What Is DOP (Development Readjustment Share)? The 45% Deduction
As your field (tarla) is brought into the zoning plan and becomes a building plot (arsa), you may notice that part of your land area "disappears". The reason is the DOP (development readjustment share, Düzenleme Ortaklık Payı) deduction. In this guide we explain what DOP is, why it is capped at 45%, and — with an example — how much net area you are left with in the transition from field to building plot.
What Is DOP?
The development readjustment share (DOP) is the share contributed by landowners, in the land readjustment carried out under Article 18 of Zoning Law No. 3194, to provide the public areas an area needs in order to become livable. These public areas are:
- Roads, squares, parking areas
- Parks, playgrounds, green spaces
- Places of worship
- Education and health facility areas (the amenities listed in the law)
The land for these areas is deducted from all parcels entering the readjustment proportionally and without compensation. In other words, together with your neighbors, you all contribute "in land" to the area's common infrastructure.
Why a Maximum of 45%?
The Zoning Law sets a ceiling on the DOP rate: the development readjustment share that can be taken from a parcel may be at most 45%. This limit was introduced to prevent an unreasonable amount of land being taken from the owner. Key points:
- 45% is an upper limit; the actual rate is determined by the needs of the readjustment area and may be lower (for example 30%, 38%).
- DOP is taken only for public/amenity areas; for other public buildings, separate expropriation is carried out if necessary.
- DOP cannot be taken from the same parcel twice; no further deduction is made from land that has previously entered a readjustment and given its share.
Net Area Calculation from Field to Building Plot
The most frequently asked question is: "How much of my field remains mine as a building plot?" The answer is a simple subtraction:
Example: a 2,000 m² field, with 40% DOP applied in the area.
DOP deduction: 2,000 × 0.40 = 800 m² (to the public)
Net area remaining from a 2,000 m² field at different DOP rates:
| DOP rate | Deducted area | Remaining net plot |
|---|---|---|
| 30% | 600 m² | 1,400 m² |
| 40% | 800 m² | 1,200 m² |
| 45% (maximum) | 900 m² | 1,100 m² |
Once your net plot area is known, you calculate your actual development rights on this area using FAR (KAKS, floor-area ratio) and maximum building height (Yençok). For example, with a 1,200 m² net plot and a FAR of 0.6: 1,200 × 0.6 = 720 m² of buildable floor area.
Deductions Not Subject to DOP: KOP
In some cases, a separate share may apply for public service areas that cannot be covered by DOP (for example municipal service areas or marketplaces); in practice this is referred to as KOP (public facilities share / public facility areas) and is generally handled through expropriation or on different principles. It is important not to confuse DOP with KOP: DOP is free of charge and proportional, whereas the value of the areas subject to KOP is assessed separately.
Query your parcel now →Frequently Asked Questions
What is DOP (development readjustment share)?
It is the share taken free of charge from owners' land in an Article 18 zoning implementation to create public areas such as roads, parks, green spaces, places of worship and education/health facilities. Land is deducted proportionally from the parcels entering the readjustment.
What is the maximum DOP rate?
Under Zoning Law No. 3194, it is a maximum of 45%. At most 45% of a parcel's area can be deducted as DOP; the rate varies by area and may be lower.
Is any payment made in return for DOP?
No, DOP is free of charge. No money is paid in return; these areas (roads, parks, schools) form the infrastructure/amenities that increase your parcel's value. DOP cannot be taken from the same parcel twice.
How much net area is left when my field becomes a building plot?
Net plot = field area − DOP deduction. For example, if 40% DOP is deducted from a 2,000 m² field, 800 m² goes to the public and 1,200 m² of net plot remains. Development rights are calculated on the net area using FAR (KAKS) and Yençok.