the strip<\/th><th>Behind the strip<\/th><\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td><strong>Can it be private property?<\/strong><\/td><td class=\"no\">No &mdash; State dominion<\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td><strong>Public right of free access<\/strong><\/td><td class=\"yes\">Yes &mdash; equal and free<\/td><td>Arranged for public use<\/td><td>Per the plan<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td><strong>New buildings allowed<\/strong><\/td><td class=\"no\">No (Art. 6)<\/td><td class=\"no\">No &mdash; 50 m approach limit<\/td><td>Only per Art. 8<\/td><td class=\"yes\">Per the development plan<\/td><\/tr>\n          <tr><td><strong>Walls, fences and barriers<\/strong><\/td><td class=\"no\">Prohibited<\/td><td class=\"no\">Prohibited<\/td><td class=\"no\">Prohibited<\/td><td class=\"yes\">Per the plan<\/td><\/tr>\n          <tr><td><strong>Paths, rest and recreation<\/strong><\/td><td>Public use<\/td><td class=\"yes\">Expressly permitted<\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td><strong>Day-use tourism, no accommodation<\/strong><\/td><td class=\"no\">No<\/td><td class=\"no\">No<\/td><td class=\"yes\">Where a plan exists<\/td><td class=\"yes\">Per the plan<\/td><\/tr>\n          <tr><td><strong>Removing sand or gravel<\/strong><\/td><td class=\"no\">Prohibited<\/td><td class=\"no\">Prohibited<\/td><td class=\"no\">Prohibited<\/td><td>Not governed here<\/td><\/tr>\n          <tr><td><strong>Infrastructure exceptions<\/strong><\/td><td>Listed categories only<\/td><td>Per the plan<\/td><td>Per the plan<\/td><td>Per the plan<\/td><\/tr>\n          <tr><td><strong>Needs the shore edge line fixed first<\/strong><\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">Not directly<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"kks\">\n  <div class=\"kkc kkct\">\n    <span class=\"kkt\">Marketing And Reality<\/span>\n    <h2 class=\"kk-title\">Six coastal claims, and what to ask about each<\/h2>\n    <p class=\"kk-sub\">None of these phrases is necessarily dishonest. All of them describe something other than what a buyer tends to hear.<\/p>\n  <\/div>\n  <div class=\"kkc\">\n    <div class=\"kk-protect\">\n      <div class=\"kk-pc\"><span class=\"kk-pc-icon\">&#127958;&#65039;<\/span><h3>&ldquo;Private beach&rdquo;<\/h3><p>Ask what the legal basis of the arrangement is. The shore is State land open to everyone&rsquo;s equal and free use, so what exists is at best a permitted use, and the public right of access survives it.<\/p><\/div>\n      <div class=\"kk-pc\"><span class=\"kk-pc-icon\">&#128207;<\/span><h3>&ldquo;Twenty metres from the sea&rdquo;<\/h3><p>Ask whether that is measured to the water or to the shore edge line, and whether the building is new. New building in the coastal strip may come no closer than 50 metres to that line.<\/p><\/div>\n      <div class=\"kk-pc\"><span class=\"kk-pc-icon\">&#129517;<\/span><h3>&ldquo;The view can never be built out&rdquo;<\/h3><p>Sometimes true, and checkable rather than a matter of trust. Get the development status of the land in front and see whether it falls inside the protected strip or is ordinary development land.<\/p><\/div>\n      <div class=\"kk-pc\"><span class=\"kk-pc-icon\">&#127959;&#65039;<\/span><h3>&ldquo;Land being reclaimed for the project&rdquo;<\/h3><p>Article 7 is explicit that filled land is under State dominion and cannot be the subject of private ownership. A project premised on converting reclaimed ground into private title is premised on something the law does not permit.<\/p><\/div>\n      <div class=\"kk-pc\"><span class=\"kk-pc-icon\">&#128679;<\/span><h3>&ldquo;The wall has always been there&rdquo;<\/h3><p>Longevity is not authorisation. If part of the property sits on the public shore, the occupation can be charged for &mdash; see our guide to <a href=\"https:\/\/trupropertyturkey.com\/ecrimisil-turkey-property\/\">ecrimisil, the occupation charge<\/a> that arrives after you buy.<\/p><\/div>\n      <div class=\"kk-pc\"><span class=\"kk-pc-icon\">&#128269;<\/span><h3>&ldquo;The line will be confirmed later&rdquo;<\/h3><p>Determination of the shore edge line is a precondition of planning on the coast, and where requested in an area it has not been fixed, the law requires it within three months. Treat later as a reason to wait.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- WHERE IT BITES -->\n<section class=\"kks kkg\">\n  <div class=\"kkc\">\n    <div class=\"kk-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"kkt\">In Practice<\/span>\n      <h2 class=\"kk-title\">Where the Coastal Law actually shows up in a purchase<\/h2>\n      <p>The Coastal Law rarely announces itself. It surfaces as a surveyor&rsquo;s note, a line on a plan, or a refusal from a municipality, and by then the buyer is usually committed. Three patterns account for most of the trouble we see.<\/p>\n      <p><strong>The plot that is smaller than it looks.<\/strong> A parcel of a given area on paper can have a materially smaller buildable footprint once the coastal strip and the 50-metre approach limit are drawn across it. Buyers who price land on total area rather than developable area overpay, and discover the gap when they commission a design. On a plot bought for building, the development status is not a formality to collect after exchange &mdash; it is the document that tells you what you are buying. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">buying land in Turkey<\/a> covers the wider plot-purchase process.<\/p>\n      <p><strong>The structure that crept seaward.<\/strong> Terraces, retaining walls, staircases down to the water and landscaped gardens are added over decades, often informally, and property boundaries on the ground stop matching the register. Where part of what you have bought sits on the public shore, the State can charge for that occupation, and the charge is levied on the occupier rather than on whoever built it. This is the single most common way the Coastal Law converts into a bill for a foreign owner.<\/p>\n      <p><strong>The stretch of coast where the line was never drawn.<\/strong> On less developed coastline, the shore edge line may simply never have been determined. That is not a technicality. Article 5 requires its determination before planning and implementation on the coast and in the coastal strip, so until it exists, the development potential of a seafront parcel is genuinely unresolved. Buying on the assumption that the line will fall conveniently is speculation, and it should be priced as such.<\/p>\n      <div class=\"kk-hbox\">\n        <strong>Where this intersects with other state powers:<\/strong> coastal land also sits closer than most to public works and protection regimes. If the State requires land for a public purpose, a separate process applies &mdash; our guide to <a href=\"https:\/\/trupropertyturkey.com\/kamulastirma-expropriation-turkey\/\">kamula&#351;t&#305;rma, or expropriation<\/a>, explains how that works and what compensation involves.\n      <\/div>\n      <p>The reassuring part is that every one of these is a documents problem, and documents can be obtained before money moves. The Turkish coast is one of the most attractive property markets in the Mediterranean, and the Coastal Law is a large part of why its best stretches still look the way they do. It protects the thing buyers are actually paying for. It just does not let them own it.<\/p>\n      <p>For the broader picture of buying on the Turkish coast, see our regional guides to <a href=\"https:\/\/trupropertyturkey.com\/oludeniz-property-for-sale\/\">&Ouml;l&uuml;deniz<\/a>, <a href=\"https:\/\/trupropertyturkey.com\/gocek-property-for-sale\/\">G&ouml;cek<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/kalkan-property-for-sale\/\">Kalkan<\/a>, our note on <a href=\"https:\/\/trupropertyturkey.com\/holiday-homes-in-turkey\/\">what a second home actually involves<\/a>, and the <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides index<\/a>. The errors that cost foreign buyers the most are collected in our guide to the <a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">pitfalls foreign buyers still fall into<\/a>.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"kk-cta-strip\">\n  <div class=\"kkc\">\n    <div class=\"kk-cta-in\">\n      <div>\n        <h3>Considering a coastal plot or a seafront property?<\/h3>\n        <p>We check where the shore edge line falls, what the development status permits, and whether anything on the parcel encroaches on public land.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"kkbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"kks\">\n  <div class=\"kkc kkct\">\n    <span class=\"kkt\">FAQ<\/span>\n    <h2 class=\"kk-title\">K&#305;y&#305; Kanunu &mdash; frequently asked questions<\/h2>\n    <p class=\"kk-sub\">The questions foreign buyers ask most often about beachfront ownership, setbacks and what can be built near the water.<\/p>\n  <\/div>\n  <div class=\"kkc\">\n    <div class=\"kk-faq-list\">\n      <div class=\"kk-faq-item\">\n        <div class=\"kk-faq-q\" onclick=\"kkFaq(this)\">Can a foreigner own beachfront property in Turkey?<span class=\"kk-faq-icon\">+<\/span><\/div>\n        <div class=\"kk-faq-a\">You can own property that faces the sea, but you cannot own the beach itself, and neither can anybody else. Article 5 of the Coastal Law, Law No. 3621, provides that the coasts are under the dominion and disposition of the State and are open to everyone's equal and free use. The k\u0131y\u0131 \u2014 the strip of sand, shingle or rock lying between the waterline and the shore edge line \u2014 is public domain. It is not capable of being held as private property and it is not something a seller can transfer to you. When a listing is described as beachfront, what is genuinely being sold is a parcel situated behind that public strip, together with a view and a short walk.<\/div>\n      <\/div>\n      <div class=\"kk-faq-item\">\n        <div class=\"kk-faq-q\" onclick=\"kkFaq(this)\">What is the k\u0131y\u0131 kenar \u00e7izgisi and why does it matter?<span class=\"kk-faq-icon\">+<\/span><\/div>\n        <div class=\"kk-faq-a\">The k\u0131y\u0131 kenar \u00e7izgisi, or shore edge line, is the landward boundary of the coast. Article 4 of Law No. 3621 defines the k\u0131y\u0131 \u00e7izgisi as the line formed by the points at which water meets land, excluding flood conditions, and the k\u0131y\u0131 kenar \u00e7izgisi as the natural boundary of the sand, shingle and rock area landward of it that has been shaped by the movement of water. The k\u0131y\u0131 is the area between those two lines. The shore edge line matters because every other coastal restriction is measured from it rather than from the sea. Article 5 makes its determination a precondition of planning and implementation on the coast and in the coastal strip, and where a request is made in an area in which it has not been determined, it is to be determined within three months of that request.<\/div>\n      <\/div>\n      <div class=\"kk-faq-item\">\n        <div class=\"kk-faq-q\" onclick=\"kkFaq(this)\">How close to the sea can a building legally be in Turkey?<span class=\"kk-faq-icon\">+<\/span><\/div>\n        <div class=\"kk-faq-a\">Within the coastal strip, Article 5 of the Coastal Law as amended by Law No. 3830 provides that structures may approach the shore edge line by at most 50 metres. The band between that approach limit and the shore edge line may only be arranged for pedestrian ways, walking, resting, viewing and recreation. The coastal strip itself is defined in Article 4 as the area at least 100 metres wide measured horizontally landward from the shore edge line, and Article 5 adds that its depth is not to be less than that figure, taking account of existing uses and natural thresholds. Older buildings may sit closer than today's rules would allow because they predate them or were authorised under earlier plans, so the age and permit history of an existing structure is a separate question worth asking.<\/div>\n      <\/div>\n      <div class=\"kk-faq-item\">\n        <div class=\"kk-faq-q\" onclick=\"kkFaq(this)\">Can a Turkish property have its own private beach?<span class=\"kk-faq-icon\">+<\/span><\/div>\n        <div class=\"kk-faq-a\">Not in the sense of owning it. Article 6 of Law No. 3621 states that the coast is open to everyone's equal and free use and that no structure may be built there. The same article prohibits walls, fences, trenches and similar barriers, excavation that would change the coastline, the removal of sand and gravel, and the dumping of rubble, soil, slag and waste. A hotel or residential scheme that appears to have a private beach is normally operating a permitted use over public land, not exercising ownership of it, and the public right of access survives that arrangement. Fencing or enclosing the shore to create exclusivity is precisely what Article 6 forbids, and doing it exposes the occupier to enforcement and to an occupation charge.<\/div>\n      <\/div>\n      <div class=\"kk-faq-item\">\n        <div class=\"kk-faq-q\" onclick=\"kkFaq(this)\">Does land reclaimed from the sea become private property?<span class=\"kk-faq-icon\">+<\/span><\/div>\n        <div class=\"kk-faq-a\">No. Article 7 of the Coastal Law allows filling and drying in the sea, lakes and rivers where the public interest requires it, by decision of an implementation development plan and through a proposal made via the provincial governorship to the Ministry. The article then states plainly that this land is under the dominion and disposition of the State and cannot be the subject of private ownership. What may be built on reclaimed land is limited to the categories the law lists, together with roads, open car parking, parks, green areas and playgrounds. If a scheme is being marketed to you on the basis that reclaimed land will convert into private title, that premise is wrong and the project economics behind it should be treated with suspicion.<\/div>\n      <\/div>\n      <div class=\"kk-faq-item\">\n        <div class=\"kk-faq-q\" onclick=\"kkFaq(this)\">What checks should I run before buying a coastal plot in Turkey?<span class=\"kk-faq-icon\">+<\/span><\/div>\n        <div class=\"kk-faq-a\">Start with the parcel rather than the particulars. Identify the plot on the official land parcel system so that you are looking at defined boundaries instead of a sales map. Establish whether the shore edge line has been determined for that stretch of coast, because until it has been, the extent of what can be built on is unresolved. Obtain the development status of the parcel from the municipality to see what the applicable plan permits and where the 50-metre approach limit falls across it. Read the encumbrances on the title deed. Where a structure already stands, ask for its building permit and occupancy history. Finally, check whether any part of the property, including walls, terraces, pontoons or landscaping, extends onto the public shore, because that is what triggers an occupation charge later.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FURTHER READING -->\n<section class=\"kks kkg\">\n  <div class=\"kkc kkct\">\n    <span class=\"kkt\">Keep Reading<\/span>\n    <h2 class=\"kk-title\">Where to go next<\/h2>\n    <p class=\"kk-sub\">The rest of our land, zoning and coastal material for foreign buyers in Turkey.<\/p>\n  <\/div>\n  <div class=\"kkc\">\n    <div class=\"kk-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">Parsel Sorgu<\/a> &mdash; checking a Turkish land parcel online before you travel.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/imar-durumu-turkey-zoning-check\/\">&#304;mar Durumu<\/a> &mdash; what can legally be built on a given parcel.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/ecrimisil-turkey-property\/\">Ecrimisil<\/a> &mdash; the occupation charge that arrives after you buy.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">Land for sale in Turkey<\/a> &mdash; what foreign buyers need to know before buying a plot.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/yapi-kayit-belgesi-turkey\/\">Yap&#305; Kay&#305;t Belgesi<\/a> &mdash; when a property has no building permit.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/kamulastirma-expropriation-turkey\/\">Kamula&#351;t&#305;rma<\/a> &mdash; what happens if the State expropriates your property.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">Tapu<\/a> &mdash; how to read a Turkish title deed.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides<\/a> &mdash; the full index for foreign buyers.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"kk-contact\" id=\"kk-contact\">\n  <div class=\"kkc\">\n    <div class=\"kk-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Buy With Confidence<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Know where the line falls before you commit<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tell us the coastal property you are considering and we will establish where the shore edge line sits, what the development status allows, and whether any part of the plot encroaches on public land. We work with licensed Turkish conveyancers and surveyors, and every transaction settles through the secure payment system.<\/p>\n        <div class=\"kk-contact-meta\">\n          <div class=\"kk-ci\"><span>&#128220;<\/span><span class=\"kk-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"kk-ci\"><span>&#128737;&#65039;<\/span><span class=\"kk-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Secure Payment System<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-secure-payment-system-1-december-2026\/\">How settlement works &rarr;<\/a><\/span><\/div>\n          <div class=\"kk-ci\"><span>&#127758;<\/span><span class=\"kk-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"kkbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"kk-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"kk-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Property Guides<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can a foreigner own beachfront property in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"You can own property that faces the sea, but you cannot own the beach itself, and neither can anybody else. Article 5 of the Coastal Law, Law No. 3621, provides that the coasts are under the dominion and disposition of the State and are open to everyone's equal and free use. The k\u0131y\u0131 \u2014 the strip of sand, shingle or rock lying between the waterline and the shore edge line \u2014 is public domain. It is not capable of being held as private property and it is not something a seller can transfer to you. When a listing is described as beachfront, what is genuinely being sold is a parcel situated behind that public strip, together with a view and a short walk.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is the k\u0131y\u0131 kenar \u00e7izgisi and why does it matter?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The k\u0131y\u0131 kenar \u00e7izgisi, or shore edge line, is the landward boundary of the coast. 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Article 5 makes its determination a precondition of planning and implementation on the coast and in the coastal strip, and where a request is made in an area in which it has not been determined, it is to be determined within three months of that request.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How close to the sea can a building legally be in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Within the coastal strip, Article 5 of the Coastal Law as amended by Law No. 3830 provides that structures may approach the shore edge line by at most 50 metres. The band between that approach limit and the shore edge line may only be arranged for pedestrian ways, walking, resting, viewing and recreation. The coastal strip itself is defined in Article 4 as the area at least 100 metres wide measured horizontally landward from the shore edge line, and Article 5 adds that its depth is not to be less than that figure, taking account of existing uses and natural thresholds. Older buildings may sit closer than today's rules would allow because they predate them or were authorised under earlier plans, so the age and permit history of an existing structure is a separate question worth asking.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can a Turkish property have its own private beach?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Not in the sense of owning it. Article 6 of Law No. 3621 states that the coast is open to everyone's equal and free use and that no structure may be built there. 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If a scheme is being marketed to you on the basis that reclaimed land will convert into private title, that premise is wrong and the project economics behind it should be treated with suspicion.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What checks should I run before buying a coastal plot in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Start with the parcel rather than the particulars. Identify the plot on the official land parcel system so that you are looking at defined boundaries instead of a sales map. Establish whether the shore edge line has been determined for that stretch of coast, because until it has been, the extent of what can be built on is unresolved. Obtain the development status of the parcel from the municipality to see what the applicable plan permits and where the 50-metre approach limit falls across it. Read the encumbrances on the title deed. Where a structure already stands, ask for its building permit and occupancy history. 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Where they fall, and what a coastal buyer should check first.<\/p>","protected":false},"author":3,"featured_media":46040,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46912","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>K\u0131y\u0131 Kanunu: Turkey&#039;s Coastal Law for Buyers<\/title>\n<meta name=\"description\" content=\"K\u0131y\u0131 Kanunu puts the Turkish shore beyond private ownership. 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