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Zoning

Setback Distance

Minimum distance the building must maintain from parcel boundaries (street, neighbours, rear). Front/side/rear setbacks are defined in the zoning plan.

Setback distance is the minimum clear space a structure must leave from parcel boundaries — street, neighbouring parcels, rear. The implementation zoning plan sets front, side, and rear setbacks separately.

Standard values (regulatory defaults when the plan is silent): - Front: typically 5 m (from the street) - Side: typically 3–5 m (detached layout) / none (attached layout) - Rear: at least half the building height, minimum 3 m

Height increases sometimes bring larger required setbacks (sunlight, privacy on taller buildings). GCR is applied to what remains after setbacks. On a 20×30 m parcel, post-setback footprint might be 12×24 = 288 m².

Closed vs open overhangs: Balconies and open cantilevers may encroach on setbacks within regulatory limits. Fully enclosed overhangs that exceed setbacks count as unpermitted construction.

Examples

  • 1.Plan: front 5 m / side 3 m / rear 3 m; on a 20×30 m parcel the buildable area is (20-3-3)×(30-5-3) = 14×22 = 308 m² (GCR 0.51 applicable).
  • 2.Attached-layout neighbourhood: no side setback, buildings touch neighbours; front and rear setbacks still apply per regulation.
  • 3.6-storey apartment: rear setback at half the height → 6×3=18 m height / 2 = 9 m rear setback required.

Frequently Asked Questions

Do balconies count towards setback?expand_more
Open balconies may project beyond the setback within the regulatory maximum cantilever length. Enclosed balconies (glazed) count against the setback; exceeding it creates an unpermitted-construction risk.
How does wall-sharing work in attached layout?expand_more
In attached layouts, two adjacent buildings share a party wall. A new neighbour may lean on the existing outer wall (Turkish Civil Code art. 725, neighbourhood law). Demolish-and-rebuild preserves the same boundaries.
Where are setbacks stated?expand_more
On the zoning status document from your municipality, listed per parcel for front/side/rear. Implementation plan notes give block or area rules; the regulation provides default values.

Related Terms

Zoning Status (İmar Durumu)GCR (Ground Coverage Ratio / TAKS)Detached Building Scheme

Sources

  • • Planned Areas Zoning Regulation art. 21-22 (setbacks and building frontage)
  • • Zoning Law art. 5 (definitions)

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Last updated: 2026-04-24