The word meaning "separation" is ifraz; it is the process of dividing a property that is registered as a single parcel in the land registry into multiple parts in accordance with the zoning plans and registering each part as a separate parcel. This is the exact opposite of the consolidation process, known as "Tevhit".
Why is the Ifraz Process Carried Out in Muğla?
In the Muğla region, which is a world-famous tourism centre with both a coastal strip and large rural areas, the ifraz process is of critical importance for investors who develop luxury villa projects or large landowners, for the following reasons:
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Fragmented Sales Opportunity: The sale of a large plot of land in Muğla as a single unit can take a long time due to its high cost. If the land is divided into smaller, more economical, and manageable parts through ifraz, the saleability and speed of the property increase significantly.
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Independent Construction Right: While there is a limited construction permit for a large parcel, after ifraz, a separate construction permit (building permit) can be obtained for each new parcel. This situation opens up the possibility of building independent, detached villas or boutique businesses side by side in popular neighbourhoods of Muğla.
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Inheritance Sharing: The ifraz process is a legal necessity for the fair, legal, and independent distribution of large plots of land inherited by Muğla's rooted families among the heirs.
What are the Conditions for Carrying Out the Ifraz Process?
Not every land can be divided as desired. Muğla Municipality and the Cadastre Directorate consider the following basic criteria:
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Compliance with the Zoning Plan: The region's implementation zoning plan must meet the "minimum parcel size" requirement. In Muğla's protected areas or residential areas, this limit is determined by special regulations to protect the region's texture.
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Frontage to the Road: Each new parcel resulting from the ifraz must have a frontage to an immovable road (a de facto and official road). A parcel without a road cannot be created.
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Agricultural Land and ÖÇK Restrictions: In areas with "olive grove" characteristics, which are common in Muğla, or in Special Environmental Protection (ÖÇK) areas, the land cannot be divided below a certain size due to the Soil Conservation Law and special environmental provisions.
How is the Ifraz Process Carried Out?
The ifraz process of a property in Muğla usually proceeds with the following steps:
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Preparation with a Mapping Engineer: A licensed mapping engineer prepares the "Separation Diameter" and "Ifraz File".
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Muğla Municipality Council Approval: The prepared file is submitted to the Muğla Municipality Council. The approval process is completed after legal reviews.
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Cadastre Control: After the council decision, the file goes to the Cadastre Directorate, and technical (geometric) checks are carried out.
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Land Registry Registration: In the final stage, the Muğla Land Registry Directorate cancels the old single title deed and issues a separate title deed for each new parcel.
Golden Tip for Investors
Lands in Muğla with the phrase "ifraz has been made" or "can be divided" have the highest investment value. Because these lands are ready for planning and immediate construction.
Especially for those who dream of an independent life or a commercial venture in areas like Armutalan, İçmeler, or the Bozburun Peninsula, buying a parcel with ifraz greatly shortens the legal processes. Getting professional support that is proficient in local regulations to learn the divisibility conditions of your lands in the Muğla region and to plan the most accurate investment will guarantee your investment.