Introduction
On 24 September 2026, the Antalya Regional Administrative Court annulled the 2018 parcellation plan covering the Altıntaş, Güzelyurt, Karaçallı and Mandırlar neighbourhoods of Aksu, Antalya (case no. 2026/2439, decision no. 2026/2004). The municipalities have confirmed the decision and say they are working on a solution.
If you own property in this area — or you were about to buy one — this directly affects you. Since the decision, an annotation (şerh) stating that the parcellation has been annulled has started to appear on the tapu (title deed) records of properties in the area. That is the part that hits investors hardest: every buyer, bank and public office that looks at the tapu now sees it.
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What Happened
The ruling follows a Council of State decision of 29 April 2026. That decision found that the parcellation included land outside the project boundary, and that this defect affects the parcellation as a whole — not only individual parcels. The same decision upheld the zoning plans. A reversal on further appeal is therefore unlikely.
One point worth correcting: press reports calling this an annulment of the “zoning plans” are inaccurate. The zoning plans remain in force. What was annulled is the parcellation — the process that divided the land into today’s parcels. Most of the area’s tapu records and building permits rest on it, which is why the consequences reach so many owners.
What It Means for Your Property
Your tapu is not cancelled, but it might be annotated. Ownership stays registered in your name. The annotation does not transfer or cancel anything — it warns anyone reading the tapu that the parcellation behind it has been annulled. If your tapu carries a şerh, expect it to stay there until a new parcellation is registered.
Permits and occupancy certificates are on hold. Existing permits are not automatically void. But local reports indicate that new building permits, renovation permits and occupancy certificates (iskan) are being held back until the new parcellation is registered.
A new parcellation is likely. With thousands of owners and many completed buildings, the realistic outcome is a new parcellation that keeps existing development as intact as possible. It may still change parcel areas or ownership shares. Once approved, it is posted for public inspection for one month, during which owners can object.
The decision applies now. The administration must comply within 30 days of notification. Since the Council of State has already ruled on the merits, the realistic way out is a new parcellation, not an appeal.
Risks for Investors
Off-plan buyers. Projects still waiting for an occupancy certificate (iskan) are likely to be delayed. Without iskan, the building cannot move to condominium ownership (kat mülkiyeti). Buyers stay on a construction-servitude tapu (kat irtifakı), or without any tapu at all if they bought by contract only.
Developers invoking force majeure. Expect developers to cite the annulment to justify late delivery or to propose contract amendments. But the area’s planning disputes were publicly known for years, and planning risk is generally the developer’s business risk — not something they can simply pass to the buyer.
Resale and mortgages. The annotation is the main obstacle. Buyers see it on the tapu and either walk away or demand a discount, and homeowners report problems obtaining credit against annotated property. Until a new parcellation is registered and the annotation is lifted, selling property in the area will be difficult.
Frequently Asked Questions
No. Your ownership remains registered in your name. The court annulled the parcellation, not the title deeds. What may appear on your tapu is an annotation (şerh) stating that the parcellation has been annulled. It does not transfer or cancel ownership, but it warns anyone reading the tapu until a new parcellation is registered.
No. Despite some press reports, the zoning plans remain in force. What was annulled is the parcellation — the process that divided the land into today's parcels. The Council of State upheld the zoning plans and found a defect only in the parcellation, which included land outside the project boundary.
Existing permits are not automatically void, but local reports indicate that new building permits, renovation permits and occupancy certificates (iskan) are being held back until the new parcellation is registered. Without iskan, a building cannot move to condominium ownership (kat mülkiyeti).
It will be difficult. The annotation on the tapu is the main obstacle — buyers see it and either walk away or demand a discount, and banks are reluctant to lend against annotated property. Until a new parcellation is registered and the annotation is lifted, resale and mortgage financing in the area will be constrained.
Developers may cite the annulment as force majeure, but the area's planning disputes were publicly known for years, and planning risk is generally the developer's business risk. Do not sign amendments extending deadlines or waiving rights without legal advice. Where delivery is already late, a real estate lawyer can put the developer on formal notice and, if appropriate, file to terminate the contract and recover your payment with interest.
What Investors Should Do
Do not sign amendments extending delivery deadlines or waiving rights without legal advice. A developer under pressure will often present such amendments as routine — they are not. Where delivery is already late, hire a real estate lawyer and put the developer on formal notice to preserve your rights.
Antalya real estate lawyer Baris Erkan Celebi and his law firm in Antalya represent property investors affected by the annulment of the parcellation in Altıntaş. The firm reviews the tapu, permit and iskan status of investors’ properties and puts developers on formal notice for late delivery. It also files lawsuits to terminate off-plan sales contracts and recover the purchase price with interest, or to claim compensation for losses caused by the delay.
Source
- Antalya Bölge İdare Mahkemesi, karar no. 2026/2004, dosya no. 2026/2439 (24 Eylül 2026)
- Danıştay kararı (29 Nisan 2026)
- Antalya Law Firm – Construction Problems in Turkey
- Antalya Law Firm – Real Estate and Construction Law
- Author Av. Baris Erkan Celebi
- Barış Erkan Çelebi Founder of Turkish law firm
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Baris Erkan Celebi is an English-speaking Turkish lawyer who exclusively represents foreign investors in Turkey. His law firm in Turkey specializes in providing international investors in Turkey with reliable legal counsel and personalized business solutions.
