Antalya Zoning Regulation

Zoning regulations in Antalya are among the most important subjects every property owner must understand. As Yükselen Mimari, in this article, we will elaborate on the fundamental points you need to know about the Antalya Zoning Regulation. We will particularly explore subjects such as how to check zoning status in Antalya, the characteristics of the zoning plans, and the permissible construction conditions defined by the Antalya Metropolitan Municipality. These insights will serve as a crucial guide when making decisions about your property or considering a new purchase.

Why is the Antalya Zoning Regulation so crucial? Because ignorance of zoning laws may lead to financial losses, time wastage, or even legal disputes. Thus, as property owners, we must fully understand our rights and responsibilities.

What Is the Antalya Zoning Regulation and Why Does It Matter?

Published in the Official Gazette on October 27, 2022, the Antalya Zoning Regulation is a key legal document that outlines the fundamental principles governing construction and land development across the city. It is a comprehensive guideline that every property owner should be familiar with to ensure compliance and avoid potential complications.

Scope and Legal Basis of the Zoning Regulation

The primary goal of the Antalya Zoning Regulation is to ensure planned, healthy, technically sound, and environmentally sustainable urban development within the borders of the Antalya Metropolitan Municipality. It establishes the procedures and principles for construction, planning, and supervision in accordance with architectural, engineering, health, and environmental standards.

The regulation specifically applies to areas with approved implementation zoning plans. It is legally grounded on three major legal frameworks:

1. Zoning Law No. 3194, dated May 3, 1985

2. Presidential Decree No. 1 on the Presidential Organization

3. Planned Areas Zoning Regulation, Article 69, dated July 3, 2017

This legal alignment ensures that the local zoning codes of Antalya are fully compliant with national legislative standards.

Jurisdiction of the Antalya Metropolitan Municipality

Under Law No. 6360, which expanded the jurisdiction of metropolitan municipalities, the Antalya Metropolitan Municipality holds broad authority over zoning matters. The Directorate of Zoning and Urban Planning carries out the following primary responsibilities:

• Preparation and submission of 1/100,000 scale Environmental Plans to the Ministry

• Preparation of 1/25,000 scale Master Zoning Plans

• Development of 1/5,000 scale Detailed Zoning Plans

• Review and approval of 1/1,000 scale Implementation Plans submitted by district municipalities

Furthermore, this department is also responsible for preparing conservation-based zoning plans in protected zones and zoning plans related to municipal investments when necessary.

Why Property Owners Should Care About the Zoning Regulation?

The Antalya Zoning Regulation directly influences multiple aspects of property ownership and land use. Key impacts include:

• Determines permissible building features (number of floors, height, depth)

• Defines distances required between buildings and property boundaries (setbacks)

• Regulates minimum parcel size and width

• Sets technical standards for structural components (e.g., elevators, staircases, fire safety)

Therefore, every property owner in Antalya must be informed about their specific zoning status, check it through the appropriate tools, and understand the zoning plan that applies to their property. Ignoring these rules can result in unauthorized construction, monetary penalties, and even demolition orders.

Remember: "Ignorance of the law is no excuse" this applies especially to zoning matters. Understanding the zoning regulation is the most effective way for property owners to protect their legal rights and fulfill their obligations.

Parcel and Land Rules: The Foundation of Development

Development starts with the characteristics of the land. The Antalya Zoning Regulation includes detailed rules about parcels and plots, defining how land can be utilized.

Parcel Size and Width Requirements

The potential use of your land in Antalya largely depends on parcel dimensions, which vary depending on the land’s designated function:

• In residential and commercial areas:

  • In adjacent layout: parcel width must be at least the minimum building façade.

  • On block corners: width = side garden distance + minimum building façade.

  • In detached layout: width = total side garden distances + minimum building façade.

• Parcel depth:

  • Without front yard: depth = minimum building depth + rear yard distance.

  • With front yard: depth = front yard distance + building depth + rear yard distance.

• In industrial and fuel station zones:

  • Minimum width and depth: 40 meters

  • Minimum area: 2,000 m²

Subdivision and Consolidation

Subdivision and consolidation of parcels must meet specific conditions:

• In areas with a parceling plan, properties designated for public use cannot be divided or merged until acquired by public authorities.

• Parcels without road access or those isolated in the middle of a block cannot be subdivided.

• If land is not suitable for development and owners cannot agree, the municipality has the right to enforce subdivision or consolidation after three months.

Setbacks and Building Margins

When constructing on a parcel in Antalya, building setbacks from property boundaries must comply with the following:

• Front yard: minimum 5 meters (can be reduced to 3 meters for parcels adjacent to parks)

• Side yard: minimum 3 meters

• Rear yard: at least half the building height (h/2), but not less than 3 meters

For buildings higher than four floors:

• Side and rear yard distances increase by 0.50 meters per additional floor

• For buildings taller than seven floors, the increase is 1.00 meter per floor

Construction Rules: Floor Count, Building Height, Elevation (Kot)

As a property owner, how many floors your building can have and how it will be elevated are essential decisions.

Determining Floors by Road Width

For parcels without floor limits specified in zoning plans before October 1, 2017, the number of floors is determined by the width of the adjacent road:

• Roads ≤ 7 meters: max 2 floors

• 7–10 meters: max 3 floors

• 10–12 meters: max 4 floors

• 12–15 meters: max 5 floors

• Roads ≥ 50 meters: up to 18 floors allowed

Note: Road width is based on the designated width in the zoning plan—green areas or median strips are not included.

Basement floors are excluded from the floor count. Floor count is calculated based on the elevation point of the building.

Building Height and Depth Regulations

• Ground floor height (commercial zones): max 4.50 meters

• Ground floor with mezzanine: max 6.50 meters

• Regular floors: max 4.00 meters

• Building depth:

  • Must not exceed 40 meters

  • Cannot approach rear setback line closer than 3 meters

Elevation Types: From Road or Natural Ground Level

There are two types of elevation (kot) standards in the regulation:

• From road: Default method unless otherwise specified. The elevation is measured from the highest curb point at the building corner.

• From natural terrain: Applied when the terrain slope results in a >3-meter difference between the building corners and the road. The final elevation is determined by the municipal zoning department after area evaluation.

A road must either be completed or have an approved plan before elevation is established.

Building Units and Common Areas: Technical Requirements

The safety and comfort of structures in Antalya depend heavily on proper application of technical standards. Regulations regarding shared areas and individual building components are particularly important for property owners.

Elevators, Stairs, and Light Wells

• Buildings with 3 floors (according to the zoning plan) must leave space for an elevator.

• Buildings with 4 or more floors (including occupied basement levels) must have an operational elevator.

• For single-elevator buildings:

  • Minimum internal width: 1.20 meters

  • Minimum floor area: 1.80 m²

  • Door clearance: 0.90 meters

• Buildings with 10 or more floors must have at least one elevator capable of transporting cargo and stretchers:

  • Minimum internal width: 1.20 meters

  • Minimum floor area: 2.52 m²

  • Door width: 1.10 meters

• Entry doors and halls must be at least 1.50 meters wide. Flooring materials must be non-slip and allow easy wheelchair movement.

Fire Safety and Shelter Requirements

The Antalya Metropolitan Municipality enforces the Fire Protection Regulation. Recent inspections in Muratpaşa district revealed that 191 out of 294 facilities lacked adequate fire safety measures.

Shelters are mandatory and must protect against nuclear, conventional, biological, and chemical threats. They must include:

• 1 WC, 1 urinal, and 1 sink per 60 men

• 1 WC and 1 sink per 40 women

• Adequate fire safety systems

• Communication infrastructure with the outside

Parking and Water Tank Requirements

• Minimum parking space:

  • Passenger vehicles: 20 m²

  • Trucks/buses: 50 m² (excluding maneuver area)

• Security:

  • 24/7 camera system

  • MOBESE integration

  • Reserved spots for disabled individuals

• Water tank capacity varies by building type:

  • High-rise buildings: ≥30 tons

  • Public buildings & high-rises: ≥15 tons

  • Residences up to 10 units: ≥3 tons

  • Other buildings: ≥5 tons

  • Additional 0.5 tons per unit beyond 10 in residential buildings

Tanks must be placed in the basement or rooftop, be connected to a hydro-pneumatic system, and cleaned at least annually.

Understanding the Zoning Regulation

Comprehending the Antalya Zoning Regulation is not just a legal obligation it is a vital step for property owners to realize the full potential of their assets. As detailed in this article, regulations on parceling, construction limits, and technical standards directly affect all decisions related to your property.

Failure to comply may result in penalties, demolition orders, or prolonged legal disputes. Always verify your current zoning status before initiating any construction or renovation project.

The Antalya Metropolitan Municipality’s Directorate of Zoning and Urban Planning is the most authoritative source for such inquiries. Additionally, consulting an architecture or engineering firm is highly advisable for complex zoning matters.

Ultimately, knowing the zoning regulation is the first step in protecting your property’s value, avoiding legal issues, and contributing to Antalya’s sustainable urban development. Armed with this knowledge, you can make more informed and secure decisions about your real estate.