New Zoning Regulation for the Conversion of Empty Offices into Residences in Hatay

Recent changes made by the Ministry of Environment, Urbanization and Climate Change to the zoning regulation pave the way for the conversion of long-vacant offices into residential areas across Turkey. Within the scope of the new regulation, provided that the zoning plan also permits, it becomes possible to convert up to 60% of the independent sections in office buildings into residences within one year. This decision, which concerns not only major cities like İstanbul but also the earthquake-hit region of Hatay directly, aims to use the existing building stock much more efficiently. Thus, it is planned to reintegrate commercial areas that have remained empty for years, unable to be sold or rented, back into the economy. Experts state that this step will significantly reduce the additional land demand needed for new housing production.

This new regulation is of great importance, especially in Hatay, which is trying to heal the wounds of the February 6 earthquakes. In the city, where tens of thousands of buildings were destroyed or heavily damaged, while permanent housing constructions are rapidly continuing by TOKİ and Emlak Konut on one hand, exorbitant increases in rent prices continue to be a serious crisis for the citizens on the other. In districts where rental demand is at its peak, such as Antakya, Defne, İskenderun, Arsuz, and Kırıkhan, any increase in supply has become a vital necessity for solving the housing problem. Authorities believe that this transformation, implemented in earthquake zone areas, will directly reflect positively on the housing market. The local people, on the other hand, are closely and hopefully following such innovative legal regulations that could increase housing supply.

Calculations made by industry representatives reveal the potential effects of this regulation. For example, it is estimated that there is a massive vacant office space of 750 to 800 thousand square meters just in İstanbul province, and this area can host approximately 7,500 to 8,000 new residences. These striking figures emerging for İstanbul open a window of opportunity for cities trying to recover from a crisis, such as Hatay, when proper planning is made. Such transformation projects, which could not be realized before due to long and exhausting plan change processes, are expected to be completed much faster with the new regulation. This situation is considered a critical advantage that will save time for earthquake zones in urgent need of housing.

The new zoning regulation, which does not solely focus on office-to-residence conversion, also brings many different facilities regarding the building stock. Accordingly, the procedures for planned alteration and renovation works in old buildings are largely facilitated and simplified. Accessibility is increased by implementing new and more practical regulations for elevator applications in existing buildings. In addition, by aiming to speed up planning processes in general and reduce bureaucracy, it is attempted to revitalize the entire operation in the construction and architecture sectors. The main purpose of all these steps is to ensure that the existing building stock across the country is used in a much smarter, more efficient, and sustainable manner.

Real estate sector officials and economy experts agree that this new office conversion regulation alone will not be enough to suddenly reduce rent prices in crisis-stricken regions like Hatay. However, it is stated that the market will stabilize if steps such as the rapid completion of permanent earthquake housing, the finalization of reserve area projects, the utilization of vacant commercial building stock, and the uninterrupted continuation of new housing production come together. The implementation of this new regulation in Hatay will be clarified in line with the new zoning plans to be prepared by municipalities and the demand to be shown by private investors. In the upcoming period, all eyes are turned to the extent to which this innovative legal infrastructure can alleviate the housing crisis in earthquake-affected cities like Hatay.