Understanding the “Büyük Ova Koruma Şerhi” on Title Deeds in Türkiye: What Foreign Investors Must Know

If you’re considering investing in agricultural or development land in Türkiye, you may come across a notation on the title deed that reads: “Büyük ova koruma alanı içerisinde kalmaktadır”, meaning the land is located within a Major Plain Protection Area.

So, what does this mean legally? Can you still build on the land? Is this an obstacle to purchase? In this blog, Bayraktar Attorneys explains everything foreign investors need to know about the “Büyük Ova Koruma Şerhi” (Major Plain Protection Restriction).

Legal Basis: Protecting Türkiye’s Most Productive Agricultural Land

The “Büyük Ova Koruma Alanı” is a legal designation based on Article 14 of the Turkish Soil Conservation and Land Use Law No. 5403. It aims to protect Türkiye’s most fertile plains from misuse and degradation caused by:

• Erosion

• Pollution

• Uncontrolled urbanization

• Non-agricultural land use

The Presidential Decree No. 204 dated 23 October 2018 and earlier Cabinet Decrees, such as the one published on 2 June 2017, list the names and boundaries of these protected plains.

As of today, 318 plains across Türkiye have been officially designated as Major Plain Protection Areas. These include important agricultural regions in cities like Antalya, Tokat, Tekirdağ, and Edirne.

What Happens If a Property Falls Within a Major Plain?

If a land parcel is located within one of these designated plains, the Land Registry Office adds a note (şerh) to the title deed stating:
“Büyük ova koruma alanı içerisinde kalmaktadır”
→ "This property is within a major plain protection area."

This note:

Does NOT prevent the sale or transfer of the property

Does impose usage restrictions, especially on what can be built on the land

Can You Build on Protected Plains?

In general, you cannot build anything, including agricultural structures, without getting official permission from the Provincial Directorate of Agriculture and Forestry.

Under the law:

• All non-agricultural usesof the land require prior approval

• Even agricultural structures(like barns, irrigation systems, greenhouses) are subject to project-based evaluation

• Any planned use must comply with the land’s officially registered purpose

What Are the Exceptions?

Some lands are exempt from the restriction if they meet any of the following:

• They are within approved zoning (imarlı) areas

• They had legal non-agricultural use permissionbefore the decree was issued

If your land meets the conditions for an exception, the Major Plain Protection rule does not apply to that specific plot, even if it is located within the plain area on the map.

Risk for Foreign Buyers: Why You Need Legal Guidance

At Bayraktar Attorneys, we often assist foreign clients who plan to:

• Buy farmland for organic agriculture

• Develop rural tourism projects

• Purchase investment land with resale or development expectations

However, purchasing land within a “Büyük Ova” zone without proper legal checks may lead to significant restrictions on your ability to develop or use the land. This is especially risky if you're:

• Paying a kapora (down payment)before a full legal review

• Buying based on marketing promisesthat may not reflect zoning realities

How Bayraktar Attorneys Can Help

We offer real estate legal services, full legal due diligence before any land purchase, including:

• Checking the exact zoning statusof the land

• Verifying whether the plain protection restriction applies

• Applying for necessary agricultural use permits

• Assisting in legal disputesif the land cannot be used as promised

We also advise clients before paying any kapora, to ensure that you don’t lose your money due to restrictions or misrepresentations.

Final Advice

The “Büyük Ova Koruma Şerhi” is not just a legal technicality—it can seriously impact your investment goals. Whether you’re buying agricultural land or planning a development project in Türkiye, always:

1. Check the title deed for protection notations

2. Seek legal assistanceto evaluate restrictions

3. Get clear contractual protectionbefore making any payments

Contact Bayraktar Attorneys today to schedule a consultation before your next land deal.