Investing in Land in Arnavutköy: Beyond the Airport Story

Since Istanbul Airport opened, the name Arnavutköy has kept appearing in ads for “land next to the airport” and “a once-in-a-lifetime opportunity”. Some of these opportunities are real, and many are plots that cannot be built on. In this guide we explain how to tell them apart.

Why Arnavutköy?

• Istanbul Airport: one of the largest airports in the world, located within the district's boundaries.
• Space: large areas of land and villages in a district that is still growing.
• Projects and roads: motorways, a metro line linking the airport to the city, and new residential and commercial projects.

The main risks

1. Agricultural land is not building land

Many listings sell agricultural fields (Tarla) at what looks like a low price, with promises that “zoning is coming”. Zoning may come years later, or never, or with a tiny building ratio, or with the land earmarked for a road or a park.

2. Shared title deeds (Hisseli Tapu)

Selling small shares of a large plot is widespread on the outskirts of Istanbul. You do not own a defined plot but an undivided share alongside dozens of other owners, and any subdivision or construction requires their agreement. See the guide to title deed types.

3. Expropriation and public allocation

The zoning plan may allocate part of the land to a road, a school or a park, and that part is then taken in return for compensation you may not be happy with.

4. The project requirement for foreigners

A foreigner who buys land must submit a project for its use to the Ministry of Environment and Urbanisation within two years of purchase. If they do not, the state has the right to liquidate the property. See the guide to foreign ownership.

5. Military and security zones

Near the airport and other facilities, the transaction may need a security clearance that lengthens the process. See the guide to security clearance for foreign buyers.

The documents that protect your investment

1. Zoning status document (İmar Durumu): issued by the municipality, it states what can be built on the land and at what ratio.
2. Title deed record: the type of ownership, the owners, and any restrictions and mortgages. See the guide to mortgages and encumbrances on property.
3. Cadastral plot map (Kadastro): the plot's boundaries and actual location, which can be cross-checked on the online land registry and cadastre portal.
4. Independent valuation report: to know the real value regardless of the asking price. See the valuation report guide.

Questions to ask before any offer

• Is the land zoned? And what building ratio is allowed?
• Is the title deed independent or an undivided share?
• Does an official road reach it?
• Is there a mortgage, a seizure or a dispute on it?
• What project will you submit within two years? And is it actually feasible on this land?

A lower-risk alternative

If your goal is to benefit from the area's growth without the complications of land, an apartment in a licensed project near the new transport corridors is legally simpler and easier to rent out and sell. To weigh land against other options, read the guide to buying land and zoning in Turkey.

In short

Land in Arnavutköy can be an excellent investment, or a share in a field where nothing will ever be built. The difference lies in the documents: a clear zoning status, an independent title deed, an official road and a project that is feasible within two years.

We check the status of any plot for you before you pay anything. Contact us, or browse properties in Arnavutköy.