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Zoning

Parcellation

The process of dividing an area into zoning parcels and forming blocks according to a zoning plan. Governed by article 18 of Zoning Law 3194.

Parcellation (Turkish: *Parselasyon*), under article 18 of Zoning Law 3194, is the process of dividing an area into zoning blocks and parcels per the zoning plan, allocating public amenity space (roads, green areas, parks) and organising owner rights. In practice it is called the 'article 18 application'.

Process: The municipality or governor's office prepares a parcellation plan ex officio for areas with a zoning plan. Each owner can have up to 45% of their land deducted as Land Allocation Share (DOP) for public services (statutory ceiling). Surplus land is registered to the Treasury or transferred to the public without compensation.

Entry into force: The plan receives municipal council approval (or provincial administrative board outside municipal boundaries), is posted at the relevant office for one month, publicised, and finalises at the end of the display period. Objections must be filed during the display period.

DOP application (post-2020): Plan amendments that raise parcel value trigger an additional value-increment fee. After parcellation, the goal is to deliver equivalent, buildable parcels to each owner; where this isn't possible, proportional shared titles are issued.

Examples

  • 1.A 50,000 m² farmland is parcellated into 80 zoning parcels; an owner absorbs 40% DOP, keeping 30,000 m² as zoned land and losing 20,000 m² to roads/green space.
  • 2.A neighbourhood's 30-year-old parcellation is revised under a new zoning plan; some parcels are consolidated, others subdivided.
  • 3.Metropolitan urban renewal uses parcellation to merge many small parcels into large developable blocks.

Frequently Asked Questions

How is DOP calculated?expand_more
Under art. 18, DOP cannot exceed 45% (for roads, squares, parks, parking, playgrounds, houses of worship, police stations). The rate is set by need; after DOP the remaining parcel cannot be less than 55% of the original.
Can I appeal parcellation?expand_more
Yes. The plan is posted for 1 month; objections are filed in writing with the municipality during this period. After expiry, annulment in administrative court is also possible (60 days to file). The 6th Chamber of the Council of State has held that because parcellation implements a zoning plan, the plan itself may also be challenged through the parcellation.
What land is exempt from DOP?expand_more
Privately held land, meadow, forest-designated land, and Treasury land are used first to meet public needs — before DOP kicks in. Where insufficient, DOP is applied.

Related Terms

Ifraz (Subdivision)Tevhit (Consolidation)Zoning PlanAmenity Area (Social Infrastructure)

Sources

  • • Zoning Law 3194 art. 18
  • • Land and Lot Arrangement Regulation

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Last updated: 2026-04-24