New Rules for Office-to-Residential Conversions in Türkiye
Türkiye Simplifies the Conversion of Offices into Residential Apartments
Türkiye has introduced new regulations that significantly simplify the process of converting office premises into residential apartments. The amendments, adopted by the Ministry of Environment, Urbanization and Climate Change, are designed to increase the housing supply by making use of vacant commercial properties while reducing bureaucratic barriers.
The changes have been incorporated into the Regulation on Planned Areas Zoning and are now officially in force across the country.
The reform aims to expand the housing market by allowing eligible office buildings to be converted into apartments through a simplified approval process.
Key Changes Under the New Rules
The updated regulation introduces several important reforms:
- 🏢 A simplified procedure for converting office premises into residential units.
- 🛗 Updated requirements for elevator installation.
- 📐 Revised rules for calculating the Floor Area Ratio (FAR/KAKS).
- 📄 Clear procedures for renewing construction permits.
- 🏛️ Unified zoning rules applicable across all municipalities in Türkiye.
The ministry has also incorporated provisions that were previously applied only through administrative circulars, creating a single nationwide legal framework.
Which Buildings Qualify?
Office-to-residential conversion is permitted only if specific conditions are met.
- The building must be located in an area where both office and residential use are permitted under the zoning plan.
- No more than 60% of the office space within a building may be converted into housing.
- The simplified procedure applies only to buildings that have already been completed and officially commissioned.
- Applications under the simplified process may be submitted until July 1, 2027.
The new framework is intended to bring thousands of underused commercial properties back into productive use without constructing new buildings.
Why the Reform Was Introduced
According to real estate law experts, the rapid growth of remote and hybrid work has left many office buildings, corporate headquarters, bank offices and commercial properties partially or completely vacant.
At the same time, housing demand and property prices have continued to rise. The new regulation is intended to address both issues by increasing the supply of residential units while reducing the number of unused commercial spaces.
Changes to Floor Area Calculations
The regulation also updates how certain architectural elements are treated when calculating a building's Floor Area Ratio.
Under specific conditions, the following elements may now be excluded from the calculation:
- Pergolas.
- Decorative pools.
- Entrance canopies.
- Certain roof structures.
- Selected common areas of the building.
The total area of these elements must not exceed 20% of the land plot.
For public buildings, officially recognized common areas now include children's playgrounds, mosques and auxiliary facilities, shared parking areas and unused rooftop terraces.
Uniform Rules Across Türkiye
One of the primary objectives of the reform is to eliminate differences in interpretation between municipalities.
Previously, identical development projects could receive different decisions depending on the municipality responsible for approval. The updated regulation establishes unified national standards for floor area calculations, common spaces and development coefficients.
The standardized rules are expected to provide greater legal certainty for developers, property owners and investors throughout Türkiye.
Construction Permit Extensions
The regulation also clarifies how construction permits may be extended.
If construction begins within two years of receiving a permit, the developer's acquired rights will remain protected. However, projects must still comply with current standards for:
- Earthquake resistance.
- Fire safety.
- Energy efficiency.
- Thermal insulation.
- Waterproofing.
If construction has not started within two years, the project must fully comply with all building regulations in force at the time construction begins.
Municipal Approval Remains Essential
Legal experts emphasize that not every office can automatically be converted into housing.
If residential use is not permitted under the applicable zoning plan, conversion is not allowed.
In addition, where a building's internal regulations designate units exclusively for office use, amendments to the building's management rules may be required. Such changes generally require the approval of at least four-fifths of the property owners.
Experts recommend obtaining written confirmation from the relevant municipality before starting any conversion project to avoid administrative disputes or permit refusals.
What It Means for the Real Estate Market
Industry specialists believe the reform could help bring thousands of vacant commercial properties back into use, increase the supply of residential housing and simplify redevelopment projects for both property owners and investors.
All conversion projects must continue to comply with Türkiye's building regulations, safety requirements and urban planning legislation.
