Turning a plot into buildable, zoned land often depends on a single procedure: land readjustment (parcelling). Owning land is not enough on its own; the property must become a properly shaped, plan-compliant parcel connected to infrastructure. This article explains what parcelling is, how it relates to development implementation, and how the readjustment share (DOP) affects you.
What Is Parcelling?
Parcelling is the process of converting irregular land within a zoned area into new, buildable parcels that comply with the development plan, while setting aside public areas such as roads, parks and schools. Under Turkish law it is also known as an "Article 18 implementation."
Relation to Development Implementation
Development implementation is a broader arrangement that includes parcelling. When a municipality opens an area to development, it gathers existing cadastral parcels, rearranges them according to the plan, and allocates a new zoned parcel to each rightful owner. Even scattered land without road frontage becomes usable.
What Is the Readjustment Share (DOP)?
The readjustment share (DOP) is the portion deducted from each property entering the arrangement, used for common areas such as roads, green spaces and schools. This deduction reduces your plot area but, in return, makes the remaining parcel zoned and more valuable. It is applied within the legal upper limit.
How the Process Works
- The administration defines the implementation area and takes a decision,
- Licensed surveying engineers measure the land and record the current state,
- New parcels and the DOP rate are calculated and distribution tables prepared,
- Approval, public display and objection period,
- Registration of the new parcels at the land registry.
Why It Matters for Owners
A building permit is usually impossible on land where parcelling is incomplete. Afterwards your property gains proper boundaries, road frontage and clear building rights, markedly raising its value. Always check whether parcelling and the DOP deduction are complete before buying.
For zoning status, parcelling and surveying, Armet Emlak & Harita is here: (0242) 417 72 72 · armetinsaatemlakharita.com