{"id":46893,"date":"2026-10-02T06:28:27","date_gmt":"2026-10-02T06:28:27","guid":{"rendered":"https:\/\/trupropertyturkey.com\/ifraz-tevhit-splitting-merging-land-turkey\/"},"modified":"2026-10-02T06:28:27","modified_gmt":"2026-10-02T06:28:27","slug":"ifraz-tevhit-splitting-merging-land-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/ru\/ifraz-tevhit-splitting-merging-land-turkey\/","title":{"rendered":"&#304;fraz and Tevhit: Splitting and Merging Land in Turkey"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46893\" class=\"elementor elementor-46893 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-iv7b2ca1c2 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"iv7b2ca1c2\" 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.iv-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.iv-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.iv-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.iv-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.iv-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .iv-strip-in{grid-template-columns:repeat(2,1fr)}\n  .iv-protect{grid-template-columns:1fr 1fr}\n  .iv-2col{grid-template-columns:1fr;gap:36px}\n  .iv-contact-inner{grid-template-columns:1fr;gap:36px}\n  .iv-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .ivc{padding:0 16px}\n  .ivs{padding:44px 0}\n  .iv-hero{min-height:auto}\n  .iv-hero-content{padding:48px 16px 56px}\n  .iv-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .iv-protect{grid-template-columns:1fr;gap:12px}\n  .iv-strip-in{grid-template-columns:repeat(2,1fr)}\n  .iv-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .iv-step{gap:14px}\n  .iv-step-num{width:44px;height:44px;font-size:1rem}\n  .iv-steps::before{left:21px}\n  .iv-contact{padding:48px 0}\n}\n@media(max-width:480px){.ivc{padding:0 14px}}\n<\/style>\n\n<div class=\"iv\">\n\n\n<!-- HERO -->\n<section class=\"iv-hero\">\n  <div class=\"iv-hero-bg\"><\/div>\n  <div class=\"iv-hero-pat\"><\/div>\n  <div class=\"iv-hero-ov\"><\/div>\n  <div class=\"iv-hero-content\">\n    <span class=\"iv-eyebrow\">Land &amp; Zoning &middot; Foreign Buyer Guide &middot; October 2026<\/span>\n    <h1>&#304;fraz and Tevhit: Splitting and Merging Land in Turkey<\/h1>\n    <p class=\"iv-hero-sub\">A Turkish parcel is not a shape you can redraw at will. Splitting one plot into several, or merging neighbouring plots into one, is an administrative act with its own law, its own minimum dimensions and its own deadlines. Here is how both work, what blocks them, and why merging two plots almost never gives you more to build.<\/p>\n    <div class=\"iv-hero-meta\">\n      <div class=\"iv-hm\">&#128220; <strong>Zoning Law No. 3194, Articles 15&ndash;16<\/strong><\/div>\n      <div class=\"iv-hm\">&#9201;&#65039; <strong>30 days to decide an application<\/strong><\/div>\n      <div class=\"iv-hm\">&#127482;&#127479; <strong>Written for foreign landowners<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"iv-strip\">\n  <div class=\"ivc\">\n    <div class=\"iv-strip-in\">\n      <div class=\"iv-si\"><span class=\"iv-sv\">30 Days<\/span><span class=\"iv-sl\">Deadline To Decide An Application<\/span><\/div>\n      <div class=\"iv-si\"><span class=\"iv-sv\">15 Days<\/span><span class=\"iv-sl\">To Notify The Land Registry<\/span><\/div>\n      <div class=\"iv-si\"><span class=\"iv-sv\">45%<\/span><span class=\"iv-sl\">Maximum Public Share Deduction<\/span><\/div>\n      <div class=\"iv-si\"><span class=\"iv-sv\">6.00 m<\/span><span class=\"iv-sl\">Min Parcel Width To 4 Storeys<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"ivs\">\n  <div class=\"ivc\">\n    <div class=\"iv-2col\">\n      <div class=\"iv-body\">\n        <span class=\"ivt\">Start Here<\/span>\n        <h2 class=\"iv-title\">Two words that decide whether a plot can be built on<\/h2>\n        <p>Buyers looking at Turkish land meet these two words early and often misread them. <strong>&#304;fraz<\/strong> is subdivision: taking one registered parcel and splitting it into two or more, each with its own parcel number and its own <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">title deed<\/a>. <strong>Tevhit<\/strong>, sometimes called birle&#351;tirme, is the reverse: taking two or more adjoining parcels and merging them into a single parcel under one title.<\/p>\n        <p>The error is to treat either as a private matter between owner and surveyor. Both are administrative acts under Articles 15 and 16 of Zoning Law No. 3194, and the law has been tightened considerably. Since the amendments made by Law No. 7181 in July 2019, the rule in areas covered by a zoning plan is that a parcelation plan must be prepared first, and subdivision and merger may be carried out only where that parcelation plan has been registered.<\/p>\n        <p>That single change explains a great deal of the frustration foreign landowners report. A plot can be perfectly genuine, perfectly owned and perfectly paid for, and still not be capable of being split &mdash; because the administrative layer underneath it has not been completed. Establishing that before you buy is far cheaper than discovering it after.<\/p>\n        <div class=\"iv-hbox\">\n          <strong>The sequence that matters:<\/strong> what the plan permits comes first, the registered parcelation plan second, the minimum parcel dimensions third, and the municipal decision last. Checking the <a href=\"https:\/\/trupropertyturkey.com\/imar-durumu-turkey-zoning-check\/\">imar durumu<\/a> and the <a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">parcel record<\/a> at the start answers most questions before you spend anything.\n        <\/div>\n        <p>One provision cuts the other way, and surprises owners who assume nothing can happen without their consent. Where a zoning parcel is not suitable for construction as it stands, the administration may act on one owner&rsquo;s request or on its own initiative, giving the owners three months to agree among themselves. If they do not, it may proceed on its own authority, by merger and by subdivision according to the actual situation on the ground.<\/p>\n      <\/div>\n      <div>\n        <div class=\"iv-ov\">\n          <div class=\"iv-ov-head\">\n            <h3>&#304;fraz and tevhit at a glance<\/h3>\n            <p>Subdivision and merger of Turkish land parcels<\/p>\n          <\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">&#304;fraz<\/span><span class=\"iv-or\">Splitting one parcel into several<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Tevhit<\/span><span class=\"iv-or\">Merging adjoining parcels into one<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Governing law<\/span><span class=\"iv-or\">Zoning Law No. 3194, Arts. 15&ndash;16<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Parcel dimensions<\/span><span class=\"iv-or\">Planl&#305; Alanlar &#304;mar Y&ouml;netmeli&#287;i, Art. 6<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Approved inside municipality<\/span><span class=\"iv-or\">Belediye enc&uuml;meni<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Approved outside<\/span><span class=\"iv-or\">&#304;l idare kurulu<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Decision deadline<\/span><span class=\"iv-or burg\">30 days from application<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Notify land registry<\/span><span class=\"iv-or burg\">Within 15 days<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Registration<\/span><span class=\"iv-or burg\">Within one month<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Farmland rules<\/span><span class=\"iv-or\">Law No. 5403<\/span><\/div>\n        <\/div>\n        <div class=\"iv-warn\" style=\"margin-top:22px;\">\n          <strong>Local plans override the defaults.<\/strong> Almost every dimension below applies only where the zoning plan contains no different provision. The plan for your parcel may be stricter. Confirm the position for a specific plot with the municipality and a licensed Turkish adviser before relying on any figure here.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- MINIMUM SIZES -->\n<section class=\"ivs ivg\">\n  <div class=\"ivc\">\n    <div class=\"iv-body\" style=\"max-width:880px;margin:0 auto;\">\n      <span class=\"ivt\">The Dimensions<\/span>\n      <h2 class=\"iv-title\">How small a parcel is allowed to get<\/h2>\n      <p>A subdivision is only approved if what comes out of it is still a lawful parcel. The Planl&#305; Alanlar &#304;mar Y&ouml;netmeli&#287;i sets the minimum dimensions that apply where the zoning plan has not laid down different provisions, and the first thing to understand is that they are not a single number. They vary by what the zone is for, by how tall you may build and by the building order &mdash; whether the block is detached, in a terrace or at the end of one.<\/p>\n      <p>In residential and commercial zones on land suitable for up to and including four storeys, the minimum parcel width is 6.00 metres in terraced building order; at the end of a block it is the side garden distance plus 6.00 metres, and in detached order the sum of the side garden distances plus 6.00 metres. Between five and nine storeys inclusive, an amendment made in May 2023 adds 60 centimetres for each additional storey. At ten storeys or more the base figure rises to 12.00 metres.<\/p>\n      <p>Other zones carry their own floors, summarised alongside. Depth is regulated separately: in residential and commercial zones a parcel may not be shallower than 13.00 metres where there is no front garden, or the front garden distance plus 13.00 metres where there is one. In non-residential urban working areas, parcel area itself cannot fall below 2,000 square metres.<\/p>\n      <div class=\"iv-warn\">\n        <strong>The consequence of getting this wrong is severe.<\/strong> The regulation provides that no new or additional building permit may be issued on plots that do not comply with the provisions on parcel sizes. An undersized parcel is not merely awkward &mdash; it can be unbuildable, and that status attaches to the land rather than to the owner, so it passes to whoever buys it next.\n      <\/div>\n      <p>One softening is worth knowing: where adjoining owners simply want to tidy the boundary between them, operations carried out to straighten mutual borders are exempt from the minimum subdivision conditions, provided the number of parcels is not changed. Rearranging a shared boundary is treated differently from creating a new plot.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"ivs\">\n  <div class=\"ivc\">\n    <span class=\"ivt\">The Process<\/span>\n    <h2 class=\"iv-title\">From application to new parcel number<\/h2>\n    <p class=\"iv-sub\">The administrative route is the same for subdivision and merger. The deadlines in steps four and five are set by law, not by local practice.<\/p>\n    <div class=\"iv-steps\">\n      <div class=\"iv-step\">\n        <div class=\"iv-step-num\">1<\/div>\n        <div class=\"iv-step-body\">\n          <h3>Establish what the plan permits on that parcel<\/h3>\n          <p>Start with the <a href=\"https:\/\/trupropertyturkey.com\/imar-durumu-turkey-zoning-check\/\">imar durumu certificate<\/a>, which states the parcel&rsquo;s permitted use and building conditions. It gives you the building order and the storey allowance, and those two facts determine which minimum width and depth apply to anything you propose.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"iv-step\">\n        <div class=\"iv-step-num\">2<\/div>\n        <div class=\"iv-step-body\">\n          <h3>Confirm the parcelation plan is registered<\/h3>\n          <p>In an area with a zoning plan, subdivision and merger can be carried out only where the parcelation plan has been registered. There are defined exceptions &mdash; among them central government public investments, publicly owned areas and areas under a conservation zoning plan &mdash; but outside those, an unregistered parcelation plan stops the process before it starts.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"iv-step\">\n        <div class=\"iv-step-num\">3<\/div>\n        <div class=\"iv-step-body\">\n          <h3>Test the proposed result, not the existing plot<\/h3>\n          <p>Approval looks at what the operation produces. Each parcel coming out of a subdivision must satisfy the minimum width, depth and where relevant area for its zone. A merger has its own prohibitions: parcels with different building orders or use decisions, intermediate parcels fronting different roads, and parcels separated by a subdivision line cannot be combined at all.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"iv-step\">\n        <div class=\"iv-step-num\">4<\/div>\n        <div class=\"iv-step-body\">\n          <h3>The island study and the municipal application<\/h3>\n          <p>Before a subdivision or merger is carried out, a study must be prepared for the whole zoning island, taking account of lawful existing buildings and drawing the schematic position of buildings to come, to show that the resulting parcel distribution will not spoil the aesthetics of the buildings or the silhouette of the street. The application then goes to the municipality, or to the governorate outside municipal and adjacent boundaries.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"iv-step\">\n        <div class=\"iv-step-num\">5<\/div>\n        <div class=\"iv-step-body\">\n          <h3>The decision, and the statutory clock<\/h3>\n          <p>Conformity with the Law and the regulation is approved by the municipal executive committee or the provincial administrative board. The law requires the approval process to be concluded within 30 days at the latest from the application reaching the municipality or the governorate, and the result to be notified to the land registry within 15 days for registration or cancellation.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"iv-step\">\n        <div class=\"iv-step-num\">6<\/div>\n        <div class=\"iv-step-body\">\n          <h3>Registration, and only then is it real<\/h3>\n          <p>The land registry office must conclude the registration within one month. Until that entry is made nothing has legally changed: the old configuration is still what the register shows, and it is the register that governs. New parcel numbers and deeds issue at this point &mdash; also when a buyer should re-run the <a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">parcel enquiry<\/a>.<\/p>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- TABLE -->\n<section class=\"ivs ivg\">\n  <div class=\"ivc ivct\">\n    <span class=\"ivt\">Comparison<\/span>\n    <h2 class=\"iv-title\">&#304;fraz and tevhit side by side<\/h2>\n    <p class=\"iv-sub\">Same approval route, same deadlines, very different constraints and very different reasons for doing it.<\/p>\n  <\/div>\n  <div class=\"ivc\">\n    <div class=\"iv-compare-wrap\">\n      <table class=\"iv-compare\">\n        <thead>\n          <tr><th>Point of comparison<\/th><th>&#304;fraz (subdivision)<\/th><th>Tevhit (merger)<\/th><\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td>What happens to the parcel<\/td><td>One parcel becomes two or more<\/td><td>Two or more adjoining parcels become one<\/td><\/tr>\n          <tr><td>Minimum dimensions must be met by the result<\/td><td class=\"yes\">Yes, by every new parcel<\/td><td class=\"no\">Not as a subdivision test<\/td><\/tr>\n          <tr><td>Can be blocked by lack of road frontage<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Blocked where building orders differ<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Blocked where parcels front different roads<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes, for intermediate parcels<\/td><\/tr>\n          <tr><td>Creates additional buildable area<\/td><td class=\"no\">No<\/td><td class=\"no\">No, capped at the pre-merger sum<\/td><\/tr>\n          <tr><td>Typical reason an owner does it<\/td><td>Selling part of a holding, dividing between heirs, releasing a building plot<\/td><td>Assembling a development site, curing plots too small to build on<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- WHEN IT COMES UP -->\n<section class=\"ivs\">\n  <div class=\"ivc ivct\">\n    <span class=\"ivt\">In Practice<\/span>\n    <h2 class=\"iv-title\">Where foreign owners actually meet these rules<\/h2>\n    <p class=\"iv-sub\">Six situations in which subdivision or merger stops being a technical term and starts being your problem.<\/p>\n  <\/div>\n  <div class=\"ivc\">\n    <div class=\"iv-protect\">\n      <div class=\"iv-pc\">\n        <span class=\"iv-pc-icon\">&#129534;<\/span>\n        <h3>Untangling a shared title<\/h3>\n        <p>Where several people hold undivided shares in one parcel, subdivision is the usual cure. This is the next step for anyone holding a <a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">hisseli tapu<\/a>, and where minimum parcel sizes decide whether it is possible at all.<\/p>\n      <\/div>\n      <div class=\"iv-pc\">\n        <span class=\"iv-pc-icon\">&#127959;&#65039;<\/span>\n        <h3>Assembling a development site<\/h3>\n        <p>Developers merge adjoining plots to create a site large enough to lay out properly. The rules on differing building orders and road frontage decide which neighbouring plots can be brought in, and which cannot be combined whatever is offered.<\/p>\n      <\/div>\n      <div class=\"iv-pc\">\n        <span class=\"iv-pc-icon\">&#127793;<\/span>\n        <h3>Selling part of a field<\/h3>\n        <p>Owners of larger holdings often want to release a portion. On <a href=\"https:\/\/trupropertyturkey.com\/buying-agricultural-land-in-turkey\/\">agricultural land<\/a> this is where Law No. 5403 bites, and the answer is often that it cannot be divided below the applicable minimum.<\/p>\n      <\/div>\n      <div class=\"iv-pc\">\n        <span class=\"iv-pc-icon\">&#128679;<\/span>\n        <h3>A plot with no way in<\/h3>\n        <p>Parcels left without frontage onto a road after a plan change cannot be subdivided, and closed roads cannot be treated as separate parcels until land arrangement gives frontage. A plot that looks like a bargain is sometimes priced that way for exactly this reason.<\/p>\n      <\/div>\n      <div class=\"iv-pc\">\n        <span class=\"iv-pc-icon\">&#128196;<\/span>\n        <h3>Land-for-flats agreements<\/h3>\n        <p>Where a landowner contributes land in exchange for finished units, the parcel configuration usually has to be settled first. That makes subdivision and merger a precondition of the <a href=\"https:\/\/trupropertyturkey.com\/kat-irtifaki-vs-kat-mulkiyeti\/\">construction servitude<\/a> that follows.<\/p>\n      <\/div>\n      <div class=\"iv-pc\">\n        <span class=\"iv-pc-icon\">&#9878;&#65039;<\/span>\n        <h3>Dividing an inheritance<\/h3>\n        <p>Heirs who cannot agree may face partition proceedings. Where immovables have been made co-owned under the Zoning Law and owners do not agree within six months of notification, the administration may itself bring a partition action as though it were a shareholder.<\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"iv-cta-strip\">\n  <div class=\"ivc\">\n    <div class=\"iv-cta-in\">\n      <div>\n        <h3>Thinking of buying land in Turkey to split or build on?<\/h3>\n        <p>We check the zoning status, the parcelation plan and the parcel dimensions before you commit to a plot.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ivbtn\">Ask Us to Check &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- DEEPER -->\n<section class=\"ivs\">\n  <div class=\"ivc\">\n    <div class=\"iv-2col\">\n      <div class=\"iv-body\">\n        <span class=\"ivt\">Two Things To Understand<\/span>\n        <h2 class=\"iv-title\">The merger myth, and the public share<\/h2>\n        <p>Two misconceptions cost foreign landowners more money than all the others combined. The first is the belief that merging plots creates development capacity. It does not. Where parcels with the same building order and use decision are merged, the regulation provides that the footprint area and total floor area of the resulting parcel cannot exceed the sum of those calculated separately for each parcel beforehand. Where the plan fixes block dimensions, the pre-merger construction rights likewise cannot be exceeded. Merging is a tool for making a site workable &mdash; curing plots individually too narrow, or laying out a scheme sensibly &mdash; not for manufacturing square metres. Anyone selling a plot on the basis that combining it with the neighbour unlocks more building is describing something the regulation forbids.<\/p>\n        <p>The second misconception concerns land arrangement, the process under Article 18 of the Zoning Law by which authorities reorganise land and plots wholesale. In the course of that redistribution, an area may be deducted from the land being regulated to create the public service areas the population of the regulation area needs, and against the increase in value the regulation itself produces. That deduction is the d&uuml;zenleme ortakl&#305;k pay&#305;, the regulation partnership share. The law caps it: it cannot exceed 45 per cent of the areas of the land as they were before the regulation.<\/p>\n        <p>Forty-five per cent is a large number, and it has grown: it stood at 35 per cent before December 2003, rose to 40, and was raised again to 45 in July 2019. An owner working from the older figures can be materially out. The deduction may be used only for the public uses the law lists &mdash; roads, squares, parks, car parks, playgrounds, green areas, places of worship, education and health facility areas and similar &mdash; and for nothing else. As a rule no parcel may have the share deducted twice, though where a plan decision increases building conditions or population, a further deduction may top the original ratio up to 45 per cent.<\/p>\n        <div class=\"iv-hbox\">\n          <strong>Why this matters when you are buying:<\/strong> if the land has not yet been through an Article 18 arrangement, the area on the deed is not necessarily the area you will end up developing. Ask whether it has been carried out, and if not, factor the possibility into the price.\n        <\/div>\n      <\/div>\n      <div>\n        <div class=\"iv-ov\">\n          <div class=\"iv-ov-head\">\n            <h3>Minimum parcel widths<\/h3>\n            <p>Where the zoning plan sets no different provision<\/p>\n          <\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Residential\/commercial, to 4 storeys<\/span><span class=\"iv-or burg\">6.00 m<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">5 to 9 storeys<\/span><span class=\"iv-or\">+60 cm per extra storey<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">10 storeys or more<\/span><span class=\"iv-or burg\">12.00 m<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Single-storey shops<\/span><span class=\"iv-or\">5.00 m<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Industrial zones<\/span><span class=\"iv-or\">30.00 m<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Fuel stations<\/span><span class=\"iv-or\">40.00 m<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Non-residential urban working<\/span><span class=\"iv-or\">40.00 m<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Depth, residential\/commercial<\/span><span class=\"iv-or\">13.00 m<\/span><\/div>\n          <div class=\"iv-ov-row\"><span class=\"iv-ol\">Area, non-res urban working<\/span><span class=\"iv-or\">2,000 m&sup2;<\/span><\/div>\n        <\/div>\n        <div class=\"iv-hbox\" style=\"margin-top:22px;\">\n          <strong>Figures we have deliberately omitted:<\/strong> this guide gives no municipal application fee, no surveyor or licensed mapping office charge, no land registry transaction fee and no typical real-world processing time. Those are not fixed by the legislation above and vary by municipality. Ask the relevant belediye and a licensed surveyor for current costs.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- AGRICULTURAL -->\n<section class=\"ivs ivg\">\n  <div class=\"ivc\">\n    <div class=\"iv-body\" style=\"max-width:880px;margin:0 auto;\">\n      <span class=\"ivt\">Farmland<\/span>\n      <h2 class=\"iv-title\">Why agricultural land is a different question entirely<\/h2>\n      <p>Foreign buyers drawn to olive groves, vineyards and smallholdings often assume the zoning rules above are the whole picture. They are not. Agricultural land is governed in addition by Soil Protection and Land Use Law No. 5403, rewritten substantially in April 2014 to stop farmland being broken up.<\/p>\n      <p>The mechanism is simple and severe. Agricultural land that has reached the minimum agricultural land size acquires the character of indivisible property. Land below the sizes the Ministry determines cannot be subdivided, cannot be put into shares, and the number of shares and co-owners cannot be increased. The law fixes floors beneath which those minimums may not be set: 2 hectares for absolute agricultural, marginal agricultural and special crop land; 0.5 hectares for planted agricultural land; and 0.3 hectares for land farmed under cover. Smaller parcels may be formed with Ministry approval where non-agricultural use permission has been given, or for crops with particular climate and soil needs such as tea, hazelnut and olive.<\/p>\n      <p>On top of that sits a second, separate limit. The law defines a sufficient income agricultural land size for every province and district, set out in a list annexed to the law, and agricultural land cannot be divided below the figure that applies where it sits. The Ministry notifies the land registry so that this characteristic is recorded by annotation &mdash; which means a buyer who reads the register carefully can see it before committing.<\/p>\n      <div class=\"iv-warn\">\n        <strong>The practical warning:<\/strong> an agent offering to split a field and sell you a portion of it may be offering something the law does not permit. Because the restriction attaches to the land and is recorded at the land registry, it is one of the more checkable risks in the Turkish market &mdash; and one of the more painful to discover afterwards. Check the register before any money moves, not after.\n      <\/div>\n      <p>Taken together, the question for anyone buying Turkish land is less whether a plot can be divided in principle and more which of four filters it has to pass: the zoning plan, the registered parcelation plan, the minimum parcel dimensions, and &mdash; if it is farmland &mdash; the indivisibility rules. A plot that clears all four is a different asset from one that clears three, and the difference is rarely visible from the listing.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- RELATED -->\n<section class=\"ivs\">\n  <div class=\"ivc ivct\">\n    <span class=\"ivt\">Keep Reading<\/span>\n    <h2 class=\"iv-title\">Related land and title guides<\/h2>\n    <p class=\"iv-sub\">The zoning, registry and ownership checks that sit either side of a subdivision or a merger.<\/p>\n  <\/div>\n  <div class=\"ivc\">\n    <div class=\"iv-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/imar-durumu-turkey-zoning-check\/\">&#304;mar durumu: the Turkish zoning certificate<\/a> &mdash; what the plan permits on a specific parcel.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">Land for sale in Turkey<\/a> &mdash; what foreign buyers should check before buying a plot.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-agricultural-land-in-turkey\/\">Buying agricultural land in Turkey<\/a> &mdash; the farmland rules in full.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">Hisseli tapu: shared title deeds<\/a> &mdash; undivided shares, and how they are untangled.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">Parsel sorgu: checking a parcel online<\/a> &mdash; confirming the registry position yourself.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">Tapu: the Turkish title deed<\/a> &mdash; what the register records and how to read it.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/kat-irtifaki-vs-kat-mulkiyeti\/\">Kat irtifak&#305; and kat m&uuml;lkiyeti<\/a> &mdash; construction servitude and full ownership.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">All Turkey property guides<\/a> &mdash; the full library for foreign buyers and owners.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n\n<!-- FAQ -->\n<section class=\"ivs ivg\" id=\"iv-faq\">\n  <div class=\"ivc ivct\">\n    <span class=\"ivt\">FAQ<\/span>\n    <h2 class=\"iv-title\">&#304;fraz and tevhit &mdash; frequently asked questions<\/h2>\n    <p class=\"iv-sub\">What buyers, landowners and developers ask most often about splitting and merging parcels in Turkey.<\/p>\n  <\/div>\n  <div class=\"ivc\">\n    <div class=\"iv-faq-list\">\n      <div class=\"iv-faq-item\">\n        <div class=\"iv-faq-q\" onclick=\"ivFaq(this)\">What do ifraz and tevhit mean in Turkish property law?<span class=\"iv-faq-icon\">+<\/span><\/div>\n        <div class=\"iv-faq-a\">They are the two operations that change the shape of a registered land parcel. Ifraz is subdivision: one parcel is split into two or more, each receiving its own parcel number and title deed. Tevhit, also called birlestirme, is the opposite: adjoining parcels are merged into a single parcel under one title. Both are governed by Articles 15 and 16 of Zoning Law No. 3194, and neither takes effect simply because the owner wants it. Each needs an administrative decision and then registration at the land registry.<\/div>\n      <\/div>\n      <div class=\"iv-faq-item\">\n        <div class=\"iv-faq-q\" onclick=\"ivFaq(this)\">Who approves an ifraz or tevhit application, and how long does it take?<span class=\"iv-faq-icon\">+<\/span><\/div>\n        <div class=\"iv-faq-a\">Inside municipal and adjacent development boundaries, applications are approved by the municipal executive committee, the belediye encumeni. Outside them the provincial administrative board, the il idare kurulu, decides. The law sets a clear timetable: approval must be concluded within 30 days at the latest from the date the application reaches the municipality or governorate, and the decision notified to the land registry within 15 days. The land registry office then has one month to conclude the registration.<\/div>\n      <\/div>\n      <div class=\"iv-faq-item\">\n        <div class=\"iv-faq-q\" onclick=\"ivFaq(this)\">Can I subdivide a plot that has no road frontage?<span class=\"iv-faq-icon\">+<\/span><\/div>\n        <div class=\"iv-faq-a\">No. The Planli Alanlar Imar Yonetmeligi states that parcels whose access road has been closed by the zoning plan, and which are left in the middle of a zoning island with no frontage onto a road, cannot be subdivided. Land left in closed roads cannot be made the subject of subdivision or merger, nor treated as a separate parcel, until land arrangement has given it frontage. This is a common reason an apparently attractive plot turns out to be undevelopable as it stands.<\/div>\n      <\/div>\n      <div class=\"iv-faq-item\">\n        <div class=\"iv-faq-q\" onclick=\"ivFaq(this)\">If I merge two plots, do I get more buildable area?<span class=\"iv-faq-icon\">+<\/span><\/div>\n        <div class=\"iv-faq-a\">Usually not, and this is the single most expensive misunderstanding in this area. Where parcels with the same building order and use decision are merged, the regulation provides that the building footprint area and the total floor area of the resulting parcel cannot exceed the sum of the footprint and floor areas calculated separately for the parcels before the merger. Merging can make a site easier to lay out, and it can rescue plots that were individually too small to build on, but it is not a route to extra square metres. Where the plan sets block dimensions, the pre-merger construction rights likewise cannot be exceeded.<\/div>\n      <\/div>\n      <div class=\"iv-faq-item\">\n        <div class=\"iv-faq-q\" onclick=\"ivFaq(this)\">Which parcels cannot be merged at all?<span class=\"iv-faq-icon\">+<\/span><\/div>\n        <div class=\"iv-faq-a\">The regulation rules out several combinations outright. Parcels with different building orders or different use decisions cannot be merged. Intermediate parcels that take their frontage from different roads cannot be merged. Neither can parcels that the zoning plan separates from one another by a subdivision line. There is also a condition rather than a prohibition worth knowing: where parcels fronting the same road have a level difference of 3.50 metres or more and are merged, a stepped arrangement must be made at the shared boundary, and storey count and building height are then assessed within each step separately.<\/div>\n      <\/div>\n      <div class=\"iv-faq-item\">\n        <div class=\"iv-faq-q\" onclick=\"ivFaq(this)\">Are there special rules for splitting agricultural land?<span class=\"iv-faq-icon\">+<\/span><\/div>\n        <div class=\"iv-faq-a\">Yes, and they are stricter than the zoning rules. Under Soil Protection and Land Use Law No. 5403, agricultural land that has reached the minimum agricultural land size acquires the character of indivisible property: it cannot be subdivided, cannot be put into shares, and the number of co-owners cannot be increased. The law fixes floors below which those minimum sizes cannot be set: 2 hectares for absolute agricultural, marginal agricultural and special crop land, 0.5 hectares for planted land and 0.3 hectares for land under cover. Land also cannot be divided below the sufficient income agricultural land size set for each province and district.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"iv-contact\" id=\"iv-contact\">\n  <div class=\"ivc\">\n    <div class=\"iv-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;\">Check Before You Buy Land<\/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;\">Have the plot checked 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 parcel you are considering and we will confirm the zoning status, the parcelation plan, the registered dimensions and any annotations before anything is signed. We work with licensed Turkish conveyancers and surveyors.<\/p>\n        <div class=\"iv-contact-meta\">\n          <div class=\"iv-ci\"><span>&#128220;<\/span><span class=\"iv-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=\"iv-ci\"><span>&#128214;<\/span><span class=\"iv-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Buyer Guides<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides &rarr;<\/a><\/span><\/div>\n          <div class=\"iv-ci\"><span>&#127758;<\/span><span class=\"iv-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=\"ivbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"iv-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=\"iv-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\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/ifraz-tevhit-splitting-merging-land-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/ifraz-tevhit-splitting-merging-land-turkey\/\",\n  \"name\": \"Ifraz and Tevhit in Turkey &mdash; Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What do ifraz and tevhit mean in Turkish property law?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"They are the two operations that change the shape of a registered land parcel. Ifraz is subdivision: one parcel is split into two or more, each receiving its own parcel number and title deed. Tevhit, also called birlestirme, is the opposite: adjoining parcels are merged into a single parcel under one title. Both are governed by Articles 15 and 16 of Zoning Law No. 3194, and neither takes effect simply because the owner wants it. Each needs an administrative decision and then registration at the land registry.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Who approves an ifraz or tevhit application, and how long does it take?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Inside municipal and adjacent development boundaries, applications are approved by the municipal executive committee, the belediye encumeni. Outside them the provincial administrative board, the il idare kurulu, decides. 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This is a common reason an apparently attractive plot turns out to be undevelopable as it stands.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"If I merge two plots, do I get more buildable area?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Usually not, and this is the single most expensive misunderstanding in this area. Where parcels with the same building order and use decision are merged, the regulation provides that the building footprint area and the total floor area of the resulting parcel cannot exceed the sum of the footprint and floor areas calculated separately for the parcels before the merger. Merging can make a site easier to lay out, and it can rescue plots that were individually too small to build on, but it is not a route to extra square metres. 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There is also a condition rather than a prohibition worth knowing: where parcels fronting the same road have a level difference of 3.50 metres or more and are merged, a stepped arrangement must be made at the shared boundary, and storey count and building height are then assessed within each step separately.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Are there special rules for splitting agricultural land?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, and they are stricter than the zoning rules. Under Soil Protection and Land Use Law No. 5403, agricultural land that has reached the minimum agricultural land size acquires the character of indivisible property: it cannot be subdivided, cannot be put into shares, and the number of co-owners cannot be increased. The law fixes floors below which those minimum sizes cannot be set: 2 hectares for absolute agricultural, marginal agricultural and special crop land, 0.5 hectares for planted land and 0.3 hectares for land under cover. Land also cannot be divided below the sufficient income agricultural land size set for each province and district.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction ivFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('iv-open');document.querySelectorAll('.iv-faq-item.iv-open').forEach(function(i){i.classList.remove('iv-open');});if(!wasOpen)item.classList.add('iv-open');}\n(function(){function init(){var w=document.querySelector('.iv');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Land &amp; Zoning &middot; Foreign Buyer Guide &middot; October 2026 &#304;fraz and Tevhit: Splitting and Merging Land in Turkey A Turkish parcel is not a shape you can redraw at will. Splitting one plot into several, or merging neighbouring plots into one, is an administrative act with its own law, its own minimum dimensions and [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":46291,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46893","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>Ifraz and Tevhit: Splitting Land in Turkey<\/title>\n<meta name=\"description\" content=\"Ifraz and tevhit explained: how Turkish land parcels are split and merged, the minimum parcel sizes, the 30-day approval rule and what blocks it.\" \/>\n<meta name=\"robots\" content=\"index, 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