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Turkey is building for guests

01.01.2007
Author: Irina Maslova
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Of course, it is tempting to have a house where most of the time, the summer, and you can swim in the sea, even in January. This is Turkey - the country is not only warm, but also interesting for the purchase of real estate. Now there is built a lot of new, European-quality housing, and the interest of foreigners to acquire growing. For those who intend to invest in Turkish real estate, opened good prospects. However, before making a purchasing decision, we need to understand how housing offers Turkish market and what are its features.
Resort real estate in Turkey is built in accordance with very strict rules that are established by the municipal authorities. For example, in cities such as Kemer or Belek, it is not allowed to build multi-storey houses, so many villas are being built there. But in Antalya and Izmir, the construction of houses up to 12 floors is authorized – this is the maximum number of floors allowed in Turkey. At the same time, there are regions, for example, Alanya, where both apartment buildings and villas are being built equally widely.

Typically in Turkish
A typical Turkish resort residential complex consists of low-rise buildings of 3-4 floors, each of which has only a few apartments. However, these are not townhouses, namely houses – with an entrance, a common entrance door, and sometimes even an elevator. Sometimes the apartments on the first floors even have their own access to the house plot. Such housing often successfully combines privacy with low cost.
The vast majority of apartments in Turkey – about 80% – consist of two bedrooms and one living room, the total area of which is on average 80-120 sq. m. The kitchen in them can be combined with a dining room, according to according to the American principle, and separate. There are no fewer than two bathrooms in such apartments. Apartments with four and five bedrooms are less common.
There are few apartments with one bedroom and one living room in Turkish resorts, which, due to the low price, are very scarce. "Studios, that is, one–room apartments, are not built in principle," emphasizes Yuri Korolkov from TR-Info. – Although recently many developers have such thoughts, due to rising land prices and the demands of foreign, in particular Russian, customers. So we should expect such offers to appear on the market in the near future."
Often found in Turkey, the type of real estate is duplexes, that is, duplex apartments. As a rule, they are located in good houses on the top floors, with gorgeous views from their windows. Duplexes can have five, six, and seven bedrooms, two living rooms and kitchens, and up to five bathrooms. Saunas and fireplaces in such apartments are a common occurrence. The price of a duplex due to the more successful infrastructure and views may even exceed the cost of a similar villa in size.

Panoramic luxury
Villas in Turkey are usually built either simply two-storey or two-storey with an attic, which is not considered a full-fledged third floor. It is very rare to find taller – three- or four-storey mansions. Most villas have from 4 to 8 rooms and at least three bathrooms, their area is 150-350 sq. m. In many villas, fireplaces are built, a Jacuzzi is installed and panoramic glazing is arranged, which is very rare in Russia. "There is even such a thing as panoramic villas in Turkey," says Valery Shakhanov, head of the Russian representative office of Turkish Riviera Properties. – They are built in places like Alanya, where the sea and the mountains are not far from each other. From the windows of the mansions there are gorgeous views: on the one hand to the sea, on the other – to the mountains."
One of the most remarkable elements of Turkish houses is balconies. They are in all multi-storey buildings and, of course, in villas. "Thanks to the hot climate, a significant part of life in Turkey takes place on balconies that reach huge sizes – up to 20-30 sq. m. m in large villas or duplexes, – says Yuri Korolkov. – They almost always have barbecue stoves, running water, and recently in some houses even a Jacuzzi or mini-pools are installed on the balconies."

Non-standard luxury class
Atypical, with bright distinctive features, resort housing projects in Turkey are rare. "An atypical villa or apartment with an unusual layout is much more difficult to sell," Valery Shakhanov emphasizes. – Therefore, non-standard projects are built to order for a specific customer."
As an example of a non-standard project, we can mention the Papillon Luxury Villas residential complex under construction in Belek. A 450-room hotel and private villas with an area of up to 2024 sq. m. will be built on the territory of more than 100 hectares in a pine forest by the sea. Each of the houses will have 4 bedrooms, two living rooms, five bathrooms with saunas, a kitchen, a gym, an office, a maid's room, a garage for three cars and indoor swimming pool. Residents will be provided with all the services of a five-star hotel, membership in a golf club, round-the-clock, year-round service and even a personal electric car to move around the territory.

Construction kitchen
There are no monopolists in the Turkish construction business. They build both small and medium-sized firms, as well as huge international corporations such as Enka. The housing is designed mainly by local architects, but many houses in Turkey have been built according to the projects of English, German and Russian specialists. "Turks are very unassuming, they design housing without frills, they lack imagination," Valery Shakhanov emphasizes. – If the customer wants to build some kind of non-standard villa, then it is better to order the project from foreign architects."
Turkish companies are mainly engaged in construction work directly. Even if the name of the company indicates that it is Finnish, Irish or Russian, the Turks are still building, and foreigners act as founders, investors or developers.
Construction in Turkey is carried out all year round, but in the resort area from the end of April to the end of October, land and concrete work is prohibited, although there are no restrictions on finishing work. As a result, the construction of a villa takes 3-6 months, and the construction of a house of 8-10 floors – no more than a year. A complex of several villas or apartment buildings is being built from 1.5 to 2 years.
"The construction is turnkey, finishing is carried out, the kitchen is necessarily equipped. The buyer can only hang the curtains, – says Valery Shakhanov. – It happens that new apartments are even equipped with bed linen – come and live."
Although the seismic hazard on the Mediterranean coast of Turkey is almost zero, the main building material is reinforced concrete. Bricks and wall blocks are used only to close curtain walls, and panels are not used at all.
In recent years, companies offering non-traditional building materials for Turkey have appeared on the market. "Woodline Company, formed by Russians from Syktyvkar, is currently completing the construction of the Woodline Village hotel in Kemer from rounded Russian pine," says Yuri Korolkov.- Now this firm is negotiating the construction of residential buildings from this exclusive material for Turkey."

For foreigners – the best
Housing in Turkey is of high quality. In addition, the level of the project and the quality of construction are obviously higher for objects aimed at foreigners, since the requirements of buyers are stricter. The Turks themselves are very unassuming in everyday life, and houses designed for them are built according to simplified projects using inexpensive finishing materials. Apartments in such houses are small. If the developer expects to sell the bulk of apartments or villas to Europeans, then he builds obviously more efficiently and interestingly. Naturally, the price of such housing is higher.
Housing aimed at foreigners takes into account European standards to a much greater extent, which simplifies the sale of such real estate. "For Europeans, a garage built into a villa is the norm. The Turks themselves leave cars on the street – they are not stolen here, but it is difficult to explain to Russians or Germans, it is easier to build a garage," says Yuri Korolkov. – Heated floors, which are the norm in good houses in Europe, still seem incomprehensible and unnecessary luxury to the Turks. When building houses for themselves, they prefer to lay a carpet on the floor rather than spend money on heating."

At the epicenter of resort life
In the Mediterranean resorts of Turkey, the cost of a new apartment with two bedrooms and one living room within 1 km from the sea starts from 65,000 euros. The price of a villa in the same area is at least 150,000 euros. "However, on the secondary market, a two-bedroom apartment with an area of 70-80 sq. m. m 100-300 m from the beach can be bought for 30,000 euros, – says Yuri Korolkov. – For example, there is such housing in the Mahmutlar district (Alanya), and it requires only a small cosmetic repair." But there are also really expensive offers – for example, the prices for villas in the already mentioned Papillon Luxury Villas project start from 1.5 million euros.
First of all, the price depends on the location of the object. The closer to the sea, the better the views from the windows and balconies, the more expensive housing. The second fundamental factor affecting pricing is the quality of housing. "If we talk about high–rise buildings, the quality of the house itself is about the same everywhere," notes Valery Shakhanov. – The difference is whether there are double-glazed windows on the windows, what kind of coating is laid on the floor, what size is the pool, what is the area of the green zone in the adjacent territory, etc." Thirdly, the price is affected by the infrastructure of the area – the presence of supermarkets, recreation and entertainment venues, business centers. For example, there are 11 golf courses in Belek, huge five-star hotels, and the cost of housing there is quite high. And 10 km to the east, in the city of Boazkent, where the sea and beaches are no different from Belek, but the entertainment infrastructure is not developed, there are few shops and hotels, prices are much lower.

Prestige issues
So, Turkish real estateit is quite competitive in the global housing market. For Russian buyers, the most important factors are Turkey's proximity to Russia, the availability of travel from one country to another and, of course, prices. Even real estate in his native Sochi is more expensive, ahead of the prices are also Eastern European Bulgaria, Croatia, and Montenegro, not to mention such established markets as Spain or Cyprus.
Among other advantages is the absence of restrictions on residence in the country for non–residents. In addition, Turkey is almost the only country where the ownership of real estate is a sufficient basis for obtaining a residence permit not only for the owner of the home, but also for his family members. The competitiveness is also positively influenced by the nature and climate of the country. In these parameters, Turkey is not inferior to other Mediterranean countries.
Perhaps the only thing in which real estate in Turkey still lags behind most European countries is the quality of service and especially prestige. But both are a matter of time, and this is not a big problem for every buyer.

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