Syrian Real Estate Law Glossary

Landmark property law enabling the President to create redevelopment zones by decree. Extends Decree 66/2012 from Damascus to all provinces, allowing authorities to replan urban areas and redistribute land as shares.

al-Mantaqa al-Tanzeemiyya

Designated urban area created by presidential decree for redevelopment. Property owners receive shares rather than original parcels, with development managed by local authorities or private investors.

al-Ashum al-'Aqariyya

Units of ownership allocated to pre-existing landowners in redevelopment zones. Owners receive proportional shares based on prior holdings rather than retaining original parcels.

al-Iqtita' al-Majani

Portion of private land appropriated without compensation for public facilities and infrastructure. Law 10/2018 differs from Law 23/2015 in permitted percentages. Law 9/1974 permits up to 50% deduction.

I'adat Tanzeem al-Manatiq

Comprehensive urban planning process whereby designated areas are replanned, properties pooled, and new plots distributed according to revised zoning and share allocations.

Predecessor to Law 10/2018, authorizing creation of two Damascus redevelopment zones (Marota City and Basilia City). Established the framework later expanded nationally.

Madinat Maruta

Major Damascus urban redevelopment project spanning 214 hectares between Mezzeh and Kafr Souseh. Comprises 186 residential towers (11-22 floors) and 33 investment plots on former informal settlement land.

al-Sakan al-Badeel

Housing units provided to eligible residents displaced from redevelopment zones. Entitled occupants receive rental compensation until delivery, though completion has faced significant delays.

Manatiq Mukhalafat / Sakan 'Ashwa'i

Unauthorized construction developed without permits or outside official planning. Under Law 10/2018, these areas can be designated for redevelopment under various legal frameworks.

Legislation establishing systematic real estate sales tax based on current market values rather than outdated registry values. Modernizes property taxation using geographic information systems.

al-Qeema al-Ra'ija

Property's current market value determined by Ministry of Finance for tax purposes, replacing outdated registry values (some dating to 1965). Calculated using standardized criteria for different property types.

Daribat al-Buyu' al-'Aqariyya

Tax on real estate transactions calculated as percentage of market value. Rates: 1% for residential and land outside zoning plans; 2% for land within plans; 3% for commercial/industrial properties.

Lijan Taqdeer al-Qeema al-Ra'ija

Administrative committees at central, regional, and local levels assessing property market values for taxation.

Daribat al-Hiba al-'Aqariyya

Reduced-rate tax on property transfers by gift. 15% of standard sales tax rate when transferred to direct relatives (parents, children, spouses). Other gifts taxed at regular rates.

Daribat al-'Aqarat al-Mu'ajjara

Annual rental income tax: 5% for residential (minimum 0.03% of market value); 10% for commercial/industrial (minimum 0.06% of market value). Agricultural farmland leases exempt.

Daribat Ree' al-'Arasat

Tax on undeveloped land within approved zoning plans, encouraging development and generating local administration revenue.

al-Sijill al-'Aqari

Official government register documenting all registered properties including ownership, boundaries, encumbrances, and transactions. Maintained by the Directorate of Cadastral Affairs; provides definitive record of property rights.

Mudiriyyat al-Masalih al-'Aqariyya

Government agency maintaining the land registry, processing registrations, issuing title deeds, and overseeing surveys. Each province has a directorate under the General Directorate.

al-Sahifa al-'Aqariyya

Individual file for each registered property containing ownership information, transfers, encumbrances, and rights. Each property has a unique folio with designated number.

Ikhraj al-Qayd al-'Aqari

Official document showing current property status: owner name, plot number, area, legal type, registered claims, and encumbrances. Valid only as of issue date.

al-Mantaqa al-'Aqariyya

Geographic area designated for cadastral purposes with its own registry and numbering. Properties are identified by plot number within a specific zone, essential for registration and transactions.

al-Tahdeed wal-Tahreer

Systematic cadastral survey measuring properties, establishing boundaries, and recording ownership. Conducted by sworn engineers under Real Estate Judge supervision. Approximately 90% of Syrian land has undergone this process.

al-Qadi al-'Aqari

Specialized judge with jurisdiction over delimitation, demarcation, and ownership disputes during cadastral operations. Supervises survey work, receives objections, and issues final boundary determinations.

Da'irat al-Masaha

Technical division conducting property surveys, preparing cadastral plans, and documenting boundaries and measurements.

al-Tabu al-Akhdar / Sanad al-Milkiyya

The strongest form of property documentation in Syria. An official green-colored document proving registered ownership. Shows owner name, plot number, area, and encumbrances.

'Aqar Mulk / Ard Mulk

Property under full private ownership, typically in urban areas. Owners have complete rights of use, transfer, and disposition. Inheritance follows Sharia law (males receive double female shares).

Ard Amiriyya / 'Aqar Amiri

State-owned land allocated to individuals for use, typically agricultural. Users have usufruct rights but cannot sell the land; only usage rights transfer. Inheritance is equal between male and female heirs.

Ard Waqfiyya / 'Aqar Waqfi

Property dedicated as religious or charitable endowment administered by the Awqaf (Religious Endowments) authority. Cannot be sold, gifted, or inherited traditionally. Permanent designation serving charitable purposes.

Milkiyya Sha'i'a / Hissa Sha'i'a

Property owned jointly without physical division. Each owner holds proportional undivided share. Common in inherited properties. Division requires consensual partition or court-ordered settlement.

Tabu al-Hiraj / Ard Hirajiyya

State-owned forested/woodland land with strict restrictions preventing sale or development without special authorization.

Naql al-Milkiyya / al-Faragh

Legal process transferring property rights. Under Syrian law, rights transfer only upon Land Registry registration, not merely by contract.

Wikala Ghayr Qabila lil-'Azl

Notarized authorization for buyer to complete transfer and registration. Under Article 681, this constitutes a final sale. Buyers should register a temporary record mark for protection since it doesn't automatically update the Registry.

Hukm Mahkama Qat'i

Judicial judgment confirming purchase that cannot be appealed. Used when normal registration channels are unavailable (unsubdivided land, security approval issues). Must be registered to have full legal effect.

'Aqd Bay' 'Adi / 'Aqd 'Urfi

Informal written agreement without notarization. The weakest form of documentation, representing only commitment to transfer, not actual ownership transfer. Common in informal settlements.

Ishara al-Tasjeel al-Mu'aqqat

Protective notation placed on property folio at attorney/buyer's request. Alerts third parties to existing claims and protects buyer's rights before formal transfer.

Rusum al-Tasjeel al-'Aqari

Fees for Land Registry transactions. Under Law 17/2021, calculated at 0.001 (one per thousand) of market value for sales, exchanges, allocations, and gifts to non-relatives.

Rasm al-Faragh

Administrative fee for completing official ownership transfer (إفراغ) in the Land Registry, calculated based on current market value.

Bara'at al-Dhimma al-Maliyya

Certificate from Ministry of Finance confirming all property taxes and fees paid. Required for property transfers and sale registration.

Da'wa Tathbeet al-Bay'

Court proceeding to legally confirm and register a sale when direct registration is impossible. The court places a lawsuit notation (إشارة الدعوى) on the property record.

al-Bay' bi-Hukm Mahkama

Sale validated through court judgment rather than direct registration. Commonly used to avoid banking requirements (50% deposit) under property sales tax law.

al-Mukhattat al-Tanzeemi

Official urban development plan designating land use zones and building regulations. Properties within approved plans have different tax rates and permit requirements than those outside.

Mantaqat al-Tatweer al-'Aqari

Areas designated by REDIC for development. Minimum sizes: 25 hectares in Damascus/Aleppo; 20 hectares in Homs/Hama; 15 hectares in coastal and southern governorates.

Mantaqa Sakaniyya

Area designated exclusively for residential construction. Property sales tax: 1% of market value within zoning plans.

Mantaqa Tijariyya

Area designated for commercial activities. Subject to 3% property sales tax and 10% rental tax on annual rent.

Nizam al-Waja'ib al-'Umraniyya

Rules specifying minimum distances from property boundaries, streets, and neighboring structures. Documentation required for construction permit applications.

Rukhsat al-Bina'

Official authorization from the administrative unit (الوحدة الإدارية) allowing construction. Granted only within zoned areas, with special agricultural land provisions. Fees include 1% of property market value plus additional charges.

Tamdeed al-Rukhsa

Free extension of permit period when holder submits application before expiration with legitimate reasons. Original permit for 6-story building: 3 years, plus 6 months per additional floor (maximum 5 years).

Tajdeed al-Rukhsa

Process for obtaining new permit when construction remains incomplete after expiration. Fees based only on uncompleted portion.

Tasreeh al-Ishghal / Idhn al-Sakan

Authorization allowing newly constructed building to be inhabited, issued after verification of compliance with plans and safety standards.

'Aqd al-Ishraf al-Fanni

Mandatory contract between owner and licensed engineering office for construction oversight. Required for permit applications with architectural and structural plans approved by Engineers' Syndicate.

Mukhalafat Bina'

Construction without permits or violating approved plans. Subject to penalties under Law No. 40 of 2012, addressing removal of unlicensed structures.

Qanun Tamalluk Ghayr al-Suriyyeen

Law regulating non-Syrian property acquisition. Foreign individuals can own residential property for personal use after prior authorization from Minister of Interior. 2021 amendments removed family status and minimum size requirements.

Quyud al-Manatiq al-Hadudiyya

Special restrictions on ownership, leasing, and investment in border zones requiring prior approval from Minister of Interior with Ministry of Defense consent.

Mabda' al-Mu'amala bil-Mithl

Principle requiring foreigners' home countries to grant similar property rights to Syrian nationals. Non-Syrians inheriting property must transfer to a Syrian within 3 years if reciprocity doesn't exist, or property transfers to State Property Administration.

al-Mutawwir al-'Aqari

Licensed natural or legal person conducting development activities. Must register with Syrian Investment Agency (formerly REDIC) and meet financial/technical qualifications.

Administrative body (now under Syrian Investment Agency) preparing development policies, licensing developers, and supervising development zones. Chaired by Minister of Public Works and Housing.

al-Istimlak lil-Manfa'a al-'Amma

Government power to acquire private property for public purposes with compensation. Development zone properties may be expropriated for local administrative units' benefit.

Hisab al-Daman

Special bank account for development projects where buyers' payments and financing are deposited. Managed by approved bank (أمين الحساب) to protect purchasers in off-plan sales.

al-Wasata al-'Aqariyya

Profession of mediating sales, purchases, and rentals. Brokers must be licensed by Ministry of Internal Trade and Consumer Protection and obtain current property record statements before transactions.

'Aqd al-Bay'

Binding agreement between buyer and seller. Can be written (عقد بيع قطعي - final) or verbal. Must be registered with Land Registry to complete legal ownership transfer.

'Aqd al-Ijar

Contract establishing rental relationship between owner and tenant. Syrian law distinguishes residential and commercial leases with different tax rates.

al-Rahn al-'Aqari

Security interest in real property given to a lender. Must be registered in the Land Registry to be effective against third parties.

al-Irtifaq

Right to use another's property for specific purposes (passage, drainage, utilities). Recorded in the Land Registry and runs with the property.

Haqq al-Intifa'

Right to use property and enjoy its benefits without owning it. Common in Amiri land arrangements where users have farming rights without ownership.

Katib al-'Adl

Official authorized to authenticate documents, including property powers of attorney and some contracts. Notarization adds legal weight to documents.