MAJOR CHANGE IN ZONING VALUE INCREASE: A NEW ROADMAP FOR ALL PROPERTY OWNERS IN TÜRKİYE (2025)
The “Regulation on the Implementation of Value Increase Share for Zoning Plan Amendments,” published in the Official Gazette on 22 November 2025, has become one of the most comprehensive regulatory changes directly impacting the real estate sector in Türkiye.
This regulation significantly affects land investors, field-to-plot investors, landowners, developers, homebuyers, and real estate investors.
The core principle of the new regulation is as follows:
- When a property gains value as a result of a zoning plan amendment, 90% of this value increase must now be transferred to the public sector (the state and municipalities).
1. A New Era of Transparency, Oversight, and Record-Keeping in the Sector
Zoning amendments have long been one of the areas where the highest value jumps occurred in real estate.
With the new regulation:
- Arbitrary increases in land value are prevented,
- All zoning amendments are recorded and documented,
- Most of the value increase is transferred to the public,
- Calculation methods are standardized across municipalities and ministries.
This creates a fairer, more predictable, and more transparent market environment.
2. The Most Frequently Asked Question for Farmland Owners:
“Will Farmland Be Affected by This Regulation?”**
There is significant misinformation circulating both in the field and on digital platforms.
Based on official statements and the articles of the new regulation:
✔ Farmland is subject to the Value Increase Share ONLY if it becomes part of a zoning plan amendment.
If a property remains classified as agricultural land, no value increase share applies.
✔ However, if agricultural land is converted into a residential, commercial, or any other urban function through a zoning amendment:
→ 90% of the value increase that occurs due to the zoning change must be transferred to the public.
This leads to the following results:
- The majority of the high value gains arising from converting farmland to zoned plots will now return to the public.
- Land development processes will become more technical, controlled, and institutional.
- Investing in farmland with the expectation of zoning conversion will require professional feasibility and regulatory analysis.
3. A New Financial Equation for Landowners and Developers
Under zoning plan amendments:
✔ If construction rights increase,
✔ If the number of floors rises,
✔ If residential + commercial functions are added,
✔ If density is changed,
The property is considered to have increased in value, and 90% of this increase is allocated to the public.
This fundamentally changes project feasibilities:
- Land share negotiations will be reshaped,
- Developer–landowner dynamics will shift,
- Urban renewal strategies will be restructured,
- Amateur investors will face higher risks.
4. A Major Exception for RISKY STRUCTURES:
No Public Share for Up to 20% Additional Construction Right!**
One of the most notable and widely shared parts of the regulation:
For parcels identified as risky structures (under urban transformation):
- Up to 20% additional construction rights,
- Granted to accelerate urban transformation,
- WILL NOT BE subject to Value Increase Share.
This means:
- Faster urban renewal,
- Strong incentives for buildings that need reconstruction,
- Lower redevelopment costs.
This creates significant opportunities for investors.
5. What Changes for Residential Property Investors?
Residential projects, especially in large metropolitan areas, will become more costly because:
- Projects involving increased construction rights will require a public payment,
- Project budgets will be recalculated,
- Housing prices will need to be analyzed more carefully before zoning amendments.
However, this does NOT necessarily mean more expensive housing.
This regulation aims to prevent unplanned urban growth, which will create a more sustainable market in the medium and long term.
6. Valuation Is No Longer a Luxury: It Is Now a Requirement
The most critical point in the new regulation:
- Market value will be the basis for calculating the value increase.
Therefore:
✔ Municipalities and ministries will request technical valuation reports.
✔ Missing or incorrect data may lead to significant financial losses.
✔ Accurate valuation will be essential before making land–plot–housing investment decisions.
Amateur valuation attempts may result in million-lira mistakes.
At Anadolu Properties, our Digital Real Estate Valuation Reports, prepared in line with international standards, continue to be one of the strongest tools for investors navigating this process.
7. Conclusion: A New Chapter Has Begun in Türkiye’s Real Estate Market
This regulation represents a major urban development initiative aiming to prevent:
- Unrecorded value gains,
- Unregistered land speculation,
- Unplanned urbanization.
This new era creates significant opportunities for investors who can analyze the system correctly because:
- Everyone will now operate under the same rules,
- The value increase calculation method is fully transparent,
- There are strong incentives for risky structures,
- Farmland investments must now be handled with expert-level planning.
A Clear Message to Investors
For every property subject to a zoning plan amendment, the process is now more controlled, report-based, and professional.
Therefore:
✔ Investors in Türkiye,
✔ And Turkish citizens living abroad
must support their decisions with technical valuation reports.
As Anadolu Properties:
We Continue to Keep You Safe in This New Era**
Our mission:
- To raise awareness,
- To minimize risks,
- To reveal opportunities,
- To strengthen investment decisions through accurate valuation.
Those who interpret this new regulation correctly will find 2025 and beyond full of opportunities.
