Precautions before purchasing a property with blue title deed in Türkiye

Purchasing standalone properties such as farmhouses, buildings, houses, mansions, ranches, factories, storage units, or villas—where the entire property is a single unit without neighbors—under a blue title deed in Türkiye requires careful consideration.

A blue title deed indicates that the property is classified as agricultural land – but can also include a range of properties such as a farm house, stand alone house, mansion, range, factory, storage unit, and more.

While you may not face challenges if you’re purchasing it for its current use, constructing a new building requires a detailed and regulated process.

Key point to blue title deed property is zoning status

Before purchasing, verify the zoning status of the land. Zoning regulations determine if the land is suitable for development and outline which types of buildings are permitted.

Always check with the relevant municipality to ensure the land is approved for construction. Failing to confirm zoning status can lead to significant legal and financial complications.

Steps to rebuild structure on land with blue deed

If you are planning to rebuild a structure on land with a blue title deed (agricultural land), you must follow a detailed process to change the land’s designation from agricultural to residential or commercial use. Here are the key steps involved:

1. Contacting Municipality to verify zoning status

The first step is to contact the relevant municipality to verify the zoning status of the land. This can be done through the municipality’s zoning or urban planning department. They will review the zoning plans and determine the land’s usage status. If the land is currently classified as agricultural, a zoning plan amendment will need to be requested.

2. Involving survey engineer and conducting soil analysis

A survey engineer must be appointed to conduct technical measurements of the land. The survey engineer will assess the boundaries, location, and area of the plot and prepare an implementation map. Additionally, a soil study report is required to verify that the land is suitable for construction. This analysis ensures that the land complies with local zoning regulations.

3. Obtaining permission from Provincial Directorate of Agriculture

Agricultural land is primarily allocated for farming purposes. To change its designation, approval must be obtained from the Provincial Directorate of Agriculture and Forestry under the Soil Protection and Land Use Law No. 5403. An application must be submitted, and if it is determined that the agricultural character of the land can be preserved, a permit will be granted for non-agricultural use.

4. Cadastre Office and zoning implementation

Once the necessary permits are secured, the Cadastre Office will be notified of the change. The implementation map and soil study report prepared by the survey engineer will be reviewed. If approved, the municipality’s relevant department will carry out the zoning implementation process.

5. Updating title deed at Land Registry and Cadastre Office

After completing all necessary steps, an application is made to the Land Registry and Cadastre Office to update the title deed. A new deed is issued reflecting the land’s updated status as zoned land, making it eligible for construction.

Role of survey engineer in process

A survey engineer plays a pivotal role in the process of transitioning land registration from agricultural land into a buildable plot.

The engineer will conduct technical measurements and create maps of the land, submit documentation to the Cadastre Office, and assist in preparing the technical documents required for the municipality’s zoning plan implementation.

• Initial analysis: Measurements and map preparation.
• Cadastre application: Submission of documents to the Cadastre Office for classification.
• Zoning plan implementation: Preparing necessary documents for the municipality.

Avoiding unexpected costs

When purchasing land with a blue title deed, it is essential to check the zoning classification—whether the land is designated for agricultural or construction use. Although these properties may seem more affordable compared to the market value, there can be complications during the application process with municipalities and other authorities. These challenges can lead to delays, unexpected costs, and setbacks in your construction plans.

Given the complexities involved in zoning changes and land use approvals, it is highly recommended to seek professional guidance. Consulting with a survey engineer or urban planner can streamline the process and prevent potential issues. Engaging legal experts can also help navigate zoning regulations, land conversion requirements, and any area reductions that may occur. This approach ensures that the property acquisition process is smooth, saving time and money while providing peace of mind.

Expert advice for smooth property purchase in Türkiye

Purchasing a property with a blue title deed can be an attractive option for many. However, understanding zoning status, obtaining the proper permissions, and following the necessary steps for land conversion are vital to avoid legal hurdles.

With the right professional support, you can navigate this process efficiently, ensuring a successful property investment in Türkiye.

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About the author: Kagan Orhan is a human resources and immigration consultancy expert at ‘Expat Solutions Turkey’, dedicated to facilitating the adaptation processes of foreigners in Türkiye with the expertise and knowledge in managing legal procedures such as residence permit applications, work permits, business establishment, real estate and citizenship processes for foreigners settling in Türkiye with their team of lawyers and consultants.