Buying farmland and building a house on it has become an increasingly popular option in recent years, particularly among people who want to move away from city life, live closer to nature, or make a long-term investment. However, the idea of “I’ll buy farmland and build my house on it” does not depend solely on the size of the land or the fact that it is registered as “farmland” in the title deed.
With the Regulation on the Protection and Use of Agricultural Land that came into force in 2026, the rules governing the protection, agricultural use, and non-agricultural use of agricultural land were revised. Some criteria were also updated with the amendments made on August 4, 2026.
For this reason, anyone considering buying farmland should not make a decision based solely on price and square meters. The land’s legal and technical status must also be thoroughly investigated.
“Farmland” on the Title Deed Does Not Mean You Can Build a House
One of the most common misconceptions in real estate purchases is that a property classified as “farmland” in the title deed can automatically be used to build a house.
In reality, the title deed classification alone is not sufficient to determine whether agricultural land is suitable for construction. Many criteria must be evaluated together, including the nature of the area where the land is located, its zoning status, land classification, connection to a cadastral road, whether it is within a village or rural settlement area, whether it falls within a Large Plain Conservation Area, and the intended purpose of the proposed building.
Statements frequently heard in listings or from people in the area — such as “You can build a house here,” “You can build a country house,” or “Everyone has built houses in this area” — are not reliable grounds on their own.
The fact that there was previously a building on a property does not automatically mean that a new building can be permitted. The existing structures must also be separately examined for their licenses and permits.
Therefore, when buying farmland, the first question should not be “How many square meters is it?” but rather “What is the legal and development status of this land?”
Why Do Village and Rural Settlement Areas Matter?
One of the key issues for people who want to buy farmland and build a house is whether the property is located within a village or rural settlement area.
Building practices in rural areas may vary depending on the property’s position within the settlement area and the applicable legislation. Therefore, the phrase “farmland in a rural area” is not sufficient on its own.
The exact boundaries within which the property lies and the development rules applicable to it should be verified with the relevant authorities.
The issue of cadastral road access is equally important. Being physically close to a road is not the same as having an officially registered connection to a cadastral road.
For this reason, before buying farmland, the road status should be checked through maps, cadastral records, and relevant official records.
In short, instead of simply looking for a rural plot that is “close to a road,” buyers should investigate the official road connection and the property’s status within the settlement area.
What Should Those Who Want to Build a Country House Pay Attention To?
One of the important issues concerning agricultural land is country houses and agricultural-purpose structures.
The fundamental distinction here is whether the proposed structure is genuinely connected to agricultural activity. The regulation sets out different types of agricultural-purpose structures and criteria applicable to them.
Therefore, simply saying “I am going to build a country house” is not enough. The nature of the land and the conditions applicable to the proposed structure must be assessed together.
One notable change introduced in 2026 is the reduction of the 5-hectare threshold to 2 hectares in one of the criteria for agricultural-purpose structures. However, this should not be interpreted as a general rule that “a house can be built on any farmland larger than 2 hectares.” The specific type of structure and the conditions to which the threshold applies must be evaluated separately under the relevant annex to the legislation.
This is where one of the biggest mistakes made by real estate buyers occurs: applying a single requirement to all agricultural land.
The correct approach is:
Land + land classification + location + road access + type of structure + required permits must all be assessed together.
Especially for high-value land investments, obtaining current written information from the relevant authorities before completing the purchase is extremely important.
What Did the April 4 and August 4, 2026 Regulations Introduce?
The new regulation that came into force on April 4, 2026, reorganized the rules governing the protection and use of agricultural land.
Its fundamental approach is based on protecting agricultural land and assessing non-agricultural uses within a defined framework of permits and criteria.
The amendment made on August 4, 2026, introduced an important provision concerning the transition period.
Accordingly, applications for agricultural-purpose structures and non-agricultural use that had already been submitted to Ministry units before the regulation entered into force will be assessed under the provisions of the previous regulation.
This is particularly important for people who had already submitted applications. Therefore, it would not be correct to evaluate older applications solely according to today’s legislation.
The August 4 amendment also changed the 5-hectare threshold to 2 hectares in one of the criteria for agricultural-purpose structures.
In addition, certain provisions concerning agricultural structures and integrated agricultural facilities were amended in the relevant annexes to the regulation.
The most important conclusion to draw from this is:
The 2026 amendments do not introduce a general freedom to build on agricultural land.
On the contrary, they make it even more important to assess the legislation, the characteristics of the land, and the required permits together when purchasing agricultural property.
What Should You Check Before Buying Farmland?
The safest approach for anyone considering a farmland investment is to systematically check the property before making the purchase decision.
In particular, the following should be examined:
• Title deed classification: The legal classification under which the property is registered.
• Land classification: Whether the land is classified as absolute, special-product, planted, irrigated, marginal agricultural land, or another category.
• Location and settlement status: Whether the property is located within a village or rural settlement area.
• Cadastral road: Whether the property has an official road connection.
• Zoning status: Its current status with the relevant municipality or competent authority.
• Large Plain Conservation Area: Whether the land has a special conservation status.
• Existing structures: If there is a building on the property, its licensing, permitting, and compliance status.
• Nature of the proposed structure: Whether it is intended to be a residence, country house, or another agricultural-purpose structure.
• Required permits: Whether the necessary permits for non-agricultural use or an agricultural-purpose structure have been obtained.
Investing based solely on a statement such as “you can build a house on this land” without carrying out these checks can create significant risks.
Conclusion: The Right Farmland Is Not Simply the Largest Farmland
The most important consideration when investing in farmland is not simply finding a large plot or an attractive price. What really matters is knowing in advance which legal and technical requirements apply to the property you are buying.
For purchases intended for a house or country house, the cadastral road connection, settlement status, land classification, zoning status, and required permits should all be thoroughly investigated.
The importance of these checks has increased further following the new regulations introduced in 2026.
It should be remembered that buying “farmland” and buying “farmland where you can build a house” are not the same thing.
The most appropriate approach to real estate investment is therefore to check the legislation and the property’s status first, and only then make the purchase decision.
Note: Construction and land-use conditions for agricultural land may vary depending on the property’s location, classification, land type, and applicable legislation. Before purchasing, it is recommended that current official records and required permits be verified with the competent authorities.
