What Are Subdivision (İfraz) and Amalgamation (Tevhit)?
Two of the most commonly confused concepts in land and parcel transactions are subdivision (ifraz) and amalgamation (tevhit). In short, ifraz means splitting a parcel, while tevhit means merging several parcels into one. In this guide we explain in plain terms what each one is, and with which documents and steps it is carried out.
What Is Subdivision (İfraz)?
Subdivision (ifraz) is the process of splitting a property registered as a single parcel in the land registry into two or more independent parcels, in accordance with the zoning plan and the legislation. It is also colloquially known as "splitting" or "dividing". After subdivision, each new parcel:
- Receives its own block/parcel number,
- Gets its own separate title deed (tapu),
- Is assessed according to its own zoning status and frontage dimensions.
For example, if the plan conditions allow, a single parcel of 1,500 m² can be subdivided into three independent parcels of 500 m² each.
What Is Amalgamation (Tevhit)?
Amalgamation (tevhit) is the merging of several neighboring (contiguous) parcels into a single parcel. It is colloquially called "merging". It is usually done for the following purposes:
- To create a larger parcel with regular geometry that is better suited for construction,
- To meet a minimum parcel size or frontage requirement in the plan notes,
- To consolidate several small shared parcels under one ownership and establish project integrity.
The parcels to be amalgamated must be contiguous and, as a rule, located in the same zoning block with the same land-use designation.
How Are Subdivision and Amalgamation Done? The Steps
Both procedures go through a similar official process:
| Step | Description |
|---|---|
| 1. Zoning status | An up-to-date zoning status (çap) certificate is obtained from the relevant municipality. |
| 2. Surveying engineer | A licensed surveying engineer (LİHKAB or a private office) prepares the subdivision/amalgamation file. |
| 3. Municipal application | The owner's petition and the file are submitted to the municipality; the executive committee (encümen) issues its decision. |
| 4. Registration | The Cadastre and Land Registry Office registers the new parcels and issues the new title deeds. |
Conditions to Watch Out For
- Minimum parcel size: Every parcel created by subdivision must meet the minimum size, frontage and depth requirements of the plan; otherwise, the subdivision is not permitted.
- Shared parcels: The consent (approval) of all co-owners is required; in case of a dispute, a dissolution of co-ownership (izale-i şuyu) lawsuit may come into play.
- Plan notes: In some areas, restrictions may apply to subdivision/amalgamation until the Article 18 (Zoning Law No. 3194) zoning implementation (land readjustment) has been carried out.
Frequently Asked Questions
What does ifraz mean?
Subdivision (ifraz) is the splitting of a property registered as a single parcel in the land registry into two or more independent parcels, in accordance with the zoning plan. It is colloquially called "splitting" or "dividing"; each new parcel receives its own title deed and its own block/parcel number.
What does tevhit mean?
Amalgamation (tevhit) is the merging of several contiguous parcels into a single parcel. It is done to create a more regular parcel that is better suited for construction, or to meet the requirements of the plan.
Which documents are required for subdivision and amalgamation?
The title deed, an up-to-date zoning status certificate, a subdivision/amalgamation file prepared by a surveying engineer and the owner's petition are required. The process is completed with the municipal executive committee decision and registration at the Land Registry/Cadastre Office.
Can every parcel be subdivided?
No. Subdivision must comply with the minimum parcel size, frontage and depth requirements of the zoning plan. If the resulting parcels would fall below these dimensions, the subdivision is not permitted.