Title Deed (Cadastral) Parcel vs Zoning Parcel: The Difference
Most people say "I have a title deed (tapu), my parcel is defined"; but whether a parcel is a cadastral parcel (kadastro parseli) or a zoning parcel is very important when it comes to being able to build on it. In this guide we explain the difference between the two concepts, the conversion process, and why the numbers may change — in plain terms.
What Is a Cadastral (Title Deed) Parcel?
A cadastral parcel is a property whose boundaries have been determined through cadastral surveys and registered in the land registry. It forms the basis of ownership; however, it may not yet have been arranged according to a zoning plan. Land such as fields (tarla), vineyards and orchards is usually registered as cadastral parcels. Its road frontage may be irregular, and it may carry no direct building rights.
What Is a Zoning Parcel?
A zoning parcel is a parcel arranged in accordance with the zoning plan and the zoning implementation (land readjustment) — usually under Article 18 of Zoning Law No. 3194 — and is ready for construction. A zoning parcel:
- has a proper frontage onto a road,
- has a regular geometry that conforms to the plan,
- has defined development conditions such as FAR (KAKS), maximum building height (Yençok) and building coverage ratio (TAKS).
Comparison Table
| Feature | Cadastral Parcel | Zoning Parcel |
|---|---|---|
| Formation | Cadastral registration | Zoning plan + Article 18 |
| Character | Usually field/rural land | Building plot ready for construction |
| Road frontage | May be irregular | Regular, conforms to the plan |
| Construction | Limited/none | FAR (KAKS)/Yençok defined |
How Does a Cadastral Parcel Become a Zoning Parcel?
After a zoning plan is made for an area, cadastral parcels are rearranged through the Article 18 zoning implementation. In this process:
- a development readjustment share (DOP) is deducted for public areas such as roads, parks and schools (up to 45%),
- regular zoning parcels are formed from the remaining area,
- owners receive an allocation from the new zoning parcels.
For this reason, after the implementation, the old cadastral block/parcel number and the new zoning block/parcel number and boundaries will differ. To find out which new zoning parcel your old parcel corresponds to, you need to check the allocation schedule or run a parcel query.
Query your parcel now →Frequently Asked Questions
What is a cadastral (title deed) parcel?
A property whose boundaries have been determined through cadastral surveys and registered in the land registry; it forms the basis of ownership. It usually refers to land such as fields, vineyards and orchards, and may not yet have been arranged according to a zoning plan.
What is a zoning parcel?
A parcel arranged in accordance with the zoning plan and the Article 18 implementation, ready for construction. Its road frontage, regular geometry and development conditions (FAR/KAKS, Yençok) are defined.
Why can the title deed parcel and the zoning parcel be different?
In the Article 18 implementation, cadastral parcels are rearranged; the DOP is deducted and new zoning parcels are created. That is why the old cadastral block/parcel and the new zoning block/parcel number and boundaries may differ.
If I have a field title deed, do I have a zoning parcel?
Not necessarily. A cadastral parcel registered as a field does not become a zoning parcel until a zoning plan is made for the area and Article 18 is implemented. You can find out its status by querying with block/parcel.