What to Look For in Land Investment in Arnavutköy / Yenişehir?
The Arnavutköy and Yenişehir area attracts land investors thanks to its developing transport and investment projects. But not every plot has the same potential. In this guide we have gathered the zoning, title deed, DOP and location topics you should check before buying land in Arnavutköy/Yenişehir into a single checklist.
1) Check the Zoning Status
What determines the value of a plot the most is its zoning status (imar durumu). What you need to query:
- Is the parcel within the zoning plan, or is it still classified as a field (tarla)?
- What is the land-use decision (residential, commercial, industrial, green space, etc.)?
- What are the FAR (KAKS, floor-area ratio) and maximum building height (Yençok) values?
- Does it have road frontage?
2) Examine the Deed Type: Shared or Independent?
Whether the title deed (tapu) is a shared title deed or an independent title deed determines the risk of the investment:
| Type | Advantage | Watch out |
|---|---|---|
| Independent | Clear boundaries, single owner | Usually more expensive |
| Shared | More affordable price | Co-ownership, division/subdivision (ifraz) risk |
In a shared plot, it is not clear which physical part of the parcel you actually own; division depends on plan conditions and on agreement among the shareholders.
3) Factor In the DOP Deduction
When a parcel classified as a field enters a zoning implementation (Article 18, Zoning Law No. 3194), up to a maximum of 45% DOP (development readjustment share) may be deducted for public areas. Base your investment calculation on the net area after DOP, not the gross area:
4) Location and Surrounding Factors
- Settlement area: Is the parcel within the village/neighborhood settlement area? This affects development flexibility.
- Transport and infrastructure: Proximity to main roads, public transport and infrastructure increases value.
- Plan changes: Follow the zoning plan changes and public notice (askı) announcements in the area.
5) Verify the Official Documents
Before buying, always obtain an up-to-date zoning status certificate from the municipality, and check the title deed records and any mortgages/annotations. For preliminary research, you can quickly see the parcel's position in the zoning plan and its land-use decision by querying block/parcel (ada/parsel) with e-yenişehir.
Query your parcel now →Frequently Asked Questions
What should I look at first when investing in land in Arnavutköy?
First look at the zoning status: is there a land-use decision suitable for development such as residential/commercial, what are the FAR (KAKS)/Yençok values, or is the parcel still a field? Zoning status is the most important factor determining a plot's value and potential.
Is buying a shared plot risky?
A shared plot can be more affordable; however, it is not clear which part you actually own, and you are in co-ownership with the other shareholders. Its division depends on plan conditions, and in case of disagreement the process can drag on.
How does the DOP deduction affect the investment?
When a field enters an Article 18 implementation, up to a maximum of 45% DOP is deducted for public areas; you are left with a smaller net zoning parcel. Base your calculation on the net area after DOP, not the gross area.
What determines the value of land the most?
Location, zoning status (land-use decision + FAR (KAKS)/Yençok), road frontage, infrastructure and the transport/investment projects in the area. Even within the same neighborhood, there is a significant value difference between a zoning parcel and a field.