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Planning in North Cyprus: development orders, Chapter 96 and protected areas
In North Cyprus, what you can build on a plot depends on the planning regime that covers it. Broadly, a plot is either covered by a development order (emirname) or a zoning plan, falls under Chapter 96 because there is no specific plan, or lies in a Special Environmental Protection Area. Find out which applies before you agree a price.
Development orders (emirname)
A development order (emirname) is a planning decree for a specific area that regulates building there. Development orders are prepared by the Town Planning Department (Şehir Planlama Dairesi), and the authoritative version of each one is the text published in the Official Gazette (Resmî Gazete).
Colour zones
A development order divides its area into colour zones, such as yellow, blue, brown and green. For each zone, the text of the order sets out the permitted uses, the density (building ratio, emsal), the number of storeys and the height. Each order sets its own rules, so do not assume that a colour means the same thing in two different areas: read the text of the order that covers your plot.
Development orders and zoning plans also give each area a plan zone type, such as residential development area, agriculture, forest, tourism or coastal strip.
Chapter 96 areas (Fasıl 96)
Where there is no development order or zoning plan, building is governed by the Streets and Buildings Regulation Law (Sokaklar ve Binalar (Düzenleme) Yasası), known as Chapter 96 (Fasıl 96), and needs a permit from the competent authority, usually the municipality. In these areas each application is assessed individually; road access, infrastructure and neighbouring uses are decisive.
Special Environmental Protection Areas (ÖÇKB)
Special Environmental Protection Areas (Özel Çevre Koruma Bölgesi, ÖÇKB; often called SEPAs in English) are declared to protect natural and biological assets such as sand dunes, turtle nesting beaches, wetlands and forests. Building inside them is very restricted or prohibited; the rules are set by the area's environmental protection plan and by decisions of the relevant government departments.
Where the exact rules are
The binding rules are in the official texts: the development order as published in the Official Gazette, and the decisions of the Town Planning Department. For the exact rules that apply to a plot and for a building permit, apply to the municipality and the Town Planning Department; your lawyer and an architect can help.
Check a plot on ParselX
- In the North Cyprus workspace of the map, upload your plot as a KML, KMZ or GeoJSON file or draw it, and see how it falls across development order zones, plan zone types and protected areas.
- Tap any point on the map for a point report showing the planning zone, plan zone type and map sheet.
Districts
Our district pages show the approximate shares of planning zones, plan zone types and protected areas in each district, with pages for its villages and towns:
See also: Buying land in North Cyprus: a checklist · Types of title deed in North Cyprus
This guide is for information only; legislation and practice can change. For definitive information, check with the relevant authority (the Land Registry and Cadastre Department, the Town Planning Department or the municipality) or get advice from an independent lawyer.
Last updated: 29 September 2026