· Kilta Mimarlık
A plot on or near the sea in Bodrum is many people's dream. But building and garden design on these plots are governed by Turkey's Coastal Law No. 3621. Getting a garden wall, fence, jetty, stairs or a stone path down to the sea wrong can lead to fines and even demolition. This guide covers the main points of the law and what to watch for at the design stage.
Shore, shoreline, shoreline boundary, coastal strip
The Coastal Law No. 3621 separates these terms. In summary:
- Shore (kıyı): the area between the sea's waterline and the shoreline boundary. It is under the control of the state and open to everyone's equal and free use.
- Shoreline boundary (kıyı kenar çizgisi): the landward limit of the shore. It must be determined before any planning.
- Coastal strip (sahil şeridi): the area at least 100 metres wide running inland from the shoreline boundary.
The 50 metre and 100 metre rules
The law says buildings in the coastal strip may come no closer than 50 metres to the shoreline boundary. Where there is a zoning plan, it regulates building in the coastal strip according to these rules. Where there is no zoning plan, nothing may be built within the distances set by the law. In other words, "how much can I build?" on a plot near the sea is answered by reading the zoning plan and the shoreline boundary together.
What you can't do on the shore
Under the law, nothing may be built on the shore, no barrier such as a wall or fence may be put up, no excavation that alters the shore may be made and no waste may be dumped. Recreational jetties are not allowed on sandy and pebble shores; where unavoidable, a jetty no wider than 3 metres may be permitted. Any structure on the shore needs permission from the Ministry.
In practice, every wall, stone path, stair or fence you add while connecting your garden to the sea can be a problem depending on where the shore boundary lies. The shore is open to everyone.
How is the shoreline boundary determined?
The shoreline boundary is determined by a commission of at least five public officials set up by the provincial governor's office, and comes into force with the approval of the Ministry of Environment, Urbanisation and Climate Change. Don't guess where the line runs on your plot. Get official information from the municipality's zoning department or the provincial directorate and include it in the project.
What to watch for in a garden or landscape design
- Clarify the relationship between the plot boundary and the shoreline boundary at the very first step.
- Don't build walls, fences or gates onto the shore or dig into it, and don't design anything that blocks access to the shore.
- Choose local species that tolerate salty wind and need little water: drought-tolerant plants guide.
- Plan the water source and pressure for irrigation: irrigation systems.
- If it's a protected area, don't forget board approval: Conservation Board approval.
Consequences of unauthorised building
Under the law, the Zoning Law's provisions apply to unlicensed structures. Acts such as blocking the shore or damaging its natural state can lead to administrative fines and, in serious cases, prison sentences, and the barriers are removed. Check the current text of the law for current fine amounts.
Checklist before you buy
- The plot's distance from the shoreline boundary and the official boundary data
- Whether there is a zoning plan and what the plan notes say: zoning status guide
- Building conditions in the coastal strip
- Permit and occupancy status of existing buildings
- Extra restrictions such as protected, forest or agricultural status
Frequently asked questions
Can I build a house on a seafront plot?
It depends on the zoning plan and the shoreline boundary. Under the law, buildings in the coastal strip can come no closer than 50 metres to the shoreline boundary, and nothing may be built on the shore itself.
Can I build steps from my garden down to the sea?
Building on the shore and putting up barriers is subject to Ministry permission and is limited. For anything like this, first get the official shoreline boundary and the plot's status.
Who decides the shoreline boundary?
A commission of at least five public officials under the provincial governor's office determines it, and it comes into force with Ministry approval.
Which plants do well in a garden near the sea?
Local and Mediterranean plants that tolerate salty wind and drought usually cause fewer problems. The plot's wind direction and soil also affect the choice.
Sources (in Turkish)
This article is general information, not legal advice. The shoreline boundary and building conditions vary from plot to plot. Consult the municipality's zoning department and a lawyer about your specific case. Information compiled as of 23 October 2026.