Skip to main content
Project Development

Housing Project

A construction project with a building permit, containing residential units on one or more parcels. Can be a site, residence, apartment building, or villa project.

A residential project is a construction project for dwelling-purpose structures on a plot, approved by the municipality. It comprises architectural, structural, electrical, mechanical and landscape project packages and is subject to review under the Building Inspection Law 4708.

A residential project is the basis for a building permit under Zoning Law 3194 art. 22. No permit is issued without project approval. Core parameters the project must satisfy: parcel zoning (KAKS, TAKS, storey count, setbacks), thermal insulation / energy identity certificate (Energy Efficiency Law 5627), parking regulations, fire safety and lift standards, disabled accessibility (Law 5378).

Project types: - Detached house: One plot + one family - Apartment (multi-storey): One building + multiple families - Development / multiple housing: Multiple buildings + common-use areas (Condominium Law art. 66-74) - Mixed use: Residential + commercial/office combination - Luxury residence: High-standard apartment + hotel-style services

When the project is complete, a occupancy permit is obtained; construction-phase condominium right is then converted to condominium ownership (Condominium Law art. 14). For urban renewal projects under Law 6306, permit fees are reduced 50% and up to 1.5× of existing construction area is exempt.

Examples

  • 1.A 5,000 m² plot in Çekmeköy, İstanbul with KAKS 1.50 → 7,500 m² total buildable area for a 3-block, 80-unit residential project.
  • 2.An 800 m² plot in Kadıköy for a 4-unit detached project; architectural project approval takes 8 months and a permit is issued.
  • 3.Urban renewal — a risky apartment is demolished and a new 12-unit project launches on the same plot; Law 6306 gives a 50% permit fee discount.

Frequently Asked Questions

How long does residential project approval take?expand_more
Varies by municipality; Zoning Law 3194 art. 22 requires a decision within **30 days** (either noting missing items or approval). In practice, a complete standard project takes 1-3 months; complex projects may exceed 6 months. E-permit applications and digital permit systems are accelerating the process.
How do I modify a residential project?expand_more
Pre-permit changes are made via architectural project revision (municipality re-approves). Major changes between permit and occupancy require a **modification permit**. Post-occupancy internal unit changes don't need a new permit unless they affect the common areas or structural system; structural impact requires approval under Law 4708.
How many units can a single plot hold?expand_more
Depends on zoning — KAKS × m² = total buildable. Assuming 100 m² average unit + 30% common area: (KAKS × parcel × 0.70) / 100 ≈ unit count. 1,000 m² parcel + KAKS 2.0 → 20 units. Storey limit, parking regulation (1 spot/unit), and setbacks are also constraining.
Can a residential project be done with a contractor?expand_more
Yes, common practice. A **land-for-construction contract** gives owners units; the contractor sells their share. Per Condominium Law art. 14 (as amended by Law 7327), construction-phase condominium right and full condominium ownership registration is performed by the contractor — owner signatures are not required. Requires a **notarised contract** + **building permit**.

Related Terms

Building PermitMixed UseCondominium OwnershipUrban Renewal

Sources

  • • Zoning Law 3194 (building permit art. 21-22)
  • • Building Inspection Law 4708
  • • Planned Areas Zoning Regulation
  • • Condominium Law 634 (art. 14 — as amended by Law 7327)

Try the FAR/GCR calculator

Calculate total floor area, storey count and estimated unit count in seconds from parcel m² and zoning values.

Go to Calculatorarrow_forward

Last updated: 2026-04-24